HomeMy WebLinkAboutcoa.lu.gm.Chrestahaus Affordable Housing.1301 E Cooper.A32-92 CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 04517/92 PARCEL ID AND CASE NO.
DATE COMPLETE: 'V7 2737- 181 -00 -047 A32 -92
STAFF MEMBER: KJ
PROJECT NAME: Crestahaus Employee Unit
Project Address: 1301 East Cooper Avenue
Legal Address: Part of Riverside Addition
APPLICANT: Melinda Goldrich
Applicant Address: 1301 E. Cooper Avenue. 925 -7081
REPRESENTATIVE: Melinda Goldrich and /or Susan Furr
Representative Address /Phone: 5 .-1o1i 925 -6114
Aspen. CO 81611
PAID:(YES) NO AMOUNT: $ N/C NO. OF COPIES RECEIVED S /,"
TYPE OF APPLICATION: 1 STEP: 2 STEP: X
P &Z Meeting Date 07 PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date /CI.- V PUBLIC HEARING: YESk NO Z)
f n F o hci 2 PV 6(iv VESTED RIGHTS: YES NO till(
Planning Director Approval: Paid: /
Insubstantial Amendment or Exemption: Date:
DtC 1 wa s
REFERRALS: \ei k
City Attorney Mtn Bell ( 0e - School District
X City Engineer Parks Dept. Rocky Mtn NatGas
Housing Dir. Holy Cross \ State HwyDept(GW)
Aspen Water Fire Marshall) State HwyDept(G3)
City Electric Building Inspector \ ( \ coati .
Envir.Hlth. Roaring Fork X Other 7.� wq 1 Fay_
Aspen Con.S.D. Energy Center J
C 1
DATE REFERRED: 4 - 'I. INITIALS: CA-C,
FINAL ROUTING: DATE : 7 239 RROUTED 1INITIAL:
� ,(
City Atty X City Engineer <� Zoning _Env. Health
X Housing Other:
FILE STATUS AND LOCATION: w27,��
ORDINANCE NO.
(SERIES OF 1992)
AN ORDINANCE OF THE CITY OF ASPEN GRANTING GMQS EXEMPTION FOR
AFFORDABLE HOUSING UNITS CONSISTING OF A TRIPLEX AT THE CRESTAHAUS
LODGE LOCATED AT 1301 E. COOPER AVENUE (A 1.23 ACRE PARCEL IN THE
RIVERSIDE ADDITION)
WHEREAS, pursuant to Section 24 -8 -104 C.1.c. of the Aspen
Municipal Code, the City Council may exempt deed restricted
affordable housing units from the Growth Management Quota System
(GMQS) competition; and
WHEREAS, Melinda Goldrich, owner /operator of the Crestahaus
Lodge ( "Applicant ") submitted to the Planning Office an application
for GMQS Exemption for Affordable Housing to construct a deed
restricted tri -plex on the lodge property; and
WHEREAS, the Crestahaus Lodge property is zoned LP Lodge
Preservation and affordable housing for lodge employees is a
permitted use in the zone district; and
WHEREAS, the application was reviewed by the Engineering
Department and the Aspen /Pitkin County Housing Office and those
agencies submitted referral comments to the Planning Office; and
WHEREAS, at a regular meeting held on May 19, the Aspen
Planning and Zoning Commission found that the proposed deed
restricted tri -plex meets the requirements of the LP zone district
as well as the review criteria for GMQS Exemption, and supports the
ability of a small lodge owner and the lodge employees to live and
work on the lodge property; and
WHEREAS, the Planning and Zoning Commission voted 5 -0 to
1
recommend approval to the City Council for the GMQS Exemption for
the development of a deed restricted tri -plex at the Crestahaus
Lodge with conditions; and
WHEREAS, the Aspen City Council having considered and agreed
with the Planning and Zoning Commission's recommendation, does wish
to grant GMQS Exemption for Affordable Housing for development of
a deed restricted tri -plex at the Crestahaus Lodge.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO:
Section 1:
That it does hereby grant GMQS Exemption for Affordable
Housing for the development of a deed restricted tri -plex at the
Crestahaus Lodge pursuant to Section 24- 8- 104.C.1.c. of the Aspen
Municipal Code.
Section 2.
The conditions of approval which apply to this GMQS Exemption
are:
1. The owner shall submit appropriate deed restrictions to the
Aspen /Pitkin County Housing Office for approval. Unit A shall
be deed restricted to Resident Occupancy. Unit B shall be
restricted to Category 3. Unit C shall be restricted to
Category 2. All other restrictions required by the Housing
Office regarding lease requirements and vacancy periods shall
apply to all three units. Upon approval by the Housing
Office, the Owner shall record the deed restrictions with the
Pitkin County Clerk and Recorder's Office.
2
2. Prior to issuance of any building permits for the property,
copies of the recorded deed restrictions for the three
dwelling units must be forwarded to the Planning Office.
3. On January 1 of each year, the lodge owner must submit in
writing to the Planning Office and /or Housing designee
verification of occupancy of each of the deed restricted units
on the property.
4. Prior to the issuance of any building permit, a site drainage
plan for the triplex showing that the storm drainage system
can be adequately incorporated into the existing system must
be submitted to and approved by the City Engineering
Department. The drainage plan must be prepared by an engineer
registered in the State of Colorado.
4. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions.
Section 3:
A public hearing on the Ordinance shall be held on the c?a
day of , 1992 at 5:00 P.M. in the City Council Chambers,
Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
a hearing of public notice of the same shall be published in a
newspaper of general circulation within the City of Aspen.
Section 4:
If any section, ,subsection, sentence, clause, phrase or
3
portion of this ordinance is for any reason held invalid or
unconstitutional by any court of competent jurisdiction, such
provision and such holding shall not affect the validity of the
remaining portions thereof.
Section 5:
This Ordinance shall not effect any existing litigation and
shall not operate as an abatement of any action or proceeding now
pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded
under such prior ordinances.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by
the City Council of the City of Aspen on the o day of
, 1992.
John J ennett, Mayor
AT'EST:
Kathryn Koch, City Clerk
NALLY, adopted, passed and approved this as day of
, 1992.
5 4
John ennett, Mayor
ATT ST: ) J
Kathryn S Koch, City Clerk
4
f iz z ..
city Conseil iSSMt
Apr , • 1>t
3 By Ordinance
MEMORANDUM Mir — 6 ;(1 '.
To: Kim Johnson, Planning Office
From: Rob Thomson, Project Engineer K l
Date: May 5, 1992
Re: Crestahaus Employee Unit
Having reviewed the above application, and having made a site inspection, the
engineering department has the following comments:
As a general note this property was reviewed by the engineering department in
September of 1989 for GMQS, Rezoning, Special Review and GMQS Exemption.
1. Site drainage - The new employee unit will increase storm runoff from impervious
surfaces. This increased storm runoff must be encompassed into the existing site
drainage system. A condition of the previous review was that all drywells and /or
detention ponds were to be shown on the plat. The submitted drawing for the
employee unit does not depict any drainage improvements.
a Plat - another condition of the previous approval was that there was to be a plat
fFfr filed for this property. The engineering department records do not indicate that a plat
Mt� ever been filed.
w Recommended Conditions of Approval
1. Prior to issuing a building permit, an updated site drainage plan must be submitted
to the engineering department prepared by a registered engineer, in the State of
Colorado, showing that the existing storm drainage system can adequately be
encompassed into the existing system.
N Ab��\ Prior to issuing a building permit a plat must be submitted that meets all
�,�p(ti engineering department requirements and filed at the Clerk and Recorder's Office of
N 4 0Pitkin County.
T
cc Chuck Roth, City Engineer
aseload92.010 t 1 /
WCS
05/11/92 08:08 P P C HOUSING RUTH. 303 920 5580 P.01
PLANNING & ZONING COMMISSION
EXHIBIT „b" , APPROVED ,
19 _ BY RESOLUTION
9 May, 1992
To: Kim Johnson, Planning
Prom: Dave Tolen, Rousing
Re: Crestahaus Employee Units
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Kim:
Correct me if I am mistaken, but the proposal for the Crestahaus
employee units appears to be a request for OHO exemption for units
that may be used for employees, but that may also be used by the
owner tor just about anything.
I would propose that the units be deed restricted for occupancy by
the owner /operator, manager and lodge employee. mix. The standard
restriction for at least 9 month per year residency would apply for '
an owner /operator and manager. A minimum six month lease would be
required for employees in order to provide for seasonal workers.
The owner would not be permitted to use the units for storage,
guest facilities or any other use.
Give me a call if you have any questions. Sorry I missed the DRC on
this!
