HomeMy WebLinkAboutcoa.lu.rz.Buckhorn lodge 732 E Cooper A14-95 CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 02 5 9 PARCEL ID AND CASE NO.
DATE COMPLETE:- 2737- 182 -27 -004 A14 -95
STAFF MEMBER: LL
PROJECT NAME: BUCKHORN LODGE REZONING & CHANGE OF USE
Project Address: 732 E. Cooper Avenue Aspen, Colorado
Legal Address: Lots R and S and the Easterly 9.27 feet of Lot 0
Block 105, City and Townsite of Aspen.
APPLICANT: Sy and Nora Kelly
Applicant Address:
REPRESENTATIVE: Alan Richman Alan Richman Planning Services
Representative Address /Phone: Box 3613 303 920 -1125
Aspen, CO 81612
FEES: PLANNING $ 2040 # APPS RECEIVED 10
ENGINEER $ 100 # PLATS RECEIVED 5
HOUSING $ 156
ENV. HEALTH $
TOTAL $ 2296
TYPE OF APPLICATION: STA F APPROVAL: 1 STEP: X 2 STEP:__
P &Z Meeting Datt ',. PUBLIC HEARING: NO
VESTED RIGHTS: YES NO
CC Meeting Date (i,): Cr PUBLIC HEARING: ,,YES) NO
VESTED RIGHTS: YES NO
DRC Meeting Date
REFERRALS:
"City Attorney Parks Dept. School District
\/�/City Engineer __Bldg Inspector Rocky Mtn NatGas
,/
V Housing Dir. Fire Marshal , CDOT
Aspen Water Holy Cross Clean Air Board
City Electric Mtn. Bell Open Space Board
V Envir.Hlth. ACSD Other
Zoning Energy Center Other
DATE REFERRED: 2111 INITIALS: $UV DUE: '
FINAL ROUTING: DATE ROUTED: INITIAL:
_ City Atty City Engineer Zoning Env. Health
Housing Open Space Other:_.
FILE STATUS AND LOCATION: --
THE CITY OF ASPEN
OFFICE OF THE CITY ATTORNEY
November 16, 1995
Alan Richman
ALAN RICHMAN PLANNING SERVICES
P.O. Box 3613
Aspen, CO 81612
RE: Buckhorn Lodge Rezoning and Change of Use Application
Dear Alan,
I am enclosing a copy of the Order to Show Cause that the
Aspen Community Development Department will ask the
Planning and Zoning Commission to execute at their
regularly scheduled meeting on November 21,'1995, at
4:30 p.m.
If you wish to withdraw the application prior to the
scheduled Order to Show Cause hearing on December 5th,
please so- contact the department in writing. Otherwise
you and your client are invited to attend the December
5th meeting and show cause why the application should
not be withdrawn or denied.
Thank you.
David W. Hoefer
Assistant City Attorney
cc. Leslie Lamont
130 SOUTH GALENA STREET • ASPEN, COLORADO 81611 • PHONE 303 920 5055 • FAX 303.920.5119
Rimed on reryded paper
ASPEN /PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 S. Galena Street
Aspen, Colorado 81611
(303) 920 -5090 FAX# (303) 920 -5439
February 17, 1995
Alan Richman
Box 3613
Aspen, CO 81612
Re: Buckhorn Lodge Rezoning & Change in Use
Case A14-95
Dear Alan,
The Community Development Department has completed its preliminary review of the captioned
application. We have determined that this application is complete.
We have scheduled this application for review by the Aspen Planning and Zoning Commission
at a Public Hearing to be held on Tuesday, April 4, 1995 at a meeting to begin at 4:30 p.m.
Should this date be inconvenient for you please contact me within 3 working days of the date
of this letter. After that the agenda date will be considered final and changes to the schedule
or tabling of the application will only be allowed for unavoidable technical problems. The
Friday before the meeting date, we will call to inform you that a copy of the memo pertaining
to the application is available at the Community Development Department.
Please note that it is your responsibility to mail notice to property owners within 300' and to
post the subject property with a sign at least ten (10) days prior to the public hearing. Please
submit a photograph of the posted sign as proof of posting and an affidavit as proof of mailing
prior to the public hearing.
We have also tentatively scheduled this application for 1st Reading before the Aspen City
Council on Monday, April 24, 1995 at a meeting to begin at 5:00 p.m. Second Reading and
Public Hearing will be on Monday, May 22, 1995.
If you have any questions, please call Leslie Lamont, the planner assigned to your case, at 920-
5101.
Sincerely,
Suzanne L. W Wolff
Administrative Assistant
aPz.ph
. CITY OF ASPEN
PRE- APPLICATION CONFERENCE SUMMARY
PROJECT: Lov'y1 Lcif S.Q
APPLICANT'S REPRESENTATIVE: I c-Y\ ;( A y n v .
REPRESENTATIVE'S PHONE:
OWNER'S NAME: C5L () /
SUMMARY
1. Type of Application: (C ('iA9.rtfQ_ .AT �)
2. Describe action /type of development being requested:
U
3. Areas is which Applicant has been requested to respond, types
of reports requested:
Policy Area/
Referral Accent Comments
Water Dent. contact for tap fee requirements - y p •
-
fr).tj -
Aes -
4. Review is: (P &Z Only) (CC Only) trAMIM
5. Public Hearing: (NO)
6. Number of copies of the application to be sjbmtted: /C
G , CU.
n e $ • 1161
o{
7. What fee was applicant requested to submit: c C) lnc -f- 15 (C,
8. Payment form Attached for signature:) (NO)
9. Anticipated date of submission: :ca t
10. COMMENT4 /UNIQUE CONCERNS:) _ �_,, ' . As a .
frm.pre_app
ASPEN /PITKIN PLANNING OFFICE
City of Aspen Development Application Fee Policy
The City of Aspen pursuant to Ordinance 77 (Series of 1992), has established a
fee structure for the processing of land use applications. A flat fee or deposit is
collected for land use applications based on the type of application submitted.
Referral fees for other City departments reviewing the application will also be
collected when necessary. One check including the deposit for the Planning
Office and referral agency fees must be submitted with each land use application,
made payable to the Aspen /Pitkin Planning Office. Applications will not be
accepted for processing without the required application fee.
A flat fee is collected by the Planning Office for Staff Approvals which normally
take a minimal and predictable amount of staff time to process. The fee is not
refundable.
A deposit is collected by Planning when more extensive staff review is required,
as hours are likely to vary substantially from one application to another. Actual
staff time spent will be charged against the deposit. After the deposit has been
expended, the applicant will be billed monthly based on actual staff hours.
Current billings must be paid within 30 days or processing of the application will
be suspended. If an applicant has previously failed to pay application fees as
required, no new or additional application will be accepted for processing until the
outstanding fees are paid. In no case will Building Permits be issued until all
costs associated with case processing have been paid. After the final action on
the project, any remaining balance from the deposit will be refunded to the
applicant.
Applications which require a deposit must include an Agreement for Payment of
Development Application Fees. The Agreement establishes the applicant as being
responsible for payment of ail costs associated with processing the application.
The Agreement must be signed by the party responsible for payment and
submitted with the application in order for it to be accepted.
The complete fee schedule for land use applications is listed on the reverse side.
ASPEN /PITKIN PLANNING OFFICE
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and
(hereinafter APPLICANT) AGREE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance
No. 77 (Series of 1992) establishes a fee structure for Planning Office applications
and the payment of all processing fees is a condition precedent to a determination
of application completeness.
3. APPLICANT and CITY agree that because of the size, nature or
scope of the proposed project, it is not possible at this time to ascertain the full
extent of the costs involved in processing the application. APPLICANT and
CITY further agree that it is in the interest of the parties to allow APPLICANT
to make payment of an initial deposit and to thereafter permit additional costs to
be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be
benefited by retaining greater cash liquidity and will make additional payments
upon notification by the CITY when they are necessary as costs are incurred.
CITY agrees it will be benefited through the greater certainty of recovering its full
costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for
CITY staff to complete processing or present sufficient information to the
Planning Commission and /or City Council to enable the Planning Commission
and /or City Council to make legally required findings for project approval, unless
current billings are paid .in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's
waiver of its right to collect full fees prior to a determination of application
completeness, APPLICANT shall pay an initial deposit in the amount of $
which is for hours of Planning Office time, and if actual recorded costs
exceed the initial deposit, APPLICANT shall pay additional monthly billings to
CITY to reimburse the CITY for the processing of the application mentioned
above, including post approval review. Such periodic payments shall be made
within 30 days of the billing date. APPLICANT further agrees that failure to pay
such accrued costs shall be grounds for suspension of processing.
CITY OF ASPEN APPLICANT
ir
By: 1 By:
Diane Moore Mailing Address:
City Planning Director
Date: =T4zi uRLY '/ 1 993'
2
PUBLIC NOTICE,
RE: BUCXHORN LODGE GMQS EXEMPTION FOR A CHANGE IN USE, AMENDMENT
TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN, SPECIAL
REVIEW AND GMQS EXEMPTION FOR EMPLOYEE HOUSING
NOTICE I8 HEREBY GIVEN that a public hearing will be held on
Tuesday, April 4, 1995 at a meeting to begin at 4:30 p.m. before
the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room,
City Hall, 130 S. Galena St., Aspen, to consider an application
submitted by Sy and Nora Kelly, requesting approval to rezone the
lodge from the Commercial Lodge (CL) zone district to the
Commercial (C -1) zone district; GMQS Exemption to change the use
of the second floor from tourist accommodations to offices; special
review to reduce the dimensions of the utility /trash service area;
and GMQS Exemption for employee housing. The property is located
at 730 E. Cooper Ave.; Lots R and S and the easterly 9.27 feet of
Lot Q, Block 105, City and Townsite of Aspen. For further
information, contact Leslie Lamont at the Aspen/Pitkin Planning
Office, 130 S. Galena St., Aspen, CO 920 -5101
s /Bruce Kerr, Chairman
Aspen Planning and Zoning Commission
Published in the Aspen Times on March 18, 1995
City of Aspen Account
c"!
Mq Y 0 7 1995
MAY 06 '95 09 :190M ASPEN HOUSING OFC P.1
MEMORANDUM
TO: Leslie Lamont, Planner
FROM: Cindy Christensen, Housing
DATE: May 8, 1995
•
RE: Buckhorn Lodge Rezoning & Change In Use
Parcel ID No. 2737 - 182 -27 -004
ISLE: The applicants are requesting that the property be returned to its former commercial status by
designating the property Commercial (C-1).
BACKGROUND: As stated In the application, this would allow the commercial uses on the first floor to
remain and would allow the second floor to be converted to affixes. To accomplish the desired conversion,
the applicants are also requesting a GMOS change in use from lodge to office.
The employee mitigation figure calculated by the applicant is agreeable to the Housing Office. Staff feels
that the lower numbers used for the calculation are appropriate since the rooms that are to be converted
to office spaoe are quite small. Therefore, the 2.96 employees generated for this proposal is acceptable.
The applicants are now proposing to house the 2 employees in an existing apartment in the lower level
of the building. This would require mitigation of payment -in -lieu for .95 employee.
R The Housing Board has established priorities in the Affordable Housing Guidelines
regarding mitigating affordable housing Impacts. The priorities are as foflows:
1. On-sae housing;
2. Off -site housing, including buydown concept;
3. Cash -in- lieu /land -in -lieu.
In calculating the payment -in -lieu fee, staff recommends Category 2 for the deed restriction of the two-
bedroom unit and for the payment -in -lieu. Therefore, the payment -in -lieu fee would calculate out to be .95
X $51,000 Category 2 payment -in -lieu fee = 46 0 .5 . This amount is under the Amended 1994 Aspen/
Pitkin County Housing Guidelines. As of May 2, , this amount wfil go up to .95 X $64,000 = 560.500.
Before building permit approval, the Housing Office recommends payment of the above amount and
recordation of an employee dwelling unit deed restriction on the two- bedroom unit to a fully -deed restricted
Category 2 unit.
EXHIBIT A
I. PROJECT DESCRIPTION
Sy and Nora Kelly (hereinafter, "the Applicants ") are the owners of record of the Buckhorn
Lodge, located at 730 Cooper Avenue. The legal description of their property is Lots R and
S and the easterly 9.27 feet of Lot Q, Block 105, City and Townsite of Aspen. Proof that
the applicants are the property owners is provided by the commitment for title insurance,
included herein as Attachment A. The applicants are being represented by Alan Richman
Planning Services for purposes of this application. A letter confirming this arrangement is
included herein as Attachment B.
A survey of the property has been performed (see next page) which illustrates that the size
of the property is approximately 6,927 square feet. It is improved with a two (2) story
commercial structure and with a parking area.
An analysis of the building's floor plan demonstrates that it contains 2,288 s.f. of net leasable
commercial area on the main floor and nine (9) lodge units (1,847 s.f.) on the second floor.
The lower level contains a one (1) bedroom apartment and 1,087 s.f. of net leasable
commercial area. In summary, the contents of the building are as follows:
Net leasable commercial space: 3,375 s.f.