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27
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19 SY RISOMITIOM
APRIL 16, 1992
PROPOSED CRESTAHAUS EMPLOYEE UNITS
CRESTAHAAS LODGE
1301 E. COOPER AVE.
ASPEN, CO. 81611
THIS IS AN APPLICATION FOR THE ADDITION OF A TWO -STORY STRUCTURE
TO CONTAIN THREE RESIDENT OCCUPIED DEED RESTRICTED EMPLOYEE
HOUSING UNITS ON THE NORTH -EAST CORNER (LOCATION INDICATED ON
ATTACHED SURVEY) OF THE CRESTAHAUS LODGE PROPERTY WHICH I6 IN A
LODGE PRESERVATION ZONE. AFFORDABLE HOUSING FOR EMPLOYEES /MANAGE-
MENT OF THE LODGE IS A PERMITTED USE OF THE LP ZONE. THIS IS A
VOLUNTARY ADDITION OF EMPLOYEE UNITS AND NOT PART OF A LARGER
GROWTH MANAGEMENT PLAN. THEREFORE IT IS NOT BEING PROPOSED AS
PRICE /INCOME RESTRICTED, NOR AS UNITS WITH MANDATORY OCCUPANCY
REQUIREMENTS.
AS THE OWNER /OPERATOR OF THE CRESTAHAUS LODGE, I HAVE FOUND THAT
THE LODGE HAS INSUFFICIENT HOUSING FOR THE STAFF WHICH INCLUDES
MYSELF, A RESIDENT MANAGER, AND 5 -8 ADDITIONAL EMPLOYEES THROUGH
THE WINTER AND SUMMER SEASONS OF OPERATION. THE LODGE OPERATES
AS A 30 ROOM BED AND BREAKFAST, OPEN YEARROUND. THERE IS CURRENT-
LY A THREE BEDROOM MODULAR HOUSE ON THE PROPERTY (SEE PLANS)
WHICH HOUSES 3 -5 EMPLOYEES THROUGHOUT THE SEASON, AND AN ADDI-
TIONAL UNIT OF THE PROPERTY BEING USED TO HOUSE THE RESIDENT
MANAGER. AS THE OWNER - OPERATOR, I AM CURRENTLY RESIDING OFF OF
THE PROPERTY DURING THE SEASON TO AVOID USING ADDITIONAL LODGE
UNITS AS HOUSING. IN ADDITION TO LODGE ROOMS, THE PROPERTY FEA-
TURES A KITCHEN AND GUEST DINING AREA, AN OFFICE /LUGGAGE STORAGE
AREA, AN ENTRY /FRONT DESK AREA, TWO GUEST LOUNGES, GUEST LAUNDRY
ROOM, AND A VARIETY OF MECHANICAL ROOMS AND HOUSEKEEPING STORAGE
AREAS. THE BASEMENT IS ALSO AVAILABLE AS A LAUNDRY /STORAGE /WORK
AREA.
I AM PROPOSING THE ADDITION OF A SINGLE TWO- STORY /TRIPLEX STRUC-
TURE TO ADD EMPLOYEE HOUSING TO THE PROPERTY. THE EMPLOYEE /AF-
FORDABLE HOUSING UNITS I AM PROPOSING TO BUILD ARE BROKEN DOWN AS
FOLLOWS: (AS SHOWN ON PROPOSED PLAN)
1- THE UPSTAIRS UNIT WHICH WILL BE ENTERED FROM THE DOWNSTAIRS,
WILL BE A /W SQUARE FOOT ONE BEDROOM UNIT ( "A ") WITH A FULL
KITCHEN, LIVING AND DINING AREA, ONE- AND -A -HALF BATHS AND LAUNDRY
FACILITIES.
2- ONE ,JO SQUARE FOOT MANAGER'S EFFICIENCY APARTMENT ON THE
GROUND FLOOR ( "B ") FEATURING A SINGLE -ROOM LIVING SPACE WITH PRI-
1
VATE BATH, KITCHEN AND STORAGE FACILITIES ON THE GROUND FLOOR.
3 -A SO ON THE GROUND FLOOR IS A SMALLER EFFICIENCY UNIT ( "C "),
-500 SQUARE FEET, WITH THE SAME BASIC FEATURES, BUT A SMALLER
KITCHENETTE.
AS INDICATED IN THE PLANS, THE ONE BEDROOM APARTMENT AND THE
SMALLER EFFICIENCY WILL BE A LOCK -OFF UNIT WHICH MAY BE JOINED
TO CREATE A SINGLE LARGER DWELLING. THE PURPOSE OF THIS FLEXIBIL-
ITY IN THE DESIGN IS TO ALLOW FOR DIFFERENT USES. AS THE
OWNER /OPERATOR, I AM CURRENTLY SINGLE, BUT MAY CHOOSE TO USE THE
ADDITIONAL SPACE AS A GUEST ROOM AND /OR OFFICE, OR AS AN ADDI-
TIONAL EMPLOYEE RESIDENCE. IN THE EVENT THAT I SELL THE LODGE
PROPERTY OR CHANGE THE FORMAT OF MANAGEMENT, IT WOULD BE FORESEE-
ABLE THAT A LARGER LIVING SPACE WOULD BE REQUIRED. (AS IN THE
CASE OF A COUPLE OR FAMILY OWNERSHIP OR MANAGEMENT). AS MENTIONED
EARLIER, THIS IS A VOLUNTARY ADDITION OF EMPLOYEE HOUSING , AND
THEREFORE I AM REQUESTING THAT THERE BE NO MANDATORY OCCUPANCY
REQUIREMENTS FOR THIS LOCKOFF UNIT.
MY PROPOSED IMMEDIATE USE FOR THE TRIPLEX IS FOR UNIT "B" TO BE
OCCUPIED BY MY CURRENT RESIDENT MANAGER, AND THAT I WOULD- OCCUPY
UNIT "A" WITH THE POSSIBILITY OF UTILIZING UNIT "C" AS ADDITION-
AL SPACE OR USING IT AS AN EMPLOYEE HOUSING UNIT FOR ONE OF MY
OWN EMPLOYEES OR A RESIDENT /EMPLOYEE OF THE VALLEY. I AM PROPOS-
ING TO BEGIN CONSTRUCTION OF THE TRIPLEX IMMEDIATELY UPON APPROV-
AL, WITH THE ANTICIPATION OF OCCUPYING THE UNITS BY THE 1992 -93
WINTER SEASON.
THE TRIPLEX IS LOCATED ON THE SITE IN COMPLIANCE WITH ALL SETBACK
REGULATIONS. IT DOES NOT INTERFERE WITH THE OPERATION OR STRUC-
TURES OF THE LODGE IN ANY WAY, NOR DOES IT BLOCK MOUNTAIN VIEWS
OF THE LODGE ROOMS. ALL UNITS, "A ", "8", & "C" WILL BE ENTERED BY
FOOTPATHS FROM THE WALKWAYS OF THE LODGE (SEE PLANS). THERE WILL
BE NO DIRECT ACCESS FOR VEHICULAR TRAFFIC TO THE TRIPLEX. THERE
WILL BE NO ADDITIONAL PARKING NEEDS SINCE THE CURRENT PARKING
AVAILABLE ON THE PROPERTY OF THE LODGE (47 OFF - STREET SPACES) IS
MORE THAN ADEQUATE FOR THE FOLLOWING REASONS:
1 -THERE WILL NO ADDITIONAL TRAFFIC GENERATED BY THE ADDITION OF
THE TRIPLEX AS IT IS TO BE OCCUPIED BY ME AND THE CURRENT LODGE
MANAGER. THE CRESTAHAUS HAS THREE PROPERTY -OWNED VEHICLES WHICH
ARE CURRENTLY DRIVEN BY MANAGEMENT AND ARE ALREADY PARKED ON THE
PROPERTY AT ALL TIMES.
2 -DUE TO THE NUMBER OF GUESTS OF THE LODGE WHO DO NOT ARRIVE BY
CAR AND RELY ON RFTA TRANSPORTATION AND THE CRESTAHAUS SHUTTLE
(ONE OF THE AFORE MENTIONED PROPERTY -OWNED VEHICLES), THE PARK-
ING LOT IS VERY SELDOM USED TO CAPACITY.
3- BECAUSE FULL -TIME EMPLOYEES RESIDE ON THE PROPERTY AND UTILIZE
RFTA FOR TRANSPORTATION, AND FOR THE MOST PART, PART -TIME EMPLOY-
EES (WHO MAY NOT LIVE ON THE PREMISES) UTILIZE RFTA TO GET TO
2
WORK, THERE ARE NO ADDITIONAL PARKING NEEDS GENERATED BY THE PRO-
POSED TRIPLEX ADDITION. AGAIN, SINCE THE LOT IS SELDOM FILLED TO
CAPACITY, THIS IS NOT AN ISSUE.
4 -THE PARKING REQUIREMENTS IN THE LP ZONE ARE 1 SPACE /GUEST ROOM.
THE CURRENT PARKING AVAILABILITY EXCEEDS THIS; THE PROPOSED
TRIPLEX WILL NOT BE MINIMIZING EXISTING PARKING, AND THERE ARE NO
STATED REQUIREMENTS FOR RESIDENTIAL USE.
THE F.A.R. REQUIREMENTS OF THE SITE ARE NOT MAXIMIZED AT THIS
TIME; NOR WOULD THEY BE AFTER THE PROPOSED ADDITION OF THIS TRI-
PLEX:
TOTAL SITE = 1.23 ACRES = 53,578.8 SQ. FT. (SEE SURVEY ATTACHED)
TOTAL FOOTPRINT OF EXISTING STRUCTURES = 11,767 SQ. FT.
DECKS & COVERED WALKS OF EXISTING = 2090 SQ. FT.
PROPOSED BUILDING FOOTPRINT = 1350 SQ. FT.
REQUIRED OPEN SPACE = 35% OF 53,578.8 SQ. FT. = 18,752 SQ. FT.
EXISTING OPEN SPACE = 39,721 SQ. FT.
PROPOSED OPEN SPACE AFTER ADDITION = 38,371 SQ. FT.
EXTERNAL F.A.R. = ALLOWABLE = 1:1 = 53,578.8 SQ. FT.
EXISTING F.A.R. = 17,400 (TOTAL SQ. FT. BOTH FLOORS)
PROPOSED F.A.R. AFTER PROPOSED ADDITION = 20,100 SQ. FT.
INTERNAL FAR = ALLOWABLE RENTAL LODGE SPACE = 0.5:1 = 26,789.4
SQ. FT.
EXISTING RENTAL LODGE SPACE = 12,430 SQ. FT.
COMMON AREAS = 1835 SQ. FT.
UTILITY AREAS = 1250 SQ. FT.
OFFICE /KITCHEN = 340 SQ. FT.
EMPLOYEE HOUSING = 1545 SQ. FT.
ALLOWABLE BLDG. HEIGHT = 25 FT.
PROPOSED BLDG. HEIGHT = 24 FT.
ATTACHED YOU WILL FIND:
1- TITLE /PROOF OF OWNERSHIP
2- RECENT 2/92 SURVEY OF CRESTAHAUS LODGE SITE
3- PROPOSED ADDITION PLAN INCLUDING ELEVATIONS AND FLOOR PLANS
4- SKETCH OF EXISTING BUILDINGS OF LODGE PROPERTY
5- VICINITY MAP
IN SUMMARY, YOU WILL FIND THAT THE PROPOSED DEED RESTRICTED
EMPLOYEE /AFFORDABLE HOUSING TRIPLEX IS COMPATIBLE WITH THE RE-
STRICTIONS OF THE LODGE PRESERVATION ZONING, AND WITH THE PUR-
POSES OF THE LODGE. I FEEL THAT THIS STRUCTURE WILL PROVIDE A
BENEFICIAL SERVICE IN OFFERING SUCH HOUSING WITHOUT INTERFERING
WITH THE PRIMARY PURPOSE OF THE PROPERTY (RENTAL LODGING). ALSO
YOU WILL FIND THAT THE PROPOSED DRAWINGS SHOW VISUAL COMPATIBILI-
TY WITH THE OTHER STRUCTURES OF THE PROPERTY AND ARE NOT EXCEED-
ING THE DENSITY FOUND THROUGHOUT THIS AREA.
S NCE•ELY,
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C'ESTAHAU ODGE
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L, .y Council lxbibit G
Approved , 19 _
By Ordinance
Crestahaus Lodge GMQS Exemption for Affordable Housing
STAFF COMMENTS: Pursuant to Section 8 -104 C.1(c) the Council
shall exempt deed restricted housing that is provided in accordance
with the housing guidelines. The Commission shall review and make
a recommendation to Council regarding the housing package.
According to the Code, the review of any request for exemption of
housing pursuant to this section shall include a determination of
the City's need for such housing, considering the proposed
development's compliance with an adopted housing plan, the number
of dwelling units proposed and their location, the type of dwelling
units proposed, specifically regarding the number of bedrooms in
each unit, the size of the dwelling unit, the rental /sale mix of
the proposed development, and the proposed price categories to
which the dwelling units are to be deed restricted.
RESPONSE: The Crestahaus Lodge has 30 guest rooms and a three
bedroom employee house on the property. The existing employee unit
houses 3 -5 persons during the season. An additional unit on the
property houses the resident manager. More employee housing is
needed according to the application. Currently the owner - operator
lives off - premise during high season in order not to occupy a guest
room.
The applicant is voluntarily proposing to construct a 2,700 s.f.
triplex for use by herself as owner /manager and other lodge
employees. The application shows that Unit C may be joined to the
1,600 s.f. second level Unit A through the common entryway to allow
for a family management situation. The proposed deed restriction
is Resident Occupancy which allows bona fide employed residents of
the community to rent the units with six month minimum leases.
Specifically, the application requests no mandatory occupancy
requirements are placed on the units. As pointed out in Dave
Tolen's comments from the Housing Authority, the units should have
mandatory occupancy requirements to ensure that these units do not
remain vacant or are used for non - residential purposes.
Planning staff agrees with the Housing Authority requirements for
mandatory occupancy of the units. The Growth Management Exemptions
granted for these type of affordable units are valuable exemptions
to Growth Management competition and it should be expected that
every reasonable protection of these units as employee housing
should be incorporated in to their approval. Originally, the
applicant proposed that Unit C could be utilized by Unit A for more
living space. Staff and the Commission agree that Unit C cannot
become part of Unit A without the removal of the kitchen.
Therefore, the entry to Units A and C must remain common area, with
the locking door to Unit A being located at the bottom of the
stairs or at the top of the stairs.
Affordable housing for employees of the lodge is listed as a
permitted use in the LP zone. The proposed triplex complies with
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Kim Johnson, Planning
RE: Crestahaus Lodge - GMQS Exemption for an Affordable
Housing Tri -plex
DATE: May 19, 1992
SUMMARY: The applicant seeks to construct a tri -plex restricted
to Resident Occupancy on the Crestahaus Lodge property. This is
a GMQS exemption by Council with review and recommendation from the
Commission.
Staff recommends approval of the GMQS Exemption with conditions.
APPLICANT: Melinda Goldrich, represented by Susan Furr
LOCATION: 1301 E. Cooper, a 1.23 acre metes and bounds parcel
ZONING: (LP) Lodge Preservation
APPLICANT'S REQUEST: The applicant seeks GMQS Exemption for the
construction of a tri -plex on the west side of the lodge parcel.
The structure will be 2,700 s.f. The first level will contain two
'studio units of 500 s.f. and 600 s.f. It is anticipated that these
units will be occupied by a manager and another employee of the
lodge. In the event that these were not occupied by lodge
employees, Resident Occupancy deed restriction would allow them to
be rented to other employees of the community. The second level
will be a 1,600 s.f. one bedroom unit as the residence for the
applicant. Please see Exhibit "A" for site plan, elevations, and
floor plans of the lodge and proposed tri -plex.
REFERRAL COMMENTS: For complete referral memos, please see Exhibit
"B"
Engineering: A site drainage plan for the triplex showing that the
storm drainage system can be adequately incorporated into the
existing system must be submitted to and approved by the City
Engineering Department prior to the issuance of any building
permit. The drainage plan must be prepared by an engineer
registered in the State of Colorado.
Housing Authority: Dave Tolen submitted the following comments:
All of the units must be deed restricted for Resident Occupancy (9
months per year residency applicable to operator /managers, minimum
six month leases required for seasonal workers). The spaces cannot
be used for any other use, ie. storage or guest accommodations.
There is concern that these units may remain vacant. As approved
through the incentive of GMQS Exemption, they should be restricted
to mandatory occupancy for tenants verified through the Housing
Authority. In further conversations with Jim Curtis of the Housing
Authority Board, it was determined that this condition be augmented
to include a 30 or 45 day maximum vacancy period
STAFF COMMENTS: Pursuant to Section 8 -104 C.1(c) the Council
shall exempt deed restricted housing that is provided in accordance
with the housing guidelines. However the Commission shall review
and make a recommendation to Council regarding the housing package.
According to the Code, the review of any request for exemption of
housing pursuant to this section shall include a determination of
the City's need for such housing, considering the proposed
development's compliance with an adopted housing plan, the number
of dwelling units proposed and their location, the type of dwelling
units proposed, specifically regarding the number of bedrooms in
each unit, the size of the dwelling unit, the rental /sale mix of
the proposed development, and the proposed price categories to
which the dwelling units are to be deed restricted. -
RESPONSE: The Crestahaus Lodge has 30 guest rooms and a three
bedroom employee house on the property. The existing employee unit
houses 3 -5 persons during the season. An additional unit on the
property houses the resident manager. More employee housing is
needed according to the application. Currently the owner - operator
lives off - premise during high season in order not to occupy a guest
room.