9 Lodge Units: 1,847 s.f.
1 Residential unit: 570 s.f.
Non- leasable common space: 904 s.f.
Total Building Size: 6,696 s.f.
The property is presently zoned Commercial Lodge (CL). The history of this property's
zoning is an interesting one, and is particularly important to a full understanding of this land
use application.
A copy of a late 1960's City zoning map in our possession illustrates that this property was
zoned Commercial (C -1) at that time. This was the zoning applied to all properties in the
block immediately surrounding the commercial core, as it was defined at that time, which
included those blocks between Mill/Spring/Main and Durant Streets.
The property remained so zoned until about 1974. Just prior to this time, the City had
adopted the 1973 Aspen Land Use Plan, which recommended the consolidation of the City's
tourist accommodations directly at the base of Aspen Mountain. To implement this policy,
the City rezoned lodging properties in its east end, west end and Shadow Mountain
neighborhoods to either residential or office zoning. This "downzoning" made many lodge
properties nonconforming, since they no longer conformed with the permitted uses and /or
dimensional limits of the underlying zone. The Buckhorn Lodge was included in this
downzoning, with its zoning changed by the City to 0 (Office), contrary to the owners'
desires or plans.
Bockhorn Lodge Rezoning and Change of Use Application Page 1
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Throughout the remainder of the 1970's and into the early 1980's, many of the
nonconforming lodges went out of business because they were not able to afford the
investments necessary to keep their facilities competitive with the newer condominiums at
the base of Aspen Mountain. For example, the building which now houses the Butcher's
Block was once the Viking Lodge, but has become a commercial building (just as is
proposed for the Buckhorn Lodge).
Eventually, by 1981/82, the Lodging Association recognized that Aspen's small lodges were
in danger of being wiped out, and that an important part of the character of the Aspen
visitor experience would be lost. As a result, the lodge owners approached the City to
request a class action to address their zoning problem.
The resulting effort was the creation of the L -3 (Lodge Preservation) zone district (since re-
named LP). The City carried forward a class action rezoning for approximately thirty (30)
lodges, who had asked the City to rezone their properties. However, before adoption of the
zone district, the City Council indicated that any property owner who felt the rezoning was
not of benefit could drop out of the class action. Approximately five (5) properties did so,
for a variety of reasons. Included among those who dropped out was the Buckhorn Lodge.
The reason that the Buckhorn Lodge dropped out was that the Lodge Preservation zone
district merely traded one nonconformity for another for this property. Under its existing
Office zoning, certain commercial and office uses could occur on the site, while the lodge
operation was nonconforming. Under the Lodge Preservation zoning, this situation would
have been reversed. Because the Buckhorn Lodge was virtually unique among lodge
properties in having this combination of uses, the owners decided to pursue another option.
The owners submitted a private rezoning application requesting designation of the property
as Commercial Lodge (CL), which would, in effect, zone the property to use. This
application was approved by City Council by the adoption of Ordinance 27, Series of 1983.
In response to concerns expressed by the Planning and Zoning Commission, Council limited
the property's floor area to a maximum of 1:1, well below the 2:1 maximum FAR allowed
in the CL zone district, but in keeping with the FAR allowed on surrounding properties.
Over the last decade, the property has operated under the provisions of the CL zone district,
which allows commercial uses on the first floor and requires lodge units to be operated on
the floors above grade. However, at this point in time, it has become impractical to
continue to operate the nine (9) unit lodge facility for the following reasons:
1. Such a small lodge cannot afford to provide the range of services which today's visitor
to Aspen demands.
2. The rooms, which range from 195 to 215 sq. ft. in size, are too small for the visitor's
needs.
Buckhorn Lodge Rezoning and Change of Use Application Page 3
3. The operation of such a small facility is inefficient, requiring as many as three (3) full
time persons to operate and maintain the units, making the lodge no more than
marginally profitable. The lodge can only afford to operate on a seasonal basis.
4. There are conflicts (such as noise and odors) between the commercial uses which
operate on the first floor and the lodge units.
The applicants request rezoning of the property as a means of resolving these problems.
The applicants request that the property be returned to its former commercial status, by
designating the property Commercial (C -1). This would allow the commercial uses on the
first floor to remain, and would allow the second floor to be converted to offices. The lodge
rooms are ideally situated to become small, individual offices, since during a prior renovation
they were outfitted with appropriate telephone, electrical and other connections. To
accomplish the desired conversion, the applicants also request a GMOS change in use
exemption, from lodge to office use.
The following sections of this application are organized to respond specifically to the criteria
of the Aspen Land Use Regulations addressing zoning map amendments and change in use.
Other ancillary review procedures, to address the size of the trash area, to receive credit for
designating the existing dwelling unit on the property as affordable housing, and to obtain
a parking reduction for the affordable housing unit, are also addressed.
r
Bockhorn Lodge Rezoning and Change of Use Application Page 4
II. AMENDMENT TO OFFICIAL ZONE DISTRICT MAP
The applicants propose to amend the Official Zone District Map, so this property is
designated C -1, rather than its current zoning designation, which is CL. The standards to
evaluate this request are found in Section 24 -7 -1102 of the Aspen Land Use Regulations.
The applicants have the following responses to these standards:
A. Whether the proposed amendment is in conflict with any applicable portions of this
chapter.
Response: The proposed amendment would not be in conflict with the Aspen Land Use
Regulations. In fact, the current development of the property conflicts with the Code in
several respects, due to its nonconformities and encroachments. These include the number
of off - street parking spaces, the amount of open space, the location of the trash area and
the fact that the building encroaches onto public property. The following discussion
illustrates how the applicants will eliminate or reduce each of these conflicts as a result of
this application, within the limitation that the existing building is to remain in place.
The existing parking nonconformity can be eliminated through rezoning of the property and
by a re- configuration of the parking area. There have historically been seven (7) parking
spaces located in the front portion of the property. There is also room for two (2) cars to
park off Original Street, although these spaces do not meet the Code's size standards.
The parking standards of the CL zone district require the existing nine (9) lodge units to
provide seven (7) spaces (0.7 spaces per unit), while the commercial space requires another
seven (7) spaces (two spaces per 1,000 sq. ft.). The apartment requires another space, for
a total of fifteen (15) spaces currently required.
The proposed rezoning and change in use will allow the property to be brought into
conformance with its parking requirement. As shown on the site plan on the next page, by
re- configuring the parking area, eight (8) spaces with adequate areas for turning movements
can be provided in front of the building. The parking standards of the C -1 zone district
require 1.5 spaces per 1,000 sq. ft. of net leasable commercial space. Following the change
of use, the property will contain approximately 5,222 sq. ft. of net leasable area, meaning
that eight (8) parking spaces are required. Parking requirements for the affordable housing
® unit are established by special review and are addressed in Section V of this application.
Both the Commercial Lodge (CL) and Commercial (C -1) zone districts require that twenty-
.+ five percent (25 %) of the site be open space. Measurements of the open areas of the site
indicate that approximately 620 sq. ft., or almost nine percent (9 %) of the site currently
complies with the definition of open space. The site plan illustrates that approximately 1,280
sq. ft. or more than eighteen percent (18 %) of the site will be open space following the re-
configuration of the parking area, more than doubling the open space on -site.
Buckhorn Lodge Rezoning and Change of Use Application Page 5
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Both zone districts do not have a requirement for minimum front, side and rear yard. Both
zone districts have the identical requirement for a trash/utility service area. The proposed
trash /utility service area is addressed in Section IV of this application.
Since the existing building encroaches onto public property along its side and rear property
lines, the applicants agree to obtain an encroachment license from the City. The applicants
point out that the encroachments have existed since before they bought the property. None
of the encroachments will be changed by the rezoning, with the exception of the
encroachment of the existing trash area in the alley, which will be eliminated. The request
for an encroachment license is more fully addressed in Section VI of this application.
B. Whether the proposed amendment is consistent with all elements of the Aspen Area
Comprehensive Plan.
Response: The Aspen Area Community Plan identified this site as part of the proposed
"Superblock ", intended to contain Local- serving commercial uses and underground parking.
During the past eighteen (18) months, the applicants participated in efforts with the City and
the owners of neighboring parcels to develop such a project. Following lengthy public
debate, it became apparent to the owners that the level of development which would be
acceptable in this neighborhood would not economically justify the demolition and re-
development of the Buckhorn Lodge and the participation of this property in underground
municipal parking. The applicants are proposing this rezoning as the preferred method of
addressing the use of their property, without going so far as to fully re- develop their site.
However, if the applicants can help to facilitate the re- development of the other parcels in
the Superblock in the future so as to create municipal parking, they agree to cooperate, to
the extent that they can do so on their small property.
Please see the responses to criteria G, H and I, below, for other comments regarding the
AACP.
C. Whether the proposed amendment is compatible with surrounding zone districts and
land uses, considering existing land use and neighborhood characteristics.
Response: The area surrounding this property contains a wide mix of surrounding zone
districts and land uses. Surrounding zone districts include Neighborhood Commercial (NC)
across the street at City Market/Durant Mall, Lodge Preservation (LP), next door at the Bell
Mountain Lodge, Affordable Housing (AH) at the Kraut property, and Residential/Multi -
Family (R/MF) across Original Street. Within a block of the property, other zone districts
include Commercial (C -1), Commercial Lodge (CL), Lodge/Tourist Residential (1/TR) and
Office (0). This wide mix of zones and the resulting mix of uses makes it difficult to
precisely characterize this area, as it is on the edge of both the commercial core and lodging
district and near to the east end residential neighborhood. Commercial uses in this area
serve both residents and visitors, and include many properties containing office uses.
Bockhorn Lodge Rezoning and Change of Use Application Page 7
-.
Surrounding zoning generally permits a floor area ratio (FAR) of at least 1:1. Some of the
surrounding zones permit a higher FAR. For example, the CL zone district allows an FAR
of 2:1, while the R/MF zone district allows 1.1:1. However, as a condition of the prior
rezoning of this property to CL, the applicants voluntarily agreed to a maximum FAR for
this property of 1:1. To maintain the compatibility with surrounding uses, the applicants
agree to maintain this limitation as a condition of the requested C -1 zoning.
The C -1 zone district permits a maximum height of forty feet (40'), as compared to the
thirty -two foot (32') limit of the current CL zoning. To maintain the compatibility with
surrounding uses, the applicants agree to limit the height of any building on this property
to thirty-two feet (32') as a condition of the requested zoning.
D. The effect of the proposed amendment on traffic generation and road safety.
Response: A traffic generation study of this property was performed in 1993 by Leigh, Scott
and Cleary, as part of the Independence Place application. The study demonstrated that
each lodge room generates approximately 4.16 average daily trips, while each 1,000 s.f. of
office space generates approximately 20.5 trips (see Table 1 from that study, included herein
as Attachment C). Based on these factors, the existing nine (9) lodge rooms currently
generate approximately 37.5 average daily trips, while the proposed 1,916 s.f. of office space
would generate approximately 39.25 average daily trips. This demonstrates that the
proposed amendment should have virtually no impact on traffic generation.
The site plan for the property illustrates that the applicants propose to improve road safety
in this area by closing off their road access cut along Original Street. This ingress /egress
creates conflicts with cars waiting to turn onto Highway 82, and its removal will benefit the
entire community. A caveat to this proposal, however, is that if an east end underground
municipal parking facility is built which requires Cooper Avenue to be closed for a period
of time, the applicants reserve their right to temporarily re -open their access to Original
Street, so their tenants and customers have a way into and out of the property.
E. Whether and the extent to which the proposed amendment would result in demands
on public facilities, and whether and the extent to which the proposed amendment
would exceed the capacity of such public facilities, including but not limited to
transportation facilities, sewage facilities, water supply, parks, drainage, schools, and
emergency medical facilities.
Response: The proposed amendment will not result in an increased demand on the City's
public facilities. The property is already served by all major public utilities and
transportation services and the planned change in occupancy should not alter the demand
for such facilities. There is already a fire hydrant located along the corner of the property
and RFTA busses pass in front of the property. Impacts on trash collection service are
addressed in Section IV of this application.
.a
Buckhom Lodge Rezoning and Change of Use Application Page 8
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F. Whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment.
Response: The proposed amendment should not have adverse environmental impacts, as
it simply allows one type of commercial activity (lodging) to be replaced by another (office).
G. Whether the proposed amendment is consistent and compatible with the community
character in the City of Aspen.
H. Whether there have been changed conditions affecting the subject parcel or the
surrounding neighborhood which support the proposed amendment.
I. Whether the proposed amendment would be in conflict with the public interest, and
is in harmony with the purpose and intent of this chapter.
Response: While small lodges have certainly been a part of the character of Aspen for many
years, this small lodge is different than many others, since it is located on the second floor
of a commercial building. This nine (9) unit facility is one of the smallest lodges in Aspen.
As the type of visitors to Aspen has changed, it has become more and more difficult for this
lodge to operate successfully. As stated in the introduction to this application, such a small
lodge cannot afford to provide the range of services which today's visitor to Aspen demands.
The rooms, which range from 195 to 215 sq. ft. in size, are too small for the visitor's needs.
There are conflicts (such as noise and odors) between the commercial uses which operate
on the first floor and the lodge units.
We believe that the addition of nearly 2,000 sq. ft. of office spaces to the downtown area is
consistent and compatible with the character of the City. The limited amount of commercial
development which has occurred downtown in recent years has been one factor leading to
increased rents for commercial space in Aspen. When coupled with the recent addition of
paid parking to the downtown area, the community has witnessed an exodus of many of its
basic office functions to either the Aspen Airport Business Center or to Basalt.
The addition of a small amount of office space to the real estate market, in a location and
building where rents will be more affordable, will promote the public interest and be in
harmony with the purposes of the Land Use Regulations. This was recognized in the intent
statement of the Commercial/Retail Action Plan section of the Aspen Area Community Plan
(AACP), which suggests that incentives be provided for local- serving commercial and office
�. uses. This was stated even more clearly in the philosophy statement for this section of the
AACP, which indicates that it is important for local business people to be part of the
downtown experience. The AACP states that "Finding ways to provide affordable office
space in the core of the community is essential to the Aspen area quality of life." This
application will be one way the City can begin to achieve this part of the AACP.
Bockhorn Lodge Rezoning and Change of Use Application Page 9
III. GMQS EXEMPTION FOR CHANGE IN USE
Section 24 -8 -104 B.1.b. of the Aspen Municipal Code provides that the Planning Commission
may grant an exemption from GMQS for "any change of use of an existing structure between
the residential, commercial /office and tourist accommodations categories for which a
certificate of occupancy has been issued for at least two (2) years and which is intended to
be reused, provided that it can be demonstrated that the change in use will have minimal
impact upon the City ".
The subject property has been occupied for many years. The applicants propose to change
the use of its second floor from tourist accommodations to offices, which will have minimal
impact on the City. This can be demonstrated by complying with the following standards:
A. A minimal number of additional employees will be generated by the change of use
and employee housing will be provided for the additional employees generated.
Response: Section 24 -8 -106 F.3. of the Aspen Land Use Regulations states that 3.50 to 5.25
employees per 1,000 sq. ft., net leasable are generated by commercial development in the
CC and C -1 zone districts. Section 24 -8 -106 G.5 states that standards for the number of
employees generated by tourist accommodation units will be provided by the City's housing
designee. The Housing Guidelines state that tourist accommodation units generate from 0.2
to 2.0 employees per unit, depending upon the level of service of the lodge facility.
The applicants have calculated employee generation using the low end of the generation
range for both the lodge and office employees. The generation factors for commercial and
office use were originally established by surveying businesses throughout the downtown area,
which included very high employee generating uses, such as restaurant and retail, and lower
generating uses, such as office. We believe the factor of 3.5 employees per 1,000 sq. ft. is
appropriate for this space, which is suitable for and is explicitly intended for office use.
We also recognize that the existing lodge operation is limited in the amenities it offers, as
• compared to the larger, more full- service operations around town. We only seek credit,
therefore, for 0.2 employees per lodge unit, which is equivalent to 1.8 employees.
Following is the calculation of the net employee housing impact of the proposed change in
use, using the sixty percent (60 %) requirement of the Commercial GMQS, and considering
the change in use of all of the lodge units (1,847 sq. ft.) plus the change of the small lobby
reservation area (69 sq. ft.) to commercial use.
1,916 sq. ft. x 3.5/1,000 = 6.71 employees generated by the offices.
9 lodge units x 0.2 employees /unit = credit of 1.8 employees for the lodge.
6.71 - 1.8 = 4.91 net employees generated by the change in use.
4.91 x .6 = 2.95 employees required to be housed for the change in use.
Bockhorn Lodge Rezoning and Change of Use Application Page 10
•
1
The applicants propose to house the 2.95 employees generated by deed restricting the
existing apartment in the lower level of the building, and converting it into a dormitory unit
for occupancy by three (3) persons. As shown in the drawing on the next page, prepared
by Gibson Reno Architects, the unit will have 540 sq. ft. of net livable area, which exceeds
the Housing Authority's standard of 150 sq. ft. per person. A single sleeping area is
proposed, along with a kitchen, living/dining area, bathroom and storage areas. A washer/
dryer is currently located in the hallway, and will remain there.
Should the Housing Authority wish for us to design the unit in another manner, we would
be willing to explore other configurations for this unit, with the limitation that the other
spaces on this level are leased commercially on a long term basis and are not available for
use as affordable housing.
B. A minimal amount of additional parking spaces will be demanded by the change in
use and parking will be provided.
Response: Following the change in use, development of the property will comply with the
parking requirement of the C -1 zone district. This requires 1.5 spaces to be provided per
1,000 sq. ft. of net leasable area. Following the change in use, the building will contain a
total of 5,222 sq. ft. of net leasable area. This area requires a total of eight (8) parking
spaces to be provided on -site. These will be provided as shown on the site plan.
Section 24 -5 -301 of the Land Use Regulations states that the off - street parking requirements
for affordable housing are set by special review. A response to the applicable criteria for
this review is provided in Section V of this application. In summary, the applicants propose
that there be no parking on -site for the affordable housing unit, since it is impractical to do
so on this developed property and since the property is so ideally situated for transit use and
walking to downtown and nearby recreation areas by the employees.
C. There will be minimal visual impact on the neighborhood from the change os use.
Response: The applicants plan no changes at all to the exterior of the building as a result
of the change in use.
D. Minimal demand will be placed on the City's public facilities from the change in use.
Response: The change in use will place minimal additional demand on the City's public
facilities. The property is served by all major public utilities and transportation services and
the planned change in occupancy should not alter the demand for such facilities. There is
already a fire hydrant located along the corner of the property and RFTA busses pass in
front of the property. Impacts on trash collection service are addressed in Section IV of this
application.
Buckhorn Lodge Rezoning and Change of Use Application Page 11
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IV. SPECIAL REVIEW FOR UTILITY/TRASH SERVICE AREA DIMENSIONS
The Commercial (C -1) zone district requires that for up to 6,000 s.f. of net leasable area in
a building, a trash /utility service area shall be provided having dimensions of a minimum of
twenty feet (20') measured parallel to the alley, with a minimum vertical clearance of ten
feet (10') and a minimum depth at the ground level of ten feet (10').
At the present time, trash service is provided in the alley. The utility meters are located on
the building, along the alley. The applicants have been informed that they must bring the
trash area onto their property as a condition of this application, despite the fact that verbal
statements by BFI indicate that the offices will generate less trash than the lodge rooms.
This narrow, developed property does not have an open area of twenty feet (20') parallel
to the alley on which to provide a utility /trash service area. The property does have a
smaller area, measuring approximately thirteen feet by seventeen feet (13' x 17'), as shown
on the site plan, which is suitable for the trash /utility area. Analysis by our engineer and
comments provided by BFI (included herein as Attachment D) demonstrate that this area
is more than adequate for the planned use of the property. Therefore, as authorized by
Section 24 -7 -404 C. of the Aspen Land Use Regulations, the applicants request special
review approval for reduction of the dimensions of the utility /trash service area. The criteria
by which to evaluate this request and the applicants' responses are as follows:
1. There is a demonstration that given the nature of the potential uses of the building
and its total square footage, the utility /trash service area proposed to be provided will
be adequate.
Response: The property is presently served with a six (6) yard dumpster located within the
alley, which is serviced two (2) to three (3) times per week. BFI has indicated to us that the
change from lodge to office use will reduce the volume of trash produced on -site. As stated
by BFI in their letter to us, trash can be collected from the Buckhorn property from a two
(2) yard dumpster, which will be serviced five (5) days per week.
BFI requires an area of only five feet by three feet (5' x 3') for a two (2) yard dumpster.
There should easily be room for one (1) or two (2) such dumpsters in the trash area
designated on the site plan near the northeast corner of the property. The applicants will
eliminate the parking spaces in this area, even though it appears BFI would be comfortable
having one (1) parking space remain in use on a limited basis.
a Since utility services are already in place for the building and are not expected to change as
a result of this application, there is no reason to reserve additional area for utility pedestals
or other facilities. If, at some point in the future, the existing improvements were
demolished and a new building were built, it would be appropriate, at that time, to reserve
an area for relocation of the utility meters and pedestals to a utility service area.
Bockhorn Lodge Rezoning and Change of Use Application Page 13
as
2. Access to the trash/utility area is adequate.
•
Response: The letter from BFI indicates that access to this location should be adequate if
the parking space in front of the dumpster is eliminated. The applicants will do so.
3. Measures are provided for enclosing trash bins and making them easily movable by
trash personnel.
Response: The area where the dumpster will be located is flat, easily accessed and is
partially covered by a building overhang, helping to keep snow off the trash area. The
applicants agree to keep the dumpster area properly maintained, so it is clear of snow and
debris, is easily accessed by trash personnel and does not become unsightly.
Since new building construction is not occurring, it would be unreasonable to require the
applicants to build an enclosure for the dumpster. BFI has, however, offered to provide lids
for the dumpster, which will enclose trash and keep the area from becoming unsightly.
4. When appropriate, provisions for trash compaction are provided by the proposed
development and measures are taken to encourage trash compaction by other
developments on the block.
Response: Given the small size of this property, it is not the appropriate location for a
combined trash service for the block. If re- development of the adjacent Bell Mountain
property occurs, it may prove possible to locate a compactor or a combined trash area for
the half -block on their property at that time.
5. The area for utility placement and maintenance is adequate and safe for the
placement of utilities.
Response: No changes are planned to the existing utility area, which is located along the
alley, at the rear of the building.
6. Adequate provisions are incorporated to ensure the construction of the access area.
Response: No additional construction will be necessary for access to be provided.
Buckhorn Lodge Rezoning and Change of Use Application Page 14
V. CREDIT FOR AFFORDABLE HOUSING/PARKING EXEMPTION
The applicants have evaluated several options by which to provide affordable housing to
mitigate the employees generated by the change in use. They have considered the use of
various combinations of spaces within the building and have also considered the possibility
of both restricting existing space within the building and paying cash -in -lieu to make up for
the difference in employees generated. Payment of cash -in -lieu or dedication of any space
presently housing a commercial tenant would be a severe economic hardship to the
applicants, which they are not prepared to face at this point in the life of this building.
The applicants believe the best method of providing affordable housing for this project is
on -site. Historically, the one (1) bedroom apartment in the lower level has provided housing
for one (1) or two (2) persons. We propose to convert this unit into a three (3) person
deed - restricted dormitory, which complies with the Housing Authority's guidelines for
dormitory/lodge units. As previously described, the unit will have 540 sq. ft. of net livable
area, which exceeds the Housing Authority's standard of 150 sq. ft. per person. A single
sleeping area is proposed, along with a kitchen, living/dining area, bathroom and storage
areas. A washer /dryer is currently located in the hallway, and will remain there.
Should the Housing Authority wish for us to design the unit in another manner, we would
be willing to explore other configurations for this unit, with the limitation that the other
spaces on this level are leased commercially on a long term basis and are not available for
use as affordable housing.
We believe that deed restriction of an existing unit on the site is the preferred method to
provide affordable housing and complies with the requirements of Section 24 -8-109 J of the
Aspen Land Use Regulations for the following reasons:
1. This site is ideally situated for provision of affordable housing, given its proximity to
the downtown area and to Aspen Mountain and the availability of public
transportation and other services in the area.
2. The existing restaurants on -site are businesses which typically have employees on
limited budgets. This type of housing is well suited to their needs. If their employees
do not require housing, the unit will be made available to other qualified employees.
3. Housing will be produced at the same time the change in use occurs, resulting in full
mitigation of the project's impacts.
In order to provide affordable housing on this previously- developed site, the applicants
require that parking be waived for the affordable housing unit. This can be accomplished
by Section 24 -5 -301 of the Land Use Regulations, which states that the parking requirement
for affordable housing is established by special review.
Bockhorn Lodge Rezoning and Change of Use Application Page 15
We believe that the same factors that make this site appropriate for affordable housing also
make it appropriate for parking to be waived for the proposed unit. The site is adjacent to
downtown and Aspen Mountain and has bus service running directly in front of the building.
Given the type of businesses found in the building and around Town, providing affordable
housing on -site should allow employees to live on the same site as, or near to, their job, so
they shouldn't need to keep a car in Town. In fact, the employees who have lived in the
unit in the past have been prohibited from having a car on -site, and this has been acceptable
to them. Moreover, the limited area available on the property for parking is better used to
serve customers than for employees.
We request that the parking requirement for the affordable housing unit be waived.
a
a
a
Bockhorn Lodge Rezoning and Change of Use Application Page 16
r
VI. ENCROACHMENT LICENSE
As illustrated on the property survey, portions of the roof of the existing building overhang
above the alley and along the Original Street right -of -way by a couple of feet. More limited
areas of the building itself also sit outside of the alley.