The applicant is voluntarily proposing to construct a 2,700 s.f.
triplex for use by herself as owner /manager and other lodge
employees. The application shows that Unit C may be joined to the
1,600 s.f. second level Unit A through the common entryway to allow
for a family management situation. The proposed deed restriction
is Resident Occupancy which allows bona fide employed residents of
the community to rent the units with six month minimum leases.
Specifically, the application requests no mandatory occupancy
requirements are placed on the units. As pointed out in Dave
Tolen's comments from the Housing Authority, the units should have
mandatory occupancy requirements to ensure that these units do not
remain vacant or are used for non - residential purposes.
Planning staff agrees with the Housing Authority requirements for
mandatory occupancy of the units. The Growth Management Exemptions
granted for these type of affordable units are valuable exemptions
to Growth Management competition and it should be expected that
every reasonable protection of these units as employee housing
should be incorporated in to their approval. In response to the
applicant's proposal that Unit C can be utilized by Unit A for more
living space, staff argues that Unit C cannot become part of
Unit A without the removal of the kitchen. Therefore, the entry
to Units A and C must remain common area, with the locking door to
Unit A being located at the bottom of the stairs or at the top of
the stairs.
2
Affordable housing is listed as a permitted use in the LP zone.
The proposed triplex complies with the dimensional requirements of
the LP zone. According to the Land Use Code, parking for
residential use is N/A (not applicable) in the LP district. There
are 47 parking spaces on -site. The applicant states that no
additional parking is necessary for three reasons: the current
management lives on -site and is provided with Crestahaus vehicles
for transportation; for the most part the other employees use RFTA;
and most lodge guests rely on the Crestahaus shuttle or RFTA, so
the parking lot is seldom full. Staff believes that there will be
little parking impact based on this information. There is no
street parking available on Hwy.82 in front of the lodge, so the
applicant is committed to keeping employees on mass transit or in
Crestahaus vehicles.
RECOMMENDATION: Staff recommends approval of the GMQS Exemption
for the affordable housing tri -plex to be voluntarily constructed
at the Crestahaus Lodge with the following conditions:
1. The owner shall submit appropriate deed restrictions to the
A Aspen /Pitkin County Housing Authority for approval. - nits
y shall be deed restricted to Resident Occupancy with minimum 6 month
leases. The deed restriction shall include a mandatory occupancy
requirement with a maximum vacancy period of 30 days. Upon
1 Z approval by the Housing Authority, the Owner shall record the deed
t3 restrictions with the Pitkin County Clerk and Recorder's Office.
Ch
2. Prior to issuance of any building permits for the property, a
,` copy of the recorded deed restrictions for the accessory dwelling
cs.J' •ko'r' units must be forwarded to the Planning Office.
3. Units shall be configured and deed restricted as a separate
y' 'J . /1 living unit. • - _
1 I �, a -
.Y' " 't. Qr' toD ' t h e Q t - y -5.- It r. 0 ,- r LTfl }� .P � P 2 U t l n .- : t 1 ' 4 7'
w U b_ -. ;
x'j` „' ",- 4. Prior to the issuance of any bui permit, a site drainage
A
��� ` plan for the triplex showing that the storm drainage system can be
")/ adequately incorporated into the existing system must be submitted
(" to and approved by the City Engineering Department. The drainage
plan must be prepared by an engineer registered in the State of
Colorado.
5. All material representations made by the applicant in the
application and during public meetings with the Planning and Zoning
Commission and City Council shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
RECOMMENDED MOTION: I move to approve GMQS Exemption for t re
affordable housing units restricted to Resident Occupancy (w
3
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mand ory occu ncy) to be voluntarily constructed at the
Cresta aus Lod ee with the five conditions recommended in the
Planning Office memo dated 5/19/92.
Exhibits:
"A" - Proposed Site Plan, Floorplans, Elevations, and Application
Letter
"B" - Referral Memos
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P2OP05ED CRESTAHALIS
EMPLOYEE HOUSING! _
APRIL 17, 1992
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Eprc, -■EhGY LNiT G : 50D 5.c
TOTAL GoZe UN2 LEVEL i 13 ..R
PROPOSF_p GRT.51
TOTAL. PSG-K. : 240 t.F. EMP LOYSE. HOUSING
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ONE BEDROOM APARTMENT A : SECOND LEVEL 1360 :.F.
GF(OUNO •EN/SL 220 S.F.
TOTAL: 1. GOO 5.
'TOTAL DBGK : 350 SP:
PROTOSED CRESTAHA us
BOTH LavE Ls : 2-700 6.F a MPLOYBE HOUSINW
DELKS : 59 0 5. F
APRIL 17, 1992
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PROPOSED C.RESTAHAL4S
EMPLOYEE 1401.4SI144
APRIL 11, 1992
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05 08:08 C- C HOUSING RUTH. 303 920 5580 P.01
PLANNING & ZONING COMMISSION
EXHIBIT ,E" , APPROVED ,
19 _ BY RESOLUTION .
9 May, 1992
To: Kim Johnson, Planning
From: Dave Polen, Housing
Re: Crestahaus Employee Units
Kim:
Correct me if 1 am mistaken, but the proposal for the Crestahaus
employee units appears to be a request for OMB exemption for units
that max be used tor employees, but that may also be used by the
owner tor just about anything.
1 would propose that the units be deed restricted for occupancy by
the owner /operator, manager and lodge employees only. The standard
restriction for at least 9 month per year residency would apply for '
an owner/operator and manager. A minimum six month lease would be
required for employees in order to provide for seasonal workers.
The owner would not be permitted to use the units for storage,
guest facilities or any other use.
Give me • call if you have any questions. Sorry I missed the DRC on
this
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MEMORANDUM MAY - 6 '992
To: Kim Johnson, Planning Office
From: Rob Thomson, Project Enginee5 tc (
Date: May 5, 1992 I
Re: Crestahaus Employee Unit
Having reviewed the above application, and having made a site inspection, the
engineering department has the following comments:
As a general note this property was reviewed by the engineering department in
September of 1989 for GMQS, Rezoning, Special Review and GMQS Exemption.
1. Site drainage - The new employee unit will increase storm runoff from impervious
surfaces. This increased storm runoff must be encompassed into the existing site
drainage system. A condition of the previous review was that all drywells and /or
detention ponds were to be shown on the plat. The submitted drawing for the
employee unit does not depict any drainage improvements.
a ( Plat - another condition of the previous approval was that there was to be a plat
N fi fi le d for this property. The engineering department records do not indicate that a plat
re klil+has ever been filed.
F-' Recommended Conditions of Approval
1. Prior to issuing a building permit, an updated site drainage plan must be submitted
to the engineering department prepared by a registered engineer, in the State of
Colorado, showing that the existing storm drainage system can adequately be
encompassed into the existing system.
Nod Prior to issuing a building permit a plat must be submitted that meets all
,,�� engineering department requirements and filed at the Clerk and Recorder's Office of
rli 6110Pitkin County.
Y
cc Chuck Roth, City Engineer
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19 SY RESOLUT'ION •
APRIL 16, 1992
PROPOSED CRESTAHAUS EMPLOYEE UNITS
CRESTAHUAS LODGE
1301 E. COOPER AVE.
ASPEN, CO. 81611
THIS IS AN APPLICATION FOR THE ADDITION OF A TWO -STORY STRUCTURE
TO CONTAIN THREE RESIDENT OCCUPIED DEED RESTRICTED EMPLOYEE
HOUSING UNITS ON THE NORTH -EAST CORNER (LOCATION INDICATED ON
ATTACHED SURVEY) OF THE CRESTAHAUS LODGE PROPERTY WHICH IS IN A
LODGE PRESERVATION ZONE. AFFORDABLE HOUSING FOR EMPLOYEES /MANAGE-
MENT OF THE LODGE IS A PERMITTED USE OF THE LP ZONE. THIS IS A
VOLUNTARY ADDITION OF EMPLOYEE UNITS AND NOT PART OF A LARGER
GROWTH MANAGEMENT PLAN. THEREFORE IT IS NOT BEING PROPOSED AS
PRICE /INCOME RESTRICTED, NOR AS UNITS WITH MANDATORY OCCUPANCY
REQUIREMENTS.