The City's encroachment license procedure indicates that one situation which justifies
granting of an encroachment is in order "to acknowledge an existing, historical condition and
to outline the owner's liability and responsibility for maintenance and removal of the
encroaching structure ". It would appear that the subject situation would fit under this
justification, since the encroachments have existed for many years, having been built by the
prior property owner.
The applicants are not proposing to change the exterior of the existing building in any
manner. They request to be allowed to retain the existing encroachments as they are, until
such time as a new building is constructed, at which time it would come entirely into
conformance with underlying zoning and be located fully within the property boundaries.
The applicants would note that they are making several site improvements which should
more than compensate for the existing encroachments, including:
1. Removing the trash area from the alley right -of -way;
2. Closing the access from Original Street;
3. Providing a new sidewalk for pedestrians along Original Street; and
•
4. Increasing the number of off - street parking spaces on the property and improving the
parking turning areas for all of the off - street parking spaces.
If there are any other materials we need to submit to obtain the requested encroachment
license, please inform us and we will be pleased to comply.
Buckhorn Lodge Rezoning and Change of Use Application Page 17
y
ATPACHMEN'P P
C O M M I T M E N T
SCHEDULE A
"' ATTN ALAN RICHMAN
- C/O NICHOLAS NCGRATH ESQ
600 EAST HOPKINS
- ASPEN CO 81611
• 1. Effective Date: December 6, 1993 at 7:00 AM Order NO. 403293 -C
PL/bs Cistaer Reference KELLY
• 2. ALTA Owner's Policy Amount: $
Proposed Insured:
3. ALTA Loan Policies Amount: $
Proposed Insured:
Proposed Insured: Amount: $
4. The estate or interest in the land described or referred to in this Commitment and
covered herein is:
FEE SIMPLE
and title thereto is at the effective date hereof vested in:
THE NORA D. KELLY TRUST, dated January 4, 1993, NJRA D. KELLY, Trustor and NCRA
D. KELLY and /or SIMON P. KELLY, Trustees as to an undivided 1/2 interest and THE
SIMON P. KELLY TRUST, dated January 4, 1993, SIMON P. KELLY and /or NCRA D.
KELLY, Trustees as to an undivided 1/2 interest
issued by:
Owner's Premium: S Aspen Title Corporation
Lender's Premium: $ 600 E. Hopkins Avenue, #102
Add'l Lender Chg: $ ASPEN CO 81611
Add'l Charges: S FAX (303) 920 -4052
• Tax Certificate: $ (303) 920 -4050 Denver 595 -8463
Endorsement Chg: $
TBD Charges: $ 198.00
TOTAL CHARGES: S 198.00
FIRST AMERICAN TITLE INSURANCE COMPANY
Al
C O M M I T M E N T •
Plat id No.
SCHEDULE A (continued) Or No. 403293 -C
5. The land referred to in the Cannitment is covering the land in the State of
Colorado, County of Pitkin , described as follows:
Lots R & S and the Easterly 9.27 feet of Lot 0,
Blokk 105,
CITY AND TOWNSITE OF ASPEN
4-
FIRST AMERICAN TITLE INSURANCE COMPANY
a
C O M M I T M E N T
SCHEDULE B
Section 2
DCEFPIONS Order No. 403293 -C
The policy or policies to be issued will contain exceptions to the following matters
unless the same are disposed of to the satisfaction of the Company:
ga Any loss or damage, including attorney fees, by reason of the matters shown below:
"' 1. Any facts, rights, interests, or claims which are not shown by the public records
but which could ascertained by an inspection of said land or by making inquiry of
persons incssion thereof.
2. Easements or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and
any other facts which a corLex,t survey would disclose and which are not shown by
the public records.
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
5. Defects, liens, encunbrarnes, adverse claims or other matters, if any, created,
first appearing in the public records or attaching subsequent to the effective date
hereof, but prior to the date the proposed insured acquires of record for value the
estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessments, charge or lien imposed
for water or sewer service, or for any other special taxing district.
7. Unpatented mining claims; reservations or exceptions in patents or in Acts
authorizing the issuance thereof; water rights, claims or title to water.
8. Any mine of gold, silver, cinnabar or copper, or any valid mining claim or
possession held under existing laws, as reserved by M. G. Miller, County and
Probate Judge of Pitkin County, Colorado, in the Deed to D.M. Van Horrehbergh
recorded January 31, 1888 in Hook 59 at Page 330 and July 13, 1888 in Hods 59 at
Page 461 and in the Deed to Arai Curren recorded November 4, 1887 recorded in Book
59 at Page 78.
9. Any and all unnedeened tax sales.
NOTE: Upon receipt of a Certificate of Taxes Due evidencing that there are no
existing open tax sales, the above exception will not appear on the policies to be
issued hereunder.
r
a FIRST AMERICAN TITLE INSURANCE COMPANY
ATTACHMENT B
February 15, 1995
Ms. Leslie Lamont, Deputy City Planning Director
Aspen/Pitkin Community Development Director
130 South Galena Street
Aspen, Colorado 81611
RE: BUCKHORN LODGE REZONING AND CHANGE IN USE
Dear Ms. Lamont,
As the owners of record of the Buckhorn Lodge (Lots R and S and the easterly 9.27 feet
of Lot Q, Block 105, City and Townsite of Aspen), we hereby authorize Alan Richman
Planning Services to act as our designated representative with respect to the land use
application being submitted to your office for our property, located at 730 Cooper Avenue.
Alan Richman is authorized to submit those land development applications necessary to
obtain approval for rezoning and change of use of our lodge. He is also authorized to
represent us in meetings with City of Aspen staff, the Aspen Planning and Zoning
Commission and the City Council.
Should you have any need to contact us during the course of your review of this application,
please do so through Alan Richman Planning Services, whose address and telephone number
is included in the land development application.
Sincerely,
Simon P. Kelly
Nora D. Kelly
ar
A4
ATTACHMENT C
•
TABLE 1: Traffic Generation of Independence Place
Trip Generation Rate w , , Total Tr .,..
AM Peak Hr PM Peak fir AM Peak Hour PM Peak Hour
Land Use Size Units In Out In Out ADT In Out Total In Out Total ADT
Existing Land Uses
Lodging 29 Rooms 0.07 0.05 0.07 0.11 4.16 2 1 3 2 3 5 121
Fast Food Restaurant 2.4 KSF 9.30 7.01 9.65 8.56 338.07 22 17 39 23 21 44 811
Office 0.7 KSF 124 0.37 0.73 1.71 20.50 1 0 1 1 1 2 14
Residential Unit 2 Units 0.06 0.31 0.31 0.16 4.98 0 1 1 1 0 1 10
Restaurant 13 KSF 0.37 0.02 2.31 0.99 38.16 5 0 5 30 13 43 496
Stpermaiket 13 KSF 2.71 2.82 a41 3.03 88.80 35 37 72 44 39 83 1,154
TOTAL 65 56 121 101 77 178 2,606
Maximum Generation tinder Existing Zoning/Prior Development Approvals
Lodging 49 Rooms 0.07 0.05 0.07 0.11 4.16 3 2 5 3 5 8 204
Supermarket 26 KSF 2.71 2.82 3.30 2.93 88.80 70 73 143 86 76 162 2,309
Fast Food Restaurant 2.4 KSF 9.30 7.01 9.65 8.56 338.07 22 17 39 23 21 44 811
Office 0.7 KSF 124 0.37 0.73 1.71 20.50 1 0 1 1 1 2 14
Residential Unit 2 Units 0.06 0.31 0.31 0.16 4.98 0 1 1 1 0 1 10
TOTAL 96 93 189 114 103 217 3,348
1 Difference: Generation of Previously Approved Land Uses 31 37 68 13 26 39 742 1
Proposed Land Uses
Lodging 17 Rooms 0.07 0.05 0.07 0.11 4.16 1 1 2 1 2 3 71
Retail 35 KSF 123 1.33 1.12 0.85 16.27 43 47 90 39 30 69 569
Restaurant 2.5 KSF 0.37 0.02 2.31 0.99 46.58 1 0 1 6 2 8 116
Fast Food Restaurant 2.5 KSF 9.30 7.01 9.65 8.56 338.07 23 18 41 24 21 45 845
Supermarket 31 KSF 2.71 2.82 3.27 2.90 88.80 84 87 171 101 90 191 2,753
Sale Employee Housing 29 Units 0.06 0.31 0.31 0.16 4.98 2 9 11 9 5 14 144
TOTAL 154 162 316 180 150 330 4,498
d Difference: Proposed Over Existing 89 106 195 79 73 152 1,8921
SOURCE: 'Trip Generation: An Informational Report" (1991), Institute of Transportation Engineers, and "AspenIPitkin
County Transit/Transportation Development Plan" (1986).
A5
•
BFI VMaSte Recycled paper
SyStemSr• ATTACHMENT D
BROWNING- FERRIS INDUSTRIES
} Western Slope of Colorado
Jay Hammond February 1, 1995
SGM Inc.
PO Box 2155
Aspen, CO 81612
Dear Jay,
This letter is a follow up to my conversation with Alan Richman on January 31st,
1995.
We discussed, and agreed, that the best location for a 2 yard dumpster would
be on the East wall of your building facing Original Street. The placement of the
dumpster raises several issues. First, the best scenario would be to eliminate
the parking space in front of the dumpster so as to completely avoid any
accidental blockage of access to the dumpster. The second option would be to
allow limited parking at the space. We would need access from 6AM to 9AM on
our scheduled pick up days.
We feel the can would need to be serviced five times per week. I will quote
other options as well for your planning information.
2 yard dumped 3x wk $170.69
2 yard dumped 4x wk $222.55
2 yard dumped 5x wk $273.78
The dimensions of a standard two yard dumpster are L60" X W35" X H49 ". This
dumpster should fit under your easement when pushed against the double
doors.
I hope I've addressed all of your concerns. If you have any more questions,
.. please contact me at 945 -1300.
Sincerely,
e/wyw,
David Dennis
Account Representative
., cc Alan Richman
• A6
,u 3766 HIGHWAY 82 (81601) • P.O. BOX 947 • GLENWOOD SPRINGS, COLORADO 81602 • (303) 945 -1300 • FAX: (303) 945 -1560
BF ' ATTACHMENT D Waste Recycled paper 0
S ystems'°
BROWNING - FERRIS INDUSTRIES
Western Siope of Colorado
Jay Hammond February 1, 1995
SGM Inc.
PO Box 2155
Aspen, CO 81612
Dear Jay,
This letter is a follow up to my conversation with Alan Richman on January 31st,
1995.
We discussed, and agreed, that the best location for a 2 yard dumpster would
be on the East wall of your building facing Original Street. The placement of the
dumpster raises several issues. First, the best scenario would be to eliminate
the parking space in front of the dumpster so as to completely avoid any
accidental blockage of access to the dumpster. The second option would be to
allow limited parking at the space. We would need access from 6AM to 9AM on
our scheduled pick up days.
We feel the can would need to be serviced five times per week. I will quote
other options as well for your planning information.
2 yard dumped 3x wk $170.69
2 yard dumped 4x wk $222.55
2 yard dumped 5x wk $273.78
The dimensions of a standard two yard dumpster are L60" X W35" X H49 ". This
• dumpster should fit under your easement when pushed against the double
doors.
I hope I've addressed all of your concerns. If you have any more questions,
please contact me at 945 -1300.
Sincerely,
David Dennis
Account Representative
cc Alan Richman
A6
3766 HIGHWAY 82 (81601) • P.O. BOX 947 • GLENWOOD SPRINGS, COLORADO 81602 • (303) 945 -1300 • FAX: (303) 945 -1560
PUBLIC RE- NOTICE
RE: BUCRHORN LODGE GMQS EXEMPTION FOR A CHANGE IN USE, AMENDMENTS
TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN AND THE TEXT
OF THE MUNICIPAL CODE, SPECIAL REVIEW FOR PARKING AND CONDITIONAL
USE REVIEW
NOTICE I8 HEREBY GIVEN that a public hearing will be held on
Tuesday, May 2, 1995 at a meeting to begin at 4:30 p.m. before the
Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, City
Hall, 130 S. Galena St., Aspen, to consider an application
submitted by Sy and Nora Kelly, requesting approval to rezone the
lodge from the Commercial Lodge (CL) zone district to the
Neighborhood Commercial (NC) zone district; GMQS Exemption to
change the use of the second floor from tourist accommodations to
offices and Conditional Use Review for offices in the NC zone
district; special review for required parking. The City is also
requesting an amendment to the text of the Municipal Code to enable
special review for parking in the NC zone district. The property
is located at 730 E. Cooper Ave.; Lots R and S and the easterly
9.27 feet of Lot Q, Block 105, City and Townsite of Aspen. For
further information, contact Leslie Lamont at the Aspen /Pitkin
Planning Office, 130 S. Galena St., Aspen, CO 920 -5101
s /Bruce Kerr, Chairman
Aspen Planning and Zoning Commission
Published in the Aspen Times on April 15, 1995
City of Aspen Account
PUBLIC NOTICE•
RE: BUCXHORN LODGE GMQS EXEMPTION FOR A CHANGE IN USE, AMENDMENT
TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN, SPEC =AL
REVIEW AND GMQS EXEMPTION FOR EMPLOYEE HOUSING
NOTICE I8 HEREBY GIVEN that a public hearing will be held on
Tuesday, April 4, 1995 at a meeting to begin at 4:30 p.m. before
the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room,
City Hall, 130 S. Galena St., Aspen, to consider an application
submitted by Sy and Nora Kelly, requesting approval to rezone the
lodge from the Commercial Lodge (CL) zone district to the
Commercial (C -1) zone district; GMQS Exemption to change the use
of the second floor from tourist accommodations to offices; special
review to reduce the dimensions of the utility /trash service area;
and GMQS Exemption for employee housing. The property is located
at 730 E. Cooper Ave.; Lots R and S and the easterly 9.27 feet of
Lot Q, Block 105, City and Townsite of Aspen. For further
information, contact Leslie Lamont at the Aspen /Pitkin Planning
Office, 130 S. Galena St., Aspen, CO 920 -5101
slBruce Kerr, Chairman
Aspen Planning and Zoning Commission
Published in the Aspen Times on March 13, 1995
City of Aspen Account
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AspEIJI(
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Deputy Director
DATE: April 4, 1995
RE: Buckhorn - Map Amendment, Change in Use, and Special
Review for Parking and Trash /Utility Area
SUMMARY: The applicants propose to rezone their property, convert
nine lodge rooms to office space, and refurbish and deed restrict
an employee dwelling unit on -site.