AS THE OWNER /OPERATOR OF THE CRESTAHAUS LODGE, I HAVE FOUND THAT
THE LODGE HAS INSUFFICIENT HOUSING FOR THE STAFF WHICH INCLUDES
MYSELF, A RESIDENT MANAGER, AND 5 -8 ADDITIONAL EMPLOYEES THROUGH
THE WINTER AND SUMMER SEASONS OF OPERATION. THE LODGE OPERATES
AS A 30 ROOM BED AND BREAKFAST, OPEN YEARROUND. THERE IS CURRENT-
LY A THREE BEDROOM MODULAR HOUSE ON THE PROPERTY (SEE PLANS)
WHICH HOUSES 3 -5 EMPLOYEES THROUGHOUT THE SEASON, AND AN ADDI-
TIONAL UNIT OF THE PROPERTY BEING USED TO HOUSE THE RESIDENT
MANAGER. AS THE OWNER - OPERATOR, I AM CURRENTLY RESIDING OFF OF
THE PROPERTY DURING THE SEASON TO AVOID USING ADDITIONAL LODGE
UNITS AS HOUSING. IN ADDITION TO LODGE ROOMS, THE PROPERTY FEA-
TURES A KITCHEN AND GUEST DINING AREA, AN OFFICE /LUGGAGE STORAGE
AREA, AN ENTRY /FRONT DESK AREA, TWO GUEST LOUNGES, GUEST LAUNDRY
ROOM, AND A VARIETY OF MECHANICAL ROOMS AND HOUSEKEEPING STORAGE
AREAS. THE BASEMENT IS ALSO AVAILABLE AS A LAUNDRY /STORAGE /WORK
AREA.
I AM PROPOSING THE ADDITION OF A SINGLE TWO - STORY /TRIPLEX STRUC-
TURE TO ADD EMPLOYEE HOUSING TO THE PROPERTY. THE EMPLOYEE /AF-
FORDABLE HOUSING UNITS I AM PROPOSING TO BUILD ARE BROKEN DOWN AS
FOLLOWS: (AS SHOWN ON PROPOSED PLAN)
1- THE UPSTAIRS UNIT WHICH WILL BE ENTERED FROM THE DOWNSTAIRS,
WILL BE A /O SQUARE FOOT ONE BEDROOM UNIT ( "A ") WITH A FULL
KITCHEN, LIVING AND DINING AREA, ONE - AND -A -HALF BATHS AND LAUNDRY
FACILITIES.
L�
2- ONE OC SQUARE FOOT MANAGER'S EFFICIENCY APARTMENT ON THE
GROUND FLOOR ( "B ") FEATURING A SINGLE -ROOM LIVING SPACE WITH PRI-
1
VATE BATH, KITCHEN AND STORAGE FACILITIES ON THE GROUND FLOOR.
3 -A SO ON THE GROUND FLOOR IS A SMALLER EFFICIENCY UNIT ( "C "),
-500 SQUARE FEET, WITH THE SAME BASIC FEATURES, BUT A SMALLER
KITCHENETTE.
AS INDICATED IN THE PLANS, THE ONE BEDROOM APARTMENT AND THE
SMALLER EFFICIENCY WILL BE A LOCK -OFF UNIT WHICH MAY BE JOINED
TO CREATE A SINGLE LARGER DWELLING. THE PURPOSE OF THIS FLEXIBIL-
ITY IN THE DESIGN IS TO ALLOW FOR DIFFERENT USES. AS THE
OWNER /OPERATOR, I AM CURRENTLY SINGLE, BUT MAY CHOOSE TO USE THE
ADDITIONAL SPACE AS A GUEST ROOM AND /OR OFFICE, OR AS AN ADDI-
TIONAL EMPLOYEE RESIDENCE. IN THE EVENT THAT I SELL THE LODGE
PROPERTY OR CHANGE THE FORMAT OF MANAGEMENT, IT WOULD BE FORESEE-
ABLE THAT A LARGER LIVING SPACE WOULD BE REQUIRED. (AS IN THE
CASE OF A COUPLE OR FAMILY OWNERSHIP OR MANAGEMENT). AS MENTIONED
EARLIER, THIS IS A VOLUNTARY ADDITION OF EMPLOYEE HOUSING , AND
THEREFORE I AM REQUESTING THAT THERE BE NO MANDATORY OCCUPANCY
REQUIREMENTS FOR THIS LOCKOFF UNIT.
MY PROPOSED IMMEDIATE USE FOR THE TRIPLEX IS FOR UNIT "B" TO BE
OCCUPIED BY MY CURRENT RESIDENT MANAGER, AND THAT I WOULD OCCUPY
UNIT "A" WITH THE POSSIBILITY OF UTILIZING UNIT "C" AS ADDITION-
AL SPACE OR USING IT AS AN EMPLOYEE HOUSING UNIT FOR ONE OF MY
OWN EMPLOYEES OR A RESIDENT /EMPLOYEE OF THE VALLEY. I AM PROPOS-
ING TO BEGIN CONSTRUCTION OF THE TRIPLEX IMMEDIATELY UPON APPROV-
AL, WITH THE ANTICIPATION OF OCCUPYING THE UNITS BY THE 1992 -93
WINTER SEASON.
THE TRIPLEX IS LOCATED ON THE SITE IN COMPLIANCE WITH ALL SETBACK
REGULATIONS. IT DOES NOT INTERFERE WITH THE OPERATION OR STRUC-
TURES OF THE LODGE IN ANY WAY, NOR DOES IT BLOCK MOUNTAIN VIEWS
OF THE LODGE ROOMS. ALL UNITS, "A ", "B ", & "C" WILL BE ENTERED BY
FOOTPATHS FROM THE WALKWAYS OF THE LODGE (SEE PLANS). THERE WILL
BE NO DIRECT ACCESS FOR VEHICULAR TRAFFIC TO THE TRIPLEX. THERE
WILL BE NO ADDITIONAL PARKING NEEDS SINCE THE CURRENT PARKING
AVAILABLE ON THE PROPERTY OF THE LODGE (47 OFF - STREET SPACES) IS
MORE THAN ADEQUATE FOR THE FOLLOWING REASONS:
1 -THERE WILL NO ADDITIONAL TRAFFIC GENERATED BY THE ADDITION OF
THE TRIPLEX AS IT IS TO BE OCCUPIED BY ME AND THE CURRENT LODGE
MANAGER. THE CRESTAHAUS HAS THREE PROPERTY -OWNED VEHICLES WHICH
ARE CURRENTLY DRIVEN BY MANAGEMENT AND ARE ALREADY PARKED ON THE
PROPERTY AT ALL TIMES.
2 -DUE TO THE NUMBER OF GUESTS OF THE LODGE WHO DO NOT ARRIVE BY
CAR AND RELY ON RFTA TRANSPORTATION AND THE CRESTAHAUS SHUTTLE
(ONE OF THE AFORE MENTIONED PROPERTY -OWNED VEHICLES), THE PARK-
ING LOT IS VERY SELDOM USED TO CAPACITY.
3- BECAUSE FULL -TIME EMPLOYEES RESIDE ON THE PROPERTY AND UTILIZE
RFTA FOR TRANSPORTATION, AND FOR THE MOST PART, PART -TIME EMPLOY-
EES (WHO MAY NOT LIVE ON THE PREMISES) UTILIZE RFTA TO GET TO
2
WORK, THERE ARE NO ADDITIONAL PARKING NEEDS GENERATED BY THE PRO—
POSED TRIPLEX ADDITION. AGAIN, SINCE THE LOT IS SELDOM FILLED TO
CAPACITY, THIS IS NOT AN ISSUE.
4 —THE PARKING REQUIREMENTS IN THE LP ZONE ARE 1 SPACE /GUEST ROOM.
THE CURRENT PARKING AVAILABILITY EXCEEDS THIS; THE PROPOSED
TRIPLEX WILL NOT BE MINIMIZING EXISTING PARKING, AND THERE ARE NO
STATED REQUIREMENTS FOR RESIDENTIAL USE.
THE F.A.R. REQUIREMENTS OF THE SITE ARE NOT MAXIMIZED AT THIS
TIME; NOR WOULD THEY BE AFTER THE PROPOSED ADDITION OF THIS TRI—
PLEX:
TOTAL SITE = 1.23 ACRES = 53,578.8 SQ. FT. (SEE SURVEY ATTACHED)
TOTAL FOOTPRINT OF EXISTING STRUCTURES = 11,767 SQ. FT.
DECKS & COVERED WALKS OF EXISTING = 2090 SQ. FT.
PROPOSED BUILDING FOOTPRINT = 1350 SQ. FT.
REQUIRED OPEN SPACE = 35% OF 53,578.8 SQ. FT. = 18,752 SQ. FT.
EXISTING OPEN SPACE = 39,721 SQ. FT.
PROPOSED OPEN SPACE AFTER ADDITION = 38,371 SQ. FT.
EXTERNAL F.A.R. = ALLOWABLE = 1:1 = 53,578.8 SQ. FT.
EXISTING F.A.R. = 17,400 (TOTAL SQ. FT. BOTH FLOORS)
PROPOSED F.A.R. AFTER PROPOSED ADDITION = 20,100 SQ. FT.
INTERNAL FAR = ALLOWABLE RENTAL LODGE SPACE = 0.5:1 = 26,789.4
SQ. FT.
EXISTING RENTAL LODGE SPACE = 12,430 SQ. FT.
COMMON AREAS = 1835 SQ. FT.
UTILITY AREAS = 1250 SQ. FT.
OFFICE /KITCHEN = 340 SQ. FT.
EMPLOYEE HOUSING = 1545 SQ. FT.
ALLOWABLE BLDG. HEIGHT = 25 FT.
PROPOSED BLDG. HEIGHT = 24 FT.
ATTACHED YOU WILL FIND:
1— TITLE /PROOF OF OWNERSHIP
2— RECENT 2/92 SURVEY OF CRESTAHAUS LODGE SITE
3— PROPOSED ADDITION PLAN INCLUDING ELEVATIONS AND FLOOR PLANS
4— SKETCH OF EXISTING BUILDINGS OF LODGE PROPERTY
5— VICINITY MAP
IN SUMMARY, YOU WILL FIND THAT THE PROPOSED DEED RESTRICTED
EMPLOYEE /AFFORDABLE HOUSING TRIPLEX IS COMPATIBLE WITH THE RE—
STRICTIONS OF THE LODGE PRESERVATION ZONING, AND WITH THE PUR—
POSES OF THE LODGE. I FEEL THAT THIS STRUCTURE WILL PROVIDE A
BENEFICIAL SERVICE IN OFFERING SUCH HOUSING WITHOUT INTERFERING
WITH THE PRIMARY PURPOSE OF THE PROPERTY (RENTAL LODGING). ALSO
YOU WILL FIND THAT THE PROPOSED DRAWINGS SHOW VISUAL COMPATIBILI—
TY WITH THE OTHER STRUCTURES OF THE PROPERTY AND ARE NOT EXCEED—
ING THE DENSITY FOUND THROUGHOUT THIS AREA.
S NCE'ELY,
I /4A _LDRZl i e
'ESTAHAU�✓IODGE
3
15 ' 92 12:1-' AT ::}, .'H }' 9025FX F'
! . 1 Goldrich &Kest
I 5150 Overland Avenue • Post Office Box 3623 •Culver City, California 90231 -3623 • (310) 204 -205
'•`.? "2 Writer's Direct Line
CONSENT
To Whom It May Concern:
This letter is to certify that, Melinda Goldrich, residing at 1301 East Cooper
Street, Aspen, Colorado, may act as a representative of Crestahaus Lodge in
the preparation, negotiation, execution and delivery of all agreements,
notices, instruments and other documents required or deemed appropriate in
the redevelopment of the property located at 1301 East Cooper Street, Aspen
Colorado.
..._
Li. 21
Dated:
Jon''oldrich, The Goldrich Trust
No,1, in his individual capacity
and as settlor, trustee and
beneficiary
Signature itnessed by:
Dated: • �� { /� / ✓yL �/(�
7
Conimonrrealth -�
Land Tide Insurance Com jk w
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective date: 10/01/90 @ 8:00 A.M.
Case No. PCT - 5015
2. Policy or policies to be issued:
( a)ALTA Owner's Policy -Form B -1970 Amount $ 2,600,000.00
(Rev. 10 -17 - 70 & 10- 17 -84) or 10/21/87 Premium $ 2,321.50
PROPOSED INSURED: JONA GOLDRICH
(b)ALTA Loan Policy, Amount $
(REV. 10- 21 -87) Premium $
PROPOSED INSURED:
(c)Alta Loan Construction Policy, 1975 Amount $
(Rev. 10= 17 -84) Premium $
PROPOSED INSURED:
Tax Cert. $ 10.00
3. Title to the FEE SIMPLE estate or interest in the land described or
referred to in this Commitment is at the effective date hereof vested
in:
HARLEY BALDWIN
4. The land referred to in this Commitment is described as follows:
PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Countersigned at: PITKIN COUNTY TITLE, INC. Schedule A -PG.1
601 E. HOPKINS This Commitment is invalid
ASPEN, CO. 81611 unless the Insuring
303 - 925 -1766 Provisions and Schedules
Fax 303 - 925 -6527 A and B are attached.
Authorized officer or agent
M Commonwealth
Lind i iile Insurance C nipan■
SCHEDULE B- OWNERS
CASE NUMBER DATE OF POLICY POLICY NUMBER
PCT -5015 11/18/90 ! 12:07 P.M. 128- 034667
THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines. shortage In area. encroachments, and any
facts which a correct survey and inspection of the premises 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 hereto -
after furnished, imposed by law and not shown by the public records, created,
suffered, assumed or caused by the insured. agents or contractors of the insured.
5. Unpatented mining claims, reservations or exceptions in patents or in Acts authoriz-
ing the issuance thereof: water rights, claims or title to water.
6. Taxes for the year 1990 not yet due or payable.
7. Reservations and exceptions as contained in the United States Patents recorded
October 21, 1955 in Book 180 at Page 455 and recorded in June 17, 1949 in Book 175
at Page 246 as follows:
Right of the proprietor of a vein or lode to extract and remove his ore therefrom.
should the same be found to penetrate or intersect the premises hereby granted: and
right of way for ditches or canals constructed by the authority of the United
States.
8. Terms, conditions. restrictions, reservations and obligations as set forth in
occupancy and Rental Deed Restrictions and Agreement recorded December 16, 1987 in
Book 553 at Page 206.
9. Deed of Trust from : CRESTAHAUS. A CALIFORNIA LIMITED PARTNERSHIP
To the Public Trustee of Pitkin County
For the use of : PITKIN COUNTY BANK & TRUST CO.
To secure : 51,200.000.00
Dated : NOVEMBER 14, 1990
Recorded : NOVEMBER 16. 1990 IN BOOK 634 AT PAGE 257
Reception No. : 328019
10. Deed of Trust from : CRESTAHAUS, A CALIFORNIA LIMITED PARTNERSHIP
To the Public Trustee of Pitkin County
For the use of : HARLEY BALDWIN
To secure : $700.000.00
Dated : NOVEMBER 14. 1990
Recorded : NOVEMBER 16. 1990 IN BOOK 634 AT PAGE 280
Reception No. : 328020
NOTE: THE ABOVE DEED OF TRUST WAS RE- RECORDED NOVEMBER 30. 1990 IN BOOK 635 AT PAGE
39.
CONTINUED
Commonwealth
Land Title Insurance Coml. "'"-
SCHEDULE B- SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors
of the full consideration for the estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be
insured must be executed and duly filed for record to -wit:
1. Release by the Public Trustee of;
Deed of Trust from : Harley Baldwin
To the Public Trustee of the County of Pitkin
For the use of : Leonard W. Koval and Barbara W. Koval
To secure : $300,000.00
Dated : November 15, 1988
Recorded : November 17, 1988 in Book 578 at Page 905
Reception No. : 306099
NOTE: Estoppel Certificate given in connection with the above
Deed of Trust recorded in Book 585 at Page 536.
2. Release by the Public Trustee of;
Deed of Trust from : Harley Baldwin
To the Public Trustee of the County of Pitkin
For the use of : Central Bank of Aspen, N.A.
To secure : 5400,000.00
Dated : September 14, 1989
Recorded : September 15, 1989 in Book 601 at Page 997
Reception No. : 315119
NOTE: Assignment of Rents given in connection with the above
Deed of Trust recorded in Book 602 at Page 18.
Above Deed of Trust re- recorded in Book 619 at Page 133.
Extension given in connection with the above Deed of Trust
recorded in Book 621 at Page 513.
3. Release by the Public Trustee of;
Deed of Trust from : Harley Baldwin
To the Public Trustee of the County of Pitkin
For the use of : Garfield & Hecht, P.C.
To secure : $100,000.00
Dated : August 23, 1990
Recorded : August 24, 1990 in Book 628 at Page 127
Reception No. : 325605
continued
: L$° o ; monivealdl
Land Title Insurance Corn" '
4. Deed From : Harley Baldwin
To : Jona Goldrich
5. Evidence satisfactory to the Company that the Real Estate Transfer
Tax as established by Ordinance No. 20 (Series of 1979) and
Ordinance No. 13 (Series of 1990) has been paid or exempted.
6. Evidence satisfactory to the Company that the Declaration of Sale,
Notice to County Assessor, as required by H.B. 1288, Notice to
County Assessor, has been complied with and that no fees or
penalties exist or are currently due.
7. Certificate of Nonforeign Status of Individual Transferor signed
by Harley Baldwin.
This commitment is invalid unless Schedule B- Section 1 PG.2
the Insuring Provisions and Schedules Commitment No. PCT-5015
A and 8 are attached.
Commonwealth c...,
Lanii Tide Insurance Cumpam
SCHEDULE A- OWNER'S POLICY
CASE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY NUMBER
PCT -5015 11/16/90 0 12:07 P.M. $ 2.525.000.00 128 - 034667
1. NAME OF INSURED:
CRESTAHAUS. A CALIFORNIA LIMITED PARTNERSHIP
2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS:
IN FEE SIMPLE
3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN:
CRESTAHAUS. A CALIFORNIA LIMITED PARTNERSHIP
4. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS:
PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF.