Please review the attached application, exhibit A.
APPLICANT: Sy and Nora Kelly represented by Alan Richman
LOCATION: 730 Cooper Avenue, Lots R and S and 9.27 feet of Lot Q,
Block 105, Aspen
ZONING: CL - Commercial Lodge
APPLICANT'S REQUEST: The applicants request to rezone their parcel
from CL to C -1 (Commercial), convert nine lodge rooms to office
space, and deed restrict an existing dwelling unit for affordable
housing.
REFERRAL COMMENTS: Please see attached referral comments, exhibit
B.
PROCESS: Map amendments are a two step review process with the
Commission making recommendations to Council.
Special review and Change in Use are a one step review by the
Commission.
STAFF COMMENTS:
I. Background - Currently the Buckhorn Lodge functions as a
lodge and commercial /office building. The property is zoned CL
which allows commercial uses in the basement and first floor while
the upper floors must be lodge use.
An early 1960's zoning map indicates that the property was once C-
1. In 1974, as part of the effort to locate all lodge /tourist
housing at the base of the mountain, the property was rezoned to
Office and made non - conforming with respect to the lodge rooms.
Eventually, the LP zone district was created and many small lodges
were rezoned to LP. However, the Buckhorn did not participate in
that rezoning effort due to the commercial uses in the basement and
first floors which continue the non - conformities on the property.
Instead, the owners submitted a rezoning application to rezone the
property to CL. The property was zoned CL with the condition that
the allowable floor area was 1:1 rather than the typical floor area
for the CL which is 2:1. The intent of this restriction was to
ensure compatibility with the surrounding zone districts.
II. Site Description - The property is approximately 6,927
square feet with an existing structure and parking area. The lower
level contains a one bedroom apartment and commercial space that
functions as a professional office and a prep -area for a deli.
The main level contains commerical /office space and a lobby and
small guest area for the lodge. The second floor includes nine
lodge units.
There are seven parking spaces in front of the building and two
spaces on the side. There is a small open space on the corner and
three curb cuts that access the site.
The surrounding neighborhood is:
* the Kraut property to the north, zoned Affordable Housing;
* the Bell Mt. Lodge to the west, zoned LP;
* the City Market to the south, zoned NC; and
* the residential neighborhood to the east, zoned R /MF.
In addition, the neighborhood directly to the north, with the
exception of the Kraut housing project, is zoned Office.
III. Project Description - The applicants do not propose to
alter the exterior of the building. The surrounding parking area
will be upgraded to provide eight spaces with adequate turning
movements. Two of the three curb cuts will be closed and the small
open space area on the corner will be enlarged.
The one bedroom apartment in the basement will be refurbished and
deed restricted. The applicants propose to mitigate the impact of
3 employees with this dwelling unit. The first floor area that was
devoted to the lodge will be converted to commercial net leasable
space. The nine lodge rooms on the second floor will all be
converted into nine office spaces.
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APPLICABLE REVIEW CRITERIA
I. Map Amendment - The Kelly's propose to rezone their
property from CL (Commercial Lodge) to C -1 (Commercial). Pursuant
to Section 24 -7 -1102 the following standards of review for an
amendment to the Official Zone District Map are as follows:
a. Whether the proposed amendment is in conflict with any
applicable portions of this chapter.
RESPONSE: Currently the property is non - conforming with respect
to on -site parking, open space, encroachments onto public property,
and the trash /utility area.
Although the building is not being replaced, as part of this
rezoning the applicants are going to upgrade and attempt to
eliminate as many of the non - conformities as possible.
The parking will be reconfigured to provide eight legal spaces on
site. Converting the lodge rooms to commercial space will reduce
the required parking on the site and enable the property to come
into conformance with the C -1 zone district. In addition, the
applicant is requesting a special review to waive the parking
required for the employee unit.
The property is non - conforming with respect to open space, 25% is
required in the CL and C -1 districts. Currently there is 9% open
space. The percentage will be increased, with the parking area
reconfiguration, to 18 %. Two of the three curb cuts will also be
closed with the reconfiguration.
The applicant is working with the Engineering Department to secure
encroachment licenses for the numerous encroachments into the
public right -of -way. The applicant is also requesting a special
review for the undersized trash /utility area.
b. Whether the proposed amendment is consistent with all
elements of the Aspen Area Community Plan.
RESPONSE: The AACP recommends rezoning the area commonly called
the "superblock" to neighborhood commercial. The Buckhorn has been
involved in the planning discussions for the superblock development
proposal for the past two years. In those discussions, the
Buckhorn Lodge was to be converted to office /commercial with some
employee housing.
The AACP also recommends a revision to the lodge preservation
program. The Planning Office has begun working with small lodge
owners to develop some relief valves for small lodges. One idea
is to allow the conversion to other uses for some lodges on an
annual basis. Although staff has just begun this dialogue, and
conversions of small lodges has not been supported in the past,
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there may be some lodges and locations that could be appropriately
converted.
c. Whether the proposed amendment is compatible with
surrounding Zone Districts and land uses, considering existing
land use and neighborhood characteristics.
RESPONSE: The surrounding zone districts and the land uses are
very mixed. Residential, lodge, and commercial uses surround the
Buckhorn. The superblock proposal has included employee housing,
lodge or free market condominiums, neighborhood commercial space,
and offices. The proposed amendment is compatible with the
surrounding uses or the proposed changes that are being discussed
within the neighborhood. The conversion and zoning change provide
the opportunity for the property to correct several non -
conformities.
In order to be consistent with the surrounding zone districts the
applicants agree to maintain the 1:1 floor area ratio. The height
limit in the C -1 zone district is 40 feet compared to 32 feet in
the CL. The applicants also agree to maintain the height limit on
the property to 32 feet.
d. The effect of the proposed amendment on traffic generation
and road safety.
RESPONSE: According to the application, traffic generated from
the nine lodge rooms is 37.5 trips a day. The trips anticipated
for the converted office space (1,916 sq. ft.) is 39.25.
The applicants intend to improve road safety by closing off the
curb cut onto Highway 82. However, if the underground garage is
developed on this block, the applicants would like to be able to
open the curb cut for access during construction of the garage.
e. Whether and the extent to which the proposed amendment
would result in demands on public facilities, and whether and
the extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not limited
to transportation facilities, sewage facilities, water supply,
parks, drainage, schools, and emergency medical facilities.
RESPONSE: There is adequate capacity to service this conversion.
However, the Fire Marshall has commented that a fire alarm system
will need to be installed. A sprinkler system may be necessary
especially in the basement. This will be determined before final
review at Council.
f. Whether and the extent to which the proposed amendment would
result in significantly adverse impacts on the natural environment.
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RESPONSE: The zone change will not adversely affect the natural
environment.
g. Whether the proposed amendment is consistent and
compatible with the community character in the City of Aspen.
RESPONSE: The provision of small, locally serving, commercial
space is a recommended goal of the AACP. The first floor of the
Buckhorn has provided needed office and commerical space for local
serving businesses. Although small, affordable, lodge rooms are
rare in this community, small office spaces are also in short
supply.
h. Whether there have been changed conditions affecting the
subject parcel or the surrounding neighborhood which support
the proposed amendment.
RESPONSE: It has become increasingly complex for small lodge
operators to remain viable. Unless a lodge can offer a large
variety of guest amenities it is difficult to attract guests and
charge the rates to pay employees, etc.
According to the application, the Buckhorn Lodge rooms are 195 to
215 square feet and are too small for many visitors needs. The
location of the lodge is also problematic as the corner of Cooper
and Original is very busy.
i. Whether the proposed amendment would be in conflict with
the public interest, and is in harmony with the purpose and
intent of this chapter.
RESPONSE: The addition of office space on the edge of the
commercial core should help the increasing need for office space
within the downtown area.
II. Change in Use - Pursuant to Section 24 -8 -105 of the
Municipal Code, the Commission may grant a GMQS Exemption for a
change in use provided that it can be demonstrated that the change
in use will have minimal impact upon the city. A determination of
minimal impact shall require a demonstration that a minimal number
of additional employees will be generated by the change in use and
that employee housing will be provided for the additional employees
generated; that a minimal amount of additional parking space will
be demanded by the change in use and that parking will be provided;
that there will be minimal visual impact on the neighborhood from
the change in use; and that minimal demand will be placed on the
city's public facilities from the change in use.
RESPONSE:
a. Housing - The employee generation for the conversion of 9 lodge
units plus the small lobby area to office space generates 2.95
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additional employees. The applicants propose to refurbish and deed
restrict the existing one bedroom dwelling unit in the basement to
mitigate the employee housing requirement.
The dwelling unit in the basement is 540 square feet and the
applicants propose to convert the unit into a dormitory unit to
house three people, two people will share the bedroom and a
sleeping alcove will be added off of the living room. Insulation
will be installed in the ceiling and the window in the bedroom will
be enlarged.
The applicant has met with the Housing Office and revised the plans
for the dwelling unit, such as adding the sleeping alcove, based
upon recommendations from the Housing Office. Planning staff is
still concerned about the living conditions of the unit. Although
there is a large window well and adequate natural light, when the
Bell Mountain Lodge redevelops the large setback will be reduced
cutting off a significant amount of light to the Buckhorn. In
addition, the deli prep kitchen is directly across the hall from
the dwelling unit creating traffic and odor impacts. The building
generates alot of traffic and many uses have extended hours which,
combined with very small living quarters, does not create a quality
housing unit.
Staff would recommend the dwelling unit meet the mitigation
requirement for two employees and the applicant supplement with
cash in -lieu for .95 employees.
B. Parking - In the C -1 zone district 1.5 parking spaces /1,000
square feet of net leasable are required. The conversion of lodge
to office represents 1,916 square feet requiring 2.8 parking
spaces. For nine lodge rooms 6 parking spaces were required. The
total parking required for the entire net leasable square footage
for the parcel is 7.8 spaces. The applicant is providing 8 parking
spaces on -site thereby complying with the zone district's parking
requirement.
C. Visual Impact - No exterior changes are proposed with this
change in use.
D. Minimal Demand on Public Facilities - A fire alarm system will
be required.
III. Special Review - The applicants are requesting special
review for the size of the trash /utility area and for the parking
requirement for the affordable dwelling unit.
A. Parking - Parking for affordable housing is established by
special review. The applicants request to waive the parking
requirement for an on -site parking space for the one - bedroom
dwelling. The proximity to transit service, the downtown core, and
jobs reduce the dependence on the automobile.
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B. Trash /Utility Area - In the C -1 zone district, the minimum
sized service area for up to 6,000 square feet of net leasable is:
20 feet in length, measured parallel to the alley, vertical
clearance of 19 feet and depth of 10 feet.
Currently, the Buckhorn trash service is in the alley. As part of
this application the service must be moved onto the property. The
relocated trash area measures approximately 13'X17'. BFI and the
applicant's engineer have indicated that this space is adequate to
service the needs of the building. Therefore the applicant
requests a reduction in the required service area via special
review.
1. There is a demonstration that given the nature of the potential
uses of the building and its total square footage, the
utility /trash service area proposed to be provided will be
adequate.
RESPONSE: BFI has indicated that the change from lodge to office
will reduce the service requirements. Currently, a six yard
dumpster is picked up 2 to 3 times per week. BFI has indicated
that a 2 yard dumpster with pick up 5 times a week will be
sufficient for the uses in the building. The trash /utility space
identified on the site plan is adequate for a 2 yard dumpster and
is enough room for an additional dumpster if necessary. Staff
recommends that room for recycle containers also be provided.