;)
'/ PITKIN COUNTY TITLE. INC.
i , v 1 #4 i (/. 601 E. HOPKINS AVE.
Countersigned Authorized Agen ASPEN. COLORADO 81611
(303) 925 -1766
THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE
COVER SHEET.
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EXHIBIT "A"
LEGAL DESCRIPTION
A' parcel of Land being part of the Riverside Addition to Aspen,
Colorado. Said parcel is more fully described as follows:
Beginning at a point being a plastic cap on a No. 5 rebar stamped
L. S. 2376 whence corner 8 of the Riverside Placer U.S.M.S. No. 3905
A.M. being a brass cap dated 1954 bears North 85 ° 08' West 554.05 feet;
thence North 15 ° 41' West 92.08 feet;
thence North 14 ° 06'59" West 122.02 feet;
thence North 13 ° 13'32" East 40.54 feet;
thence North 78 ° 22'05" East 33.31 feet;
thence North 37 ° 34'04" East 56.45 feet;
thence North 68 ° 24'15" East 27.55 feet;
thence South 50 ° 37' East 77.76 feet;
thence South 34 ° 21' East 150.08 feet;
thence 93.50 feet along a curve to the right having a radius of 760.00
feet (the chord of which bears South 24 ° 03' East 93.00 feet);
thence South 77 ° 45'50" West 235.32 to the point of beginning.
C0'_NTY OF PITKIN,
STATE OF COLORADO
VER Ev
MEMORANDUM
TO: Mayor and Council
THRU: Amy Margerum, City Manager V
THRU: Diane Moore, City Planning Direct.r ,
FROM: Kim Johnson, Planner
DATE: June 22, 1992
RE: Crestahaus Lodge Growth Management Exemption for Three
Affordable Housing Units - Second Reading of Ordinance
41, 1992
SUMMARY: The Applicant is proposing to construct a deed restricted
2,700 s.f. tri -plex on the west side of the Crestahaus Lodge for
use by lodge employees and herself as the owner /operator. The
Planning Commission reviewed this proposal on May 19, 1992 and with
a 5 -0 vote recommended approval with conditions.
PREVIOUS COUNCIL ACTION: First reading was held on June 8, 1992.
At that meeting, two questions were posed for staff response at
second reading:
1) Concern was raised about the Resident Occupied (R.O.) deed
restriction proposed for the owner /operator's Unit A and whether
the unit could be condominiumized and sold separately from the
other employee units or the lodge. The LP - Lodge Preservation
zone only permits affordable housing for employees of the lodge.
This unit, if not occupied by the owner /operator, must be occupied
by one or more Crestahaus Lodge employees. Additionally,
condominiumization is a subdivision exemption requiring City
Council approval. If condominiumization were ever proposed, staff
would recommend denial because it would be contrary to the intent
of the zone district. Staff is comfortable with the R.O.
restriction of Unit A because of its specific relationship to the
lodge, but if Council wished, the Ordinance could condition the
GMQS approval to prohibit condominiumization of the tri -plex.
At the Council's worksession with the Planning Office on June 14,
1992, Council discussed enforcement of the occupancy of affordable
housing units. A proposed condition of approval could read:
On January 1 of each year, the lodge owner must submit in
writing to the Planning Office verification of occupancy of
each of the deed restricted units on the property.
Staff should be directed to ad this condition to the Ordinance if
it satisfies Council's concern about self- enforcement of tenancies.
2) The second question regarded the Planning fee waiver for the
R.O. unit and whether a pro -rated fee for this unit should be
assessed to the Applicant. The Planning Office has historically
waived its fees for R.O. restricted units such as Accessory
Dwelling Units, regardless of whether or not the unit is being
built voluntarily or as a requirement of the Land Use Code under
Ordinance 1 or zone district demands. Although the R.O.
restriction is not price or income limited, it does secure a
certain type of unit for use by local employees. The deed
restricted tri -plex is being voluntarily proposed. Planning
believes the fee waiver is appropriate for all three units.
BACKGROUND: The applicant is Melinda Goldrich, Owner /Operator of
Crestahaus Lodge, which is located at 1301 E. Cooper. The property
is a 1.23 acre parcel zoned (LP) Lodge Preservation.
The Applicant wishes to provide on -site housing for herself, the
manager, and another lodge employee. Please see Exhibit "A" for
application information, site plan, and floor plans. An existing
house on the property houses 3 -5 employees during high seasons, but
more housing is needed. Ms. Goldrich currently occupies one of the
lodge rooms. She wants to provide more comfortable long -term
accommodations for herself as owner /operator and return her lodge
room to guest use.
The proposal originally presented all three apartments as Resident
Occupied units. After a discussion on appropriate deed
restrictions between staff, the Applicant and the Commission, the
Applicant and the Commission agreed on restricting the three units
as follows: Unit A (1,600 s.f. one bedroom) as Resident Occupied;
Unit B (600 s.f. studio for manager) as Category 3; and Unit C (500
s.f. studio) as Category 2. This is the proposal being forwarded
for Council's approval.
Referral Comments: For complete referral memos, please see Exhibit
"B"
Staff discussion of the GMQS Exemption review criteria is contained
in Exhibit "C ".
CURRENT ISSUES: It was discussed between staff and the Commission
that the Resident Occupied (R.O.) deed restriction may not be
suitable for Unit A, the owner /operator's unit. The main concern
is that the R.O. restriction is not specifically spelled out within
the GMQS Exemption category for affordable housing.
Section 24 -8 -104 C.1.c. reads: "All housing deed restricted in
accordance with the housing guidelines of the City Council and its
housing designee." This GMQS Exemption language was written prior
to the creation of the R.O. restriction category. Staff has had
several conversations with Dave Tolen and Jim Curtis of the Housing
2
Office and in their opinion, the R.O. restriction is suitable for
this particular proposal.
Specifically, the unit must be used by lodge employees as required
by the LP zone. Its location within a lodge complex lends it
particularly to use by lodge staff. The unit is part of the lodge
property and cannot be sold off separately. Staff and the
Commission believe that this proposal supports the concept of
owners being able to live and work at their small lodges. The
Housing Office believes that R.O. restriction is a reasonable deed
restriction for this GMQS Exemption proposal. Staff and Housing
agreed, however, that other situations may not be suitable for R.O.
units as GMQS Exemptions.
One condition which was imposed by the Planning Commission which
has already been addressed by the Applicant is the access
configuration of Units A and C. Staff was charged with reviewing
the changes and has found them to satisfy the Commission's concern.
This amended floorplan is included in Exhibit "A ".
FINANCIAL IMPLICATIONS: Planning processing fees for this
application have been waived because of the policy to process
affordable housing units at no charge. The applicant is aware that
other building permit, park, tap and utility fees will apply to
the construction of the tri -plex.
RECOMMENDATION: The Planning Commission recommends approval of the
Crestahaus Lodge GMQS Exemption for a deed restricted tri -plex with
the following conditions which are included in Ordinance 41, 1992:
1. The owner shall submit appropriate deed restrictions to the
Aspen /Pitkin County Housing Office for approval. Unit A shall be
deed restricted to Resident Occupancy. Unit B shall be restricted
to Category 3. Unit C shall be restricted to Category 2. All
other restrictions required by the Housing Office regarding lease
requirements and vacancy periods shall apply to all three units.
Upon approval by the Housing Office, the Owner shall record the
deed restrictions with the Pitkin County Clerk and Recorder's
Office.
2. Prior to issuance of any building permits for the property,
copies of the recorded deed restrictions for the three dwelling
units must be forwarded to the Planning Office.
3. Prior to the issuance of any building permit, a site drainage
plan for the triplex showing that the storm drainage system can be
adequately incorporated into the existing system must be submitted
to and approved by the City Engineering Department. The drainage
plan must be prepared by an engineer registered in the State of
Colorado.
4. All material representations made by the applicant in the
3
application and during public meetings with the Planning and Zoning
Commission and City Council shall be adhered to and considered
conditions of approval, unless otherwise amended by other
conditions.
ALTERNATIVES: The Council could establish different deed
restriction categories for the units. If potential occupants
exceed the asset limits or income limits established by the Housing
Office, the occupants are eligible for a special review hearing
through the Housing Office.
PROPOSED MOTION: "I move to have second reading of Ordinance 41,
1992 for approval of the Crestahaus Lodge GMQS Exemption for
Affordable Housing for the development of a deed restricted
triplex."
CITY MANAGER COMMENTS:
Ordinance 41, 1992
Exhibits:
"A" - Proposed Site Plan, Floorplans, Elevations, and Application
Letter
- Referral Memos
"C" - GMQS Exemption Review Standards / Planning Response
4
/I „
City Doti mutt f t
Appeanad , tf
By Ordinanoa
APRIL 16, 1992
PROPOSED CRESTAHAUS EMPLOYEE UNITS
CRESTAHUAS LODGE
1301 E. COOPER AVE.
ASPEN, CO. 81611
THIS IS AN APPLICATION FOR THE ADDITION OF A TWO -STORY STRUCTURE
TO CONTAIN THREE RESIDENT OCCUPIED DEED RESTRICTED EMPLOYEE
HOUSING UNITS ON THE NORTH -EAST CORNER (LOCATION INDICATED ON
ATTACHED SURVEY) OF THE CRESTAHAUS LODGE PROPERTY WHICH IS IN A
LODGE PRESERVATION ZONE. AFFORDABLE HOUSING FOR EMPLOYEES /MANAGE-
MENT OF THE LODGE IS A PERMITTED USE OF THE LP ZONE. THIS IS A
VOLUNTARY ADDITION OF EMPLOYEE UNITS AND NOT PART OF A LARGER
GROWTH MANAGEMENT PLAN. THEREFORE IT IS NOT BEING PROPOSED AS
PRICE /INCOME RESTRICTED, NOR AS UNITS WITH MANDATORY OCCUPANCY
REQUIREMENTS.
AS THE OWNER /OPERATOR OF THE CRESTAHAUS LODGE, I HAVE FOUND THAT
THE LODGE HAS INSUFFICIENT HOUSING FOR THE STAFF WHICH INCLUDES
MYSELF, A RESIDENT MANAGER, AND 5 -8 ADDITIONAL EMPLOYEES THROUGH
THE WINTER AND SUMMER SEASONS OF OPERATION. THE LODGE OPERATES
AS A 30 ROOM BED AND BREAKFAST, OPEN YEARROUND. THERE IS CURRENT-
LY A THREE BEDROOM MODULAR HOUSE ON THE PROPERTY (SEE PLANS)
WHICH HOUSES 3 -5 EMPLOYEES THROUGHOUT THE SEASON, AND AN ADDI-
TIONAL UNIT OF THE PROPERTY BEING USED TO HOUSE THE RESIDENT
MANAGER. AS THE OWNER - OPERATOR, I AM CURRENTLY RESIDING OFF OF
THE PROPERTY DURING THE SEASON TO AVOID USING ADDITIONAL LODGE
UNITS AS HOUSING. IN ADDITION TO LODGE ROOMS, THE PROPERTY FEA-
TURES A KITCHEN AND GUEST DINING AREA, AN OFFICE /LUGGAGE STORAGE
AREA, AN ENTRY /FRONT DESK AREA, TWO GUEST LOUNGES, GUEST LAUNDRY
ROOM, AND A VARIETY OF MECHANICAL ROOMS AND HOUSEKEEPING STORAGE
AREAS. THE BASEMENT IS ALSO AVAILABLE AS A LAUNDRY /STORAGE /WORK
AREA.
I AM PROPOSING THE ADDITION OF A SINGLE TWO- STORY /TRIPLEX STRUC-
TURE TO ADD EMPLOYEE HOUSING TO THE PROPERTY. THE EMPLOYEE /AF-
FORDABLE HOUSING UNITS I AM PROPOSING TO BUILD ARE BROKEN DOWN AS
FOLLOWS: (AS SHOWN ON PROPOSED PLAN)
1- THE UPSTAIRS UNIT WHICH WILL BE ENTERED FROM THE DOWNSTAIRS,
WILL BE A ,4600SQUARE FOOT ONE BEDROOM UNIT ( "A ") WITH A FULL
KITCHEN, LIVING AND DINING AREA, ONE- AND -A -HALF BATHS AND LAUNDRY
FACILITIES.
2- ONE • 0 SQUARE FOOT MANAGER'S EFFICIENCY APARTMENT ON THE
GROUND FLOOR ( "B ") FEATURING A SINGLE -ROOM LIVING SPACE WITH PRI-
1
' 7
VATE BATH, KITCHEN AND STORAGE FACILITIES ON THE GROUND FLOOR.
3 -N.'SO ON THE GROUND FLOOR IS A SMALLER EFFICIENCY UNIT ( "C "),
SOO SQUARE FEET, WITH THE SAME BASIC FEATURES, BUT A SMALLER
KITCHENETTE.
AS INDICATED IN THE PLANS, THE ONE BEDROOM APARTMENT AND THE
SMALLER EFFICIENCY WILL BE A LOCK -OFF UNIT WHICH MAY BE JOINED
TO CREATE A SINGLE LARGER DWELLING. THE PURPOSE OF THIS FLEXIBIL-
ITY IN THE DESIGN IS TO ALLOW FOR DIFFERENT USES. AS THE
OWNER /OPERATOR, I AM CURRENTLY SINGLE, BUT MAY CHOOSE TO USE THE
ADDITIONAL SPACE AS A GUEST ROOM AND /OR OFFICE, OR AS AN ADDI-
TIONAL EMPLOYEE RESIDENCE. IN THE EVENT THAT I SELL THE LODGE
PROPERTY OR CHANGE THE FORMAT OF MANAGEMENT, IT WOULD BE FORESEE-
ABLE THAT A LARGER LIVING SPACE WOULD BE REQUIRED. (AS IN THE
CASE OF A COUPLE OR FAMILY OWNERSHIP OR MANAGEMENT). AS MENTIONED
EARLIER, THIS IS A VOLUNTARY ADDITION OF EMPLOYEE HOUSING , AND
THEREFORE I AM REQUESTING THAT THERE BE NO MANDATORY OCCUPANCY
REQUIREMENTS FOR THIS LOCKOFF UNIT.
MY PROPOSED IMMEDIATE USE FOR THE TRIPLEX IS FOR UNIT "B" TO BE
OCCUPIED BY MY CURRENT RESIDENT MANAGER, AND THAT I WOULD OCCUPY
UNIT "A" WITH THE POSSIBILITY OF UTILIZING UNIT "C" AS ADDITION-
AL SPACE OR USING IT AS AN EMPLOYEE HOUSING UNIT FOR ONE OF MY
OWN EMPLOYEES OR A RESIDENT /EMPLOYEE OF THE VALLEY. I AM PROPOS-
ING TO BEGIN CONSTRUCTION OF THE TRIPLEX IMMEDIATELY UPON APPROV-
AL, WITH THE ANTICIPATION OF OCCUPYING THE UNITS BY THE 1992 -93
WINTER SEASON.
THE TRIPLEX IS LOCATED ON THE SITE IN COMPLIANCE WITH ALL SETBACK
REGULATIONS. IT DOES NOT INTERFERE WITH THE OPERATION OR STRUC-
TURES OF THE LODGE IN ANY WAY, NOR DOES IT BLOCK MOUNTAIN VIEWS
OF THE LODGE ROOMS. ALL UNITS, "A ", "B ", & "C" WILL BE ENTERED BY
FOOTPATHS FROM THE WALKWAYS OF THE LODGE (SEE PLANS). THERE WILL
BE NO DIRECT ACCESS FOR VEHICULAR TRAFFIC TO THE TRIPLEX. THERE
WILL BE NO ADDITIONAL PARKING NEEDS SINCE THE CURRENT PARKING
AVAILABLE ON THE PROPERTY OF THE LODGE (47 OFF - STREET SPACES) IS
MORE THAN ADEQUATE FOR THE FOLLOWING REASONS:
1 -THERE WILL NO ADDITIONAL TRAFFIC GENERATED BY THE ADDITION OF
THE TRIPLEX AS IT IS TO BE OCCUPIED BY ME AND THE CURRENT LODGE
MANAGER. THE CRESTAHAUS HAS THREE PROPERTY -OWNED VEHICLES WHICH
ARE CURRENTLY DRIVEN BY MANAGEMENT AND ARE ALREADY PARKED ON THE
PROPERTY AT ALL TIMES.
2 -DUE TO THE NUMBER OF GUESTS OF THE LODGE WHO DO NOT ARRIVE BY
CAR AND RELY ON RFTA TRANSPORTATION AND THE CRESTAHAUS SHUTTLE
(ONE OF THE AFORE MENTIONED PROPERTY -OWNED VEHICLES), THE PARK-
ING LOT IS VERY SELDOM USED TO CAPACITY.
3- BECAUSE FULL -TIME EMPLOYEES RESIDE ON THE PROPERTY AND UTILIZE
RFTA FOR TRANSPORTATION, AND FOR THE MOST PART, PART -TIME EMPLOY-
EES (WHO MAY NOT LIVE ON THE PREMISES) UTILIZE RFTA TO GET TO
2
i1
WORK, THERE ARE N& ADDITIONAL PARKING NEEDS GE,.ERATED BY THE PRO—
POSED TRIPLEX ADDITION. AGAIN, SINCE THE LOT IS SELDOM FILLED TO
CAPACITY