2. Access to the trash /utility area is adequate.
RESPONSE: BFI has indicated that access would be sufficient if the
parking spaces were eliminated. The applicants propose to
eliminate the parking space. It is not one of the eight required
on -site spaces as proposed in the site plan.
3. Measures are provided for enclosing trash bins and making them
easily movable by trash personnel.
RESPONSE: The location of the trash bins will be under a roof
overhang. The applicants do not plan to enclose the bins stating
that to construct an enclosure is inappropriate because no
redevelopment is occurring on the site. Staff disagrees. The new
location for the trash bins are on Original Street (Hgh. 82). This
building is located on the corner of Cooper and Original - one of
the primary entrances into Aspen. Although no redevelopment is
occurring on the property, the bins must be moved out of the public
right -of -way, onto the property, and the applicant is requesting
special review approval for a reduced service area. Several of the
land uses on this site are food oriented and many different uses
are located at this corner. To reduce visual pollution on this
prominent corner of Aspen staff recommends that the applicant
enclose the trash and recycling bins.
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4. When appropriate, provisions for trash compaction are provided
by the proposed development and measure are taken to encourage
trash compaction by other development on the block.
RESPONSE: This parcel is too small to provide combined trash
service for the block. However, when the Bell Mt. Lodge redevelops
it may be possible to locate a compactor at half - block.
5. The area for utility placement and maintenance is adequate and
safe for the placement of utilities.
RESPONSE: The existing utility area is along the alley at the rear
of the building. No change to these utilities is proposed at this
time. The Engineering Department recommends that any new utility
needs must be installed on -site.
6. Adequate provision are incorporated to ensure the construction
of the access area.
RESPONSE: No additional construction is necessary for the access
area.
RECOMMENDATION:
A. Staff recommends the rezoning of the property from CL
(commerical lodge) to C -1 (commercial) with the following
conditions:
1. The site plan, as proposed in the application, shall be adhered
to including but not limited to the reconfiguration of on -site
parking to 8 spaces, the increased size of the open space,
sidewalk, curb and gutter improvements.
2. Allowable floor area shall remain at 1:1 and the height limit
shall be 32' unless otherwise changed through a planning review
process.
B. Staff recommends the change in use from nine lodge rooms and
guest lobby area to 1,916 square feet of net leasable commercial
space with the following conditions:
1. Prior to the issuance of any building permits or certificates
of occupancy:
a. The applicant shall request an encroachment license for any
encroachments into the public right -of -way.
b. The applicant shall work with the Engineering Department to
upgrade the sidewalk, curb and gutters based upon the approved
site plan.
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c. Any new surface utilities shall be installed on the property.
d. The applicant shall agree to join any improvement district
which may be formed for the purpose of construction
improvements in the neighborhood public rights -of -way.
e. The applicant shall revise the affordable dwelling unit based
upon the Housing Office recommendations. However, the
applicant shall mitigate for 2 employees on -site and provide
for the .95 employees either off -site or cash -in -lieu.
f. A fire alarm system shall be installed in the building.
2. Upgrades to the site and reconfiguration of the parking must
comply with the storm runoff requirements of Section 24-7 -
1004.C4.f.
3. Prior to the issuance of any building permits or a
certificates of occupancy for the buildings the applicant
shall file the appropriate deed restriction with the Housing
Office deeding the basement dwelling unit as affordable
housing.
4. Prior to final review by Council the Fire Marshall shall
determine whether a sprinkler system should be installed.
5. All work in the alley and public right -of -way shall require
a permit from the streets department.
6. During any construction, noise cannot exceed maximum
permissible sound level standards, and construction cannot be
done except between the hours of 7 am. and 10 p.m.
7. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
C. Staff recommends approval of the special review to reduce the
trash /utility service area to 13'X17' with the following
conditions:
1. An enclosure shall be constructed for the trash bins and
recycling bins.
2. All debris shall be confined to within the enclosure. No
debris or containers may be stored outside of the trash
enclosure.
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3. Prior to the issuance of a Certificate of Occupancy staff
shall inspect the site to confirm compliance with the
conditions.
D. Staff recommends approval of the Special Review to waive the
parking required for the one bedroom affordable dwelling units.
RECOMMENDED MOTION:
"I move to recommend to Council the rezoning of the Buckhorn Lodge
parcel from commercial lodge to commercial -1."
"I move to approve the change in use from nine lodge rooms and
guest lobby space to 1,916 square feet of net leasable commercial
space with the conditions outlined in Planning Office memo dated
April 4, 1995."
"I move to approve the Special Review for parking for the
affordable dwelling unit and a reduction in the trash /utility
service area to 13'X17' with the conditions outlined in Planning
Office memo dated April 4, 1995."
EXHIBITS:
A. Application
B. Referral Comments
C. Revised Affordable Dwelling Unit Plan
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cXHIBIT B
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chuck Roth, Engineering Department
Date: March 23, 1995 or,
Re: Buckhorn Lodge Rezoning & Change in Use
(730 Cooper Avenue; Lots 9.27 Q, R, and S, Block 105, O.A.T.)
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Encroachments - An encroachment application has been sent to the applicant's representative
2. Storm Runoff - It should be a condition of approval that redevelopment of the property meet
storm runoff requirements of Section 24- 7- 1004.C.4.f. This would provide for only historic storm
runoff to be permitted to leave the site.
3. Sidewalk, Curb and Gutter - About 15 feet of curb and gutter on Cooper Avenue should be
required to be replaced. There is no sidewalk along the Original Street frontage. As discussed in
the application, this sidewalk link should be constructed. There should be a five foot buffer for
snow storage and to protect the pedestrian area from snow plowed from the streets.
4. Driveways and Access - The current development is non - conforming by having three
driveways. The application states that only one driveway will remain after redevelopment.
5. Site Plan - The current development contains a beneficial "pocket park" on the entry corner to
Aspen, from the east, which is a benefit to the public. It appears that the area will be preserved,
which is recommended.
6. Utilities - Any new surface utility needs for pedestals or other equipment must be installed on an
easement provided by the applicant and not in the public right -of -way. This should be stated in a
general note on the plat.
7. Improvement Districts - The applicant shall agree to join any future improvement districts
which may be formed for the purpose of constructing improvements in the neighborhood public
rights -of -way.
8. Work in the Public Right -of -way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant shall consult city engineering (920 -5088) for design considerations of
development within public rights -of -way, parks department (920 -5120) for
vegetation species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from city streets department (920 - 5130).
cc: Cris Caruso, City Engineer
Alan Richman
M95.66
MAP. 28 '95 09:35i 'EM HOUSING OFC P.1
MEMORANDUM
TO: Leslie Lamont, Planner
FROM: Cindy Christensen, Housing
DATE: March 28, 1995
RE: Buckhom Lodge Rezoning & Change In Use
Parcel Id No. 2737 - 182 -27 -004
Mg: The applicants are requesting that the property be returned to its former commercial status by
designating the property Commercial (C -1).
BACKGROUND; As stated in the application, this would allow the commercial uses on the first floor to
remain and would allow the second floor to be converted to offices. To accomplish the desired conversion,
the applicants are also requesting a GMQS change in use from lodge to office.
The employee mitigation figure calculated by the applicant is agreeable to the Housing Office. Staff feels
that the lower numbers used for the calculation are appropriate since the rooms that are to be converted
to office space are quite small. Therefore, the 2.95 employees generated for this proposal is acceptable,
The applicants are proposing to house the 2.95 err)ployees in an existing apartment in the lower level of
the building and converting it into a dormitory unit for occupancy by three (3) persons. The unit has 540
square feet of net liveable area, which exceeds the standard of 150 square feet per person stated in the
Housing Guidelines. The revised plans show two sleeping areas, a kitchen, living/dining area, and
bathroom.
RECOMMENDATION: I did a site visit of this unit with Leslie Lamont on Monday, March 20. The unit is
directly across from the preparation area for Johnny McGuire's and the bedroom is directly under Johnny
McGuire's with no insulation between the ceiling and the floor above. The unit does contain a large
window well in the kftchenAiving area, but not much light comes through this window. The bedroom has
a small window which faoes the alley but, again, has very little natural light.
Dave Tolen end myself met with David Gibson and Alan Richman on March 23, 1995, At that time, some
concerns were raised as to mitigating for the 2.95 employees in this area. The modified plans dated
March 24, 1995 are acceptable to the Housing Office.
If this is approved and before building permit approval, this unit must be deed restricted as a dormitory-
type employee dwelling unit, with the rent to coincide with the Guidelines. The occupants must be
qualified employees of Pitkin County and qualified through the Housing Office.
WthereM.,bkkn.mn
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ASPENOPITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chris Chiola, Environmental Health Department (4t-
Through: Lee Cassin, Senior Environmental Health Officer ,pror C
Date: March 6, 1995
Re: Buckhorn Lodge Rezoning & Change in Use
Parcel ID # 2737 - 182 -27 -004
The Aspen /Pitkin Environmental Health Department has reviewed the Buckhorn Lodge
land use submittal under authority of the Municipal Code of the City of Aspen, and has
the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11 -1.7 'It shall be unlaMUl for the owner or occupant
of any bulling used for residence or business purposes within the city to mmhucl or neon*UCt en orsdte sewage disposal device.'
The application will not change the provision of wastewater disposal through the central
collection lines of the Aspen Consolidated Sanitation District (ACSD). This meets the
requirements of this department. The ability of the Aspen Consolidated Sanitation
District to handle the flow for the project should be determined by the ACSD.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23 -55 WI buildings, agree, facilities, per e.
or the like within the city limits which use water shall be connected to the municipal water utility system.'
The provision of potable water from the City of Aspen system is consistent with
Environmental Health policies ensuring the supply of safe water. The City of Aspen
Water Department shall determine if adequate water is available for the project. The
City of Aspen water supply meets all standards of the Colorado Department of Health
for drinking water quality.
WATER QUALITY IMPACTS: Section 11 -1.3 'For the purpose of maintaining and protecting its municipal water supply from
injury and pollution, the city shall exercise regulatory and supervisory jurisdiction within the Incorporated limits of the City of Aspen and over all streams and souse
contributing to municipal water supplies for a distance of five (5) miles above the pdnb from which municipal water supplies are diverted.'
This application is not expected to impact down stream water quality.
AIR QUALITY: Sections 11 -2.1 it IS the purpose of [the air quality section of the Municipal Cede] to achieve the minimum practical degree
of air purity poedble by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the dry...• The land Use
Regulation* seek to %esen congestion' and 'avoid transportation demands that cannot be met' as well as to 'provide clean air by protecting the natural air sheds and
reducing pollutants'.
1
130 South Galena Street Aspen, Colorado 81611 3O3/D2O -6070
rardeepyw
This application is not expected to significantly impact air quality. By using standard
trip generation rates, the number of trips generated by the proposed commercial space
to be added is no greater than the number of trips generated by the existing lodge
rooms.
FIREPLACE/WOODSTOVE PERMITS: If fireplaces or woodstoves are planned, the
applicant must file a fireplace /woodstove permit with the Environmental Health
Department before the building permit will be issued. Metropolitan areas of Pitkin
County which includes this site may have two department certified devices and
unlimited numbers of decorative gas fireplace appliances per building. New homes may
NOT have wood burning fireplaces, nor may any heating device use coal as fuel.
Barns and agricultural buildings may not install any type of fireplace device.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMENT: Section 16 -1 m» oily council finny and declares tlrt notes Y a significant .oume ot environmental pollution that
represents a present and Increasing threat to the public peace and to the health, safety end welfare of the maidenta of the City of Aspen and It Its vtalfaa......Acccrdingly,
It is dm policy of council to provide standards for permissible noise levels In various Nees and manner and at various rimes and to prohibit noise In WPM of Nose Ieveh.'
During construction, noise can not exceed maximum permissible sound level standards,
and construction cannot occur except between the hours of 7 a.m. and 10 p.m.
...LAND USE:273718227004.BUcIO{ORN
2
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Memorandum
To: Leslie Lamont, Planner
CC:
From: Ed Van Walraven
Date: March 1, 1995
Subject: Buckhorn Lodge Parcel #2737-182-27-004
Leslie,
This project shall meet all applicable codes of the Aspen Fire Protection
District. This includes but not limited to the installation of an approved
fire alarm system and an approved fire sprinkler system.
If you have any questions please do not of contact me.
Ed
G eiV fie.
11
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1
ASPEN*PITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chris Chiola, Environmental Health Department ;4t-
Through: Lee Cassin, Senior Environmental Health Officer /t C
Date: March 6, 1995
Re: Buckhorn Lodge Rezoning & Change in Use
Parcel ID # 2737 - 182 -27 -004
The Aspen /Pitkin Environmental Health Department has reviewed the Buckhorn Lodge
land use submittal under authority of the Municipal Code of the City of Aspen, and has
the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11 -1.7 R shall be unlawful for the owner or occupant
of any building used for residence or business purposes within the clty to construct or reconstruct an on-site sewage disposal device.'
The application will not change the provision of wastewater disposal through the central
collection lines of the Aspen Consolidated Sanitation District (ACSD). This meets the
requirements of this department. The ability of the Aspen Consolidated Sanitation
District to handle the flow for the project should be determined by the ACSD.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23 -55 'All buildings, structures, facilies, parks,
or the like within the city limb which use water shall be connected to the municipal water utility system.'
The provision of potable water from the City of Aspen system is consistent with
Environmental Health policies ensuring the supply of safe water. The City of Aspen
.Water Department shall determine if adequate water is available for the project. The
City of Aspen water supply meets all standards of the Colorado Department of Health
for drinking water quality.
WATER QUALITY IMPACTS: Section 11 -1.3 'For the purpose of maintaining and protecting its municipal water supply from
Injury and pollution. the city shall exercise regulatory and supervisory jurisdiction within the Incorporated limits of the City of Aspen and over all streams and sources
contributing to municipal water supplies for a distance of five (5) miles above the points from which municipal water supplies are diverted.'
This application is not expected to impact down stream water quality.
AIR QUALITY: Sections 11-2.1 't is the purpose of (the air quality section of the Municipal Code] to achieve the maximum praetor)) degree
of air purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city..' The Land Use
Regulations seek to lessen congestion' and 'avoid transportation demands that cannot be met' as well as to 'provide clean air by protecting the natural air sheds and
reducing pollutants'.
1
•
130 South Galena Street Aspen, Colorado 51511 303/920-5070
recycled paper
This application is not expected to significantly impact air quality. By using standard
trip generation rates, the number of trips generated by the proposed commercial space
to be added is no greater than the number of trips generated by the existing lodge
rooms.
FIREPLACE/WOODSTOVE PERMITS: If fireplaces or woodstoves are planned, the
applicant must file a fireplace /woodstove permit with the Environmental Health
Department before the building permit will be issued. Metropolitan areas of Pitkin
County which includes this site may have two department certified devices and
unlimited numbers of decorative gas fireplace appliances per building. New homes may
NOT have wood burning fireplaces, nor may any heating device use coal as fuel.
Barns and agricultural buildings may not install any type of fireplace device.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMENT: Section 16 -1 'The city council finds and declares that noise is a significant source of environmental pollution that
represents a present and Increasing threat to the public peace and to the health, safety and welfare of the resides of the City of Aspen and h Its visitors. Accordingly.
It Is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise In excess of those leveis.•
During construction, noise can not exceed maximum permissible sound level standards,
and construction cannot occur except between the hours of 7 a.m. and 10 p.m.
...LAND USE:273718227004.BUC GIORN
2
Spring Street PO Dr. & Mrs. Jack Crandall Stephen J. Salzman
c/o Gulfco Ltd. dba Patio Building Co. Elissa P. Salzman
616 E. Hyman Box 1066 1501 Beacon St., Apt. 1902
Aspen, CO 81611 Aspen, CO 81612 Brookline, MA 02146
Robert Baum Dana L. Cohen Red River Valley Investments Co
35 Mayflower Drive 6500 Rock Springs Drive A Minnesota General Partnership
Tenafly, NJ 07670 Bethesda, MD 20817 408 St. Peter Street, Suite 440
St. Paul, MN 55102
Fred & Barbara Martell William F. Carr, Trustee John & Bonnie Hendricks
702 E. Hyman Box 341 Michael Wilkie
Aspen, CO 81611 Carbondale, CO 81623 254 N. Laurel Avenue
Des Plaines, IL 60016
Francis P. Hoffman Wallace R. Currie Family Trust Wilbur A. Haber
Trustee of Hoffman Rev. Trust c/o Wallace R. Currie 20409 Kiashwaukee Valley Road
210 Inverness Lane 3101 Bryne Mawr Marengo, IL 60152
Schereville, IN 46375 Dallas, TX 75225
John C. Bischoff Karen B. Kiefer Frank & Florence Hellinger,
9531 E. 30th Street Kathlaleen Keifer Trustees
Tucson, TZ 85748 Box 70136 1849 Wycliff Drive
Seattle, WA 98107 Orlando, FL 32803
Max & Kelen Natterer Nancy Weil Ronald N. Krajian
57 Burnbank Rd. 1404 23rd Avenue Court Nancy C. McNaughton
Ottawa, ONTARIO Greeley, CO 80631 747 S. Galena St., T.I. #1
Aspen, CO 81611
Christin L. Treuer Ethel Caro Gofen Marian V. Willoughby Trust
981 E. Briarwood Circle North 455 City Front Plaza 12322 Rip Van Winkle
Littleton, CO 80122 Chicago, IL 60611 Houston, TX 77024
Natalie Ferry Kenneth Schnitzer, Jr. Col. Steve Nielson
Box 166 4023 Oak Lawn Carole D. Nielson
Glencoe, IL 60022 Dallas, TX 75219 501 South Fairfax
Alexandria, VA 22315
Edward Joyce James Cameron Paige Bovee Vitousek
One N. Franklin, Suite 2300 405 Howe Avenue Arden Moore
Chicago, IL 60606 Eutaw, AL 35462 HC 12, Box 92F
Fredericksburg, TX 78624
Wiliam C. King Walhart Realty Company Hannah Dustin Building Associates
Carolyn Thorne 899 Skokie Blvd. P.O. Box 2238
409 Buckingham Rd. Ilotthbrook, IL 60062 Aspen, CO 81612
Pittsburgh, PA 15215
Simon P. Kelly Perry Pollock City Market, Inc.
Nora D. Kelly William Randall Box 729
18 Lupine Drive Box 950 Grand Junction, CO 81502
Aspen, CO 81611 Aspen, CO 81612
Edward Bradley, Jr. Jon E.M. Jacoby Jasjit Singh Grewal
c/o 60 Minutes c/o Stevens, Inc. Echo Ridge Ranch
555 W. 57th Street 111 Center St., Box 3507 1, Echo Canyon Road
New York, NY 10019 Little Rock, AK 72203 Pagosa Springs, CO 81147
Priscilla Berry Block 106 Associates Durant Capital Corp.
720 E. Durant, Apt I 710 E. Durant Avenue 710 E. Durant Avenue
Aspen, CO 81611 Aspen, CO 81611 Aspen, CO 81611
I
Thoma Iacono Real Estate Brokers Joshua Saslove
800 E. Hopkins, Suite A -3 Durant Mall Partnership Real Estate Brokers, Ltd.
Aspen, CO 81611 Aspen, CO 81611 300 S. Hunter St.
Aspen, CO 81611
Gerald R. Seay Joseph B. Wilson Melanie Griffith
205 S. Mill St., Suite 301A Jane W. Moy c/o Stan Kantor
Aspen, CO 81611 720 E. Durant, Suite 104 246 S. Overland Ave., Suite 201
Aspen, CO 81611 Los Angeles, CA 90064
Don Johnson Michael Leiner William J. Pizzuti
c/o Stan Kantor 1845 West 205th Street 750 Hanna
2476 S. Overland Ave., Suite 201 Torrance, CA 90501 Birmingham, MI 48009
Los Angeles, CA 90064
Durant and Original Associates Athletic Club Management Neligh C. Coates, Jr.
Box 7846 Systems, Inc. 720 E. Hyman
Aspen, CO 81612 720 E. Hyman Avenue Aspen, CO 81611
Aspen, CO 81611
John E. Correia Craig E. Schubiner Riggs & Yvonne Klika
6730 East Northwest Highway 1600 Maddy Lane 32415 Burlwood Drive
Dallas, TX 75231 Keego Harbor, MI 48320 Solon, OH 44139
James L. & Julie P. Price Robert Bowden Beverly C. Ensign
32670 Woodsdale Lane 1370 Mt. View Drive Muriel C. Delaplane
Solon, OH 44139 Aspen, Co 81611 88 Indian Springs Dr.
Forsythe, GA 31029
Vivian Franco Frederick Marshall Karsten Joseph & Anna Marie Carrillo
805 E. Cooper, 7 Douglas S. Hill 236 Henry Street
Aspen, CO 81611 5305 Wrilcy Road Brooklyn Height, NY 11201
Bethesda, Ml) 20816
William McLaughlin Karen & Alan Berkowitz Laurence G. Wolf
Martha McLaughlin Box 35 22750 Woodward Avenue, 204
805 E. Cooper, 10 Brooklandville, MD 21022 Detroit, MI 48220
Aspen, CO 81611
Cyrk Holdings Limited Joseph D. Waters William Chaiken
202 Mississauga Leslie T. Waters 7328 East Princeton
Ontario, CANADA L5J1J6 5104 Oak Tree Cir. Denver, CO 80237
Dallas, TX 75287 -7514
David Ammons Howard Bass Terry Liming
14642 East Cherry Creek Rd. Michele Bodner 315 S. Galena
Larkspur, CO 80118 Box 5078 Aspen, CO 81611
Aspen, CO 81611
Thomas Gary & Carol Lee Tadvick Susan Goldberg Thomas P. Satkunas
2354 North 7th David Goldberg 0096 Ilope
Grand Junction, CO 81501 664 Mt. Laurel Drive Carbondale, CO 81612
Aspen, CO 81611
Edward J. Smart Ajax Limited Partnership Gergory Sherwin
Box 799 1501 N. Pirece, Suite 112 Christine Elkins
Aspen, CO 81612 Little Rock, AR 72207 1020 E. Hopkins, #26
Aspen, CO 81611
Miki 312009 Ontario Limited 312009 Ontario Limited
Box 444 180 Stceles Avenue W; Suite 206 c/o Landawn Shopping Centers
Aspen, CO 81612 Thornhill, ONTARIO L4J 2LI 11 Polson Street
Toronto, ONTARIO M5A 1A4
Edward Wachtmeister Trust UTA Dennis L. & Sharon K. Thompson Weston & Susan Anson
Route 6, Box 279 314 S. Galena, Suite 202 Box 8472
Warrenton, VA 22186 Aspen, CO 81611 La Jolla, CA 92038
Neligh C. Coates John A. Elmore Stephen A. Living Trust
720 E. Hyman Box 381 12840 W. Sunset Blvd.
Aspen, CO 81611 Wrightsville, NC 28480 Los Angeles, CA 90049 -3724
Karen L. Haywood Patricia M. Siefert Ted Koutsoubos
Box 12115 Box 2262 419 E. Hyman
Aspen, CO 81612 Aspen, CO 81612 Aspen, CO 81611
John R. Vavrek Gerald Anthony & Rosemary Krans Dasha Belkova Revocable Trust
819 E. Hyman, Apt. 4 Fourth Financial Mortgage Co. Dasha Belkova, Trustee
Aspen, CO 81611 Box 1069 3410 Galt Ocean Drive, Apt. 1508
Wichita, KS 67201 Ft. Lauderdale, FL 33308
Penelope R. M. Somple Catherine Black Peterson Peter & Berman
3035 Calla Drive 2309 Gadd Road Rochelle Berman
Santa Cruz, CA 95062 Cockysville, MD 21030 10021 Ormond Road
Potomac, MD 20854
Madeline Lieb Trust Colin Chaprnan Chad Nellis
800 E. Hyman Avenue, A 627 Rio Grande Place Box 8144
Aspen, CO 81611 Aspen, CO 81611 Aspen, CO 81612
Jeffrey R. Miller Jeffrey & Jennifer Sellon Robert G. Blitz
Box 4625 949 Forest Avenue Joan Antonlell
Aspen, CO 81612 Rye, NY 10580 2455 Del Lago Drive
Ft. Lauderdale, FL 33316
Phyllis J. Hess D & J Lemos, Barb Lemos Hunter Plaza Associates
Box 8582 James & Karen Cutts c/o Anthony Mazza
Aspen, CO 81612 Box 321 205 S. Mill, Suite 301A
Aspen, CO 81612 Aspen, CO 81611
Robert Kopp Christopher T. Hoke Galen A. Martin
Martin Cerise 5721 N. Country Club Terrace Mary Lou Martin
Box 100 Edmond, OK 73034 5001 Hopewell Rd.
Aspen, CO 81612 Louisville, KY 40299
Andrian C. Dorworth Alfred Bruce Crumley Robin Michael Molny
Box 2694 Michael Game- Crumley 835 E. Hyman, Apt. E
Aspen, CO 81612 835 E. Hyman, Apt. Aspen, CO 81611
Aspen, CO 81611
Michael Victor Goldman Harriet S. & Herbert S. Davis Armond J. & Susan C. Chaput
Gloria Anna Goldman 1050 George St., Apt 9M 3426 Westcliff Road South
1603 West Ina Road New Brunswich, NJ 08901 Fort Worth, TX 76109
Tucson, AZ 85704
Cheryl L. Schmidt, Mary Lou Judith A. Taylor S.J. & Barbara Glauser
Schmidt, James A. Schmidt 533 E. Hopkins, B 230 Halmor Drive
Michael R. Olander Aspen, CO 81611 Sarasota, FL 34242
Box 2768 Aspen, CO 81612
E. Sawyer Smith, Jr. Ilarold Grinspoon Children's Alan & Carol Rubenstein
835 E. Hyman, Apt. L Family Trust 57 Oldfield Drive
Apsen, CO 81611 380 Union Street Sherborn, MA 01770
West Springfield, MA 01089
Wayne & Fran Whitman Frank & Elaine Ferreira Peter K. Bloch
Isaac & Nechama Student 203 S. Main St. RR1 -Box 725
Box 643 Providence, RI 02903 New London, NH 03257
Weston, MA 02193
Edith Fehr Robert Appel Carole E. Gluck
294 Round Hill Helen Appel 176 East 71st Street
Greenwich, CT 06831 700 Park Avenue, 18 -A New York, NY 10021
New York, NY 10021
Erna Mavrovic Stephanie Phillips Zharia Lupovici
530 E. 72nd Street, Apt. 15 -C 985 Fifth Avenue 44 West 62nd Street
New York, NY 10021 New York, NY 10021 New York, NY 10023
Edmund 0. Godbold Raymond & Anne Galgi Red Flower Properties Co.
524 Colony 134 Tewkesbury Rd. One Huntington Quad, Suite 2515
Hartsdale, NY 10503 Scarsdale, NY 10583 Melville, NY 11747
Kenneth L. & Christine D. Clement Robert R. Bonczek David D. Salmon, Jr.
G-11 Buni St., Kalibata Indah 910 Lovering Avenue Box 15514
Jakarta, INDONESIA Wilmington, DE 19806 Arlington, VA 22215
C. Weston Sandifer, Jr. William G. Vansant, Jr. Robert D. Jarvis
Dicksie Lee Sandifer 6330 Newtown Rd., Suite 400 108 Walling Ford Road
2836 Wood Duck Drive Norfolk, VA 23502 Greenville, SC 29609
Virginia Beach, VA 23456
Scott G. Kleiman Dr. Fred M. Ernsberger Barbara Toll
3910 Austell Road Ruth E. Ernsberger 21547 Cypress Hammock Drive,
Austell, GA 30001 1325 NW 10th Avenue 42D
Gainesville, FL 32601 Baca Raton, FL 33428
James A. Thomas III Sharon Stribling Dudley J. & Robbie W. Hughes
4271 Walnut Grove Rd. 425 Richardson Rd. 4050 Crane Blvd.
Memphis, TN 38117 Madison, MS 39110 Jackson, MS 39216
Ronald Rader Marie N. Fly Miller Mortgage Co.
2100 Penotscot Blvd. 7447 Pebble Pointe c/o Glavin Chamberlain
Detriot, MI 48226 West Bloomfield, MI 48300 1600 Woodward Avenue, Suite 101
Bloomfield Hill, MI 48304
Marly P. Hemp Robert Anderson Thomas D & Marlene Moscoe
15470 Pomona Rd. Louise Anderson 14700 Rockborough Rd.
Brookfield, WI 53005 1021 23rd Stireet Minnestonka, MN 55345
Chctek, WI 54728
Carlton J. Hunke Horman Jacobs Karl G. Landl
Box 1389 Jeri Jacobs 6 West Ridge Avenue
Fargo, ND 58102 2105 Hybernia Drive Prospect Height, IL 60670
Highland Park, IL 60035
•
N.S.N. Associates, Inc. Betty Ann Milligan Gray John F. Ross
11051 West Addision Street 1416 North Astor c/o Gladney Ross
Franklin Park, IL 60131 Chicago, IL 60610 33 Portland Place
St. Louis, MO 63108
Lucianna G. Ross Graham & Gwen E. Hatfield Gordon H. Brown
Katherine G. Wells Box 128 Ann Brown
33 Portland Place Wichita, KS 67201 Box 1485
St. Louis, MO 63108 Hutchison, KS 67504
S.A. Co., Inc. Albert & Mary W. Cheramie Anthony & Norma Guildbeau
Wililam A. Day 138 Cheramie Lane 205 Cheramie Lane
10226 Fieldcrest Dr. Golden Meadow, LA 70357 Golden Meadow, LA 70357
Omaha, NE 68114
Dr. Lamcolm Bremer, MD Peter R. Belsky Charles G. Dibrell
3263 Avalon Place Ashton Chemical Corp. Frances Michalke Dirbrell
Houston, TX 77019 8955 Katy Freeway, Suite 101 7517 Beaudelaire
Houston, TX 77024 Galveston, TX 77551
Joan H. Kelso Vernon & Kathleen Friesenhahn Graham & Ruth Ann Rogeness
Real Estate Tax Compliance 30 Torcido Drive 3046 Colony Drive
Box 1500 San Antonio, TX 78209 San Antonio, TX 78230
Galveston, TX 77553 -1500
John P. Trueblood Vernon George Mrs. Margaret Joan Clifford
1551 Larimer St. J. Lee Sammons 146 Wild Tiger Road
Denver, CO 80202 5025 E. 6th Avenue Parkway Boulder, CO 80302
Denver, CO 80220
Harris & Laurene Thompson Carlos Anderson Carol Center Daly
175 Bellevue Kirk Ward 300 Puppy Smit Street, 205 -305
Boulder, CO 80302 617 E. Cooper Avenue Aspen, CO 81611
Aspen, CO 81611
Alan Garfield Harold & Austine Stitt Michael A. Vernon
Andy Hecht 1450 Silverking Drive 117 S. Spring St.
601 E. Hyman Aspen, CO 81611 Aspen, CO 81611
Aspen, CO 81611
Frank Woods, III Aspen B Commercial Properties William C. Ball
Tony Mazza c/o Emmy Lou Brandt Box 8930
205 S. Mill Street, Suite 301A Box 3151 Aspen, CO 81612
Aspen, CO 81611 Aspen, CO 81612
Jeff Sequin Mark A. Bradley John & Marianne Taylor
Madalyn B. Sequin Box 1938 157 Sam Grance Drive
Box 8852 Basalt, CO 81621 Carbondale, CO 81623 -9774
Aspen, CO 81612
Karen B. Barrett Walter Kirch Barbara Grimes
1397 Vail Valley Drive Box 1937 Gossamer Wings, DBA
Vail, CO 81657 Vail, CO 81657 223 N. Guadalupe St., 150
Santa Fe, MN 78501 -1850
Daniel L. Pearlman Yumiko Yamagata Blanche C. Bersch
2714 Forrester Drive 1100 Brooklawn Drive 415 Camden Drive
Los Angeles, CA 90064 Las Angeles, CA 90077 Beverly Hills, CA 90210
Sade Colman Brazina Family Trust, Gary E & V.M.W. Trust of 1991
1012 Walalce Ridge Michaela L. Brazine, Trustees 8306 Wilshire Blvd., Suite 75
Beverly Hills, CA 90210 8641 Wilshire, Sutie 305 Beverly Hills, CA 90211
Beverly 1- Tills, CA 90211
Ernest & Betty Martinelle Trust Stacy Joan Caras Linda Katell, Living Trust
2504 The Strand Box 266 1120 Via Mirabel
Manhattan Beach, CA 90266 Palos Verdes Es, CA 90274 Palos Verde Est, CA 90274
Donne P. & Elizabeth A. Moen Joni Jennifer Wohlgemuth Arthora Gilbert
8 Cabealleros Rod Trustee of Wohlgemuth Trust 1556 Royal Blvd.
Rolling Hills, CA 90274 1040 Avonoak Terrace Glendale, CA 91207
Glendale, CA 91206
Roger & Mariann Zensen Patricia McDonald Marian Steinberg
2303 Terraza Ribera 5514 Calumet Avenue 2600 Torrey Pines Rd., Suite A -16
Carlsbad, CA 92009 La Jolla, CA 92037 La Jolla, CA 92037
Bill Uncapher R & R Investments Arthur & Mary Sequin
Box 2127 15238 oak Valley Rd. 4944 Cass Street
La Jolla, CA 92030 Ramona, CA 92065 San Diego, CA 92109
Christy Peterson Charlotte Dill Ronald E. Soderling
2233 S. Camino Real Fred Dill 23052 Alcalde Drive, #8
Palm Springs, CA 92264 411 Brookside Ave. Laguna Hills, CA 92653 -1327
Redlands, CA 92373
Ron Krajian Men Wallen Dr. Jack Piasecki
Box 8867 36 Ocean Vista 26611 Rue Terrace
Newport Beach, CA 92658 Newport Beach, CA 92660 Laguna Niguel, CA 92677
John F. Guiltinan Wilshire Company Sidney Hendricks
10501 Brian Lane 15 Altarinda Rd. 655 Redwood Highway, Suite 300
Santa Ana, CA 92705 Orinda, CA 94563 Mill Valley, CA 94941
Wilmac Associates Dr. Lothar M. Varady Brigitta Ulla West
c/o JA McQuown 5036 Maunalani Cir. 1490 Redhill Road
774 Marin Drive Honolulu, HI 96816 Oakland, OR 97462
Mill Valley CA. 94941
Frank J. Woods, III Gerald & Patricia Long Joseph & LesLlie Waters
205 S. Mill, Suite 301A 3887 Burg Street Road 5104 Oak Tree Cir.
Aspen, CO 81611 Granville, 0H 43023 Dallas, TX 75287
Butch & Sundance Investments Sara & Morgan Rees Poag Howard Bass
c/o Bellock Construction Janie Pcae Price Box 5078
1400 28th St. 1006 Dover Aspen, CO 81612
Boulder, CO 80303 Greensboro, NC 27408
Aspen Skiing Company
M & B Company Furngulf, Ltd. Box 1228
c/o Garfield 616 E. Hyman Avenue Aspen, CO 81612
601 E. Hyman Ave. Aspen, CO 81611
Aspen, CO 81611
Bruce V. Michelson Revocable Mason & Brenda Simpson Bell Mountain Limited Liability
Trust 25 Saddlcbach Rd. Company
7701 Forsyth, Suite 900 Tcquesta, FL 33469 720 E. Cooper
St. Louis, MO 63105 -1813 Aspen, CO 81611
T
Alan Redoes Plangent Sew14e4
ear 3613, ,1v6re* ea.td ds. 31618 Pte' (303) 920 -1125
February 13, 1995
HAND DELIVERED
Ms. Leslie Lamont, Deputy City Planning Director
Aspen/Pitkin Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: BUCKHORN LODGE REZONING AND CHANGE OF USE APPLICATION
Dear Leslie,
Attached please find ten (10) copies of the Buckhorn Lodge Rezoning and Change of Use
Application. In addition to the reduced size copies of all drawings, which are included in
the application booklet, five (5) copies of the full scale drawings have also been provided.
Other required application contents are also being submitted separately with this letter.
Also attached is a check for $2,296 from the owners, in payment of the Planning Office
application fee, and the referral agency fees. The owners have expressed their concern to
me that if, at any point during the review of this application, the issue of the Superblock
should arise in such a way as to delay the subject application, they would ask that the City
return this application fee. The owners have already been subject to a very expensive
application process when they were participants in the Superblock Joint Venture and do not
want their money tied up in another prolonged public review process if that should occur.
I anticipate you will find the application to be complete and ready for referral. If, questions
arise, however, which require additional materials to be submitted, or for the submitted
materials to be clarified, I will promptly respond to such requests on the applicants' behalf.
Should this occur, please feel free to contact me at the address or phone number above.
Thank you for your assistance while the application was being prepared and for your
continuing attention to this project during its staff and public review stages.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES E I V4.
1200 FEB 1 3 1995 •
Alan Richman, AICP ti .
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ASPEN /PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone 920 -5090 FAX 920 -5439
MEMORANDUM
TO: City Engineer
Housing Director
Environmental Health Department
Z ning A Fire dministration
spen Protection District
FROM: Leslie Lamont, Planner
RE: Buckhorn Lodge Rezoning & Change in Use
Parcel ID No. 2737 - 182 -27 -004
DATE: February 17, 1995
Attached for your review and comments is an application submitted by Sy and Nora Kelly.
Please return your comments to me no later than March 17.
Thank you.
PUBLIC NOTICE
RE: BUCKHORN LODGE GMQS EXEMPTION FOR A CHANGE IN USE, AMENDMENT
TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN, SPECIAL
REVIEW AND GMQS EXEMPTION FOR EMPLOYEE HOUSING
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, April 4, 1995 at a meeting to begin at 4:30 p.m. before
the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room,
City Hall, 130 S. Galena St., Aspen, to consider an application
submitted by Sy and Nora Kelly, requesting approval to rezone the
lodge from the Commercial Lodge (CL) zone district to the
Commercial (C -1) zone district; GMQS Exemption to change the use
of the second floor from tourist accommodations to offices; special
review to reduce the dimensions of the utility /trash service area;
and GMQS Exemption for employee housing. The property is located
at 730 E. Cooper Ave.; Lots R and S and the easterly 9.27 feet of
Lot Q, Block 105, City and Townsite of Aspen. For further
information, contact Leslie Lamont at the Aspen /Pitkin Planning
Office, 130 S. Galena St., Aspen, CO 920 -5101
s /Bruce Kerr, Chairman
Aspen Planning and Zoning Commission
Published in the Aspen Times on March 18, 1995
City of Aspen Account
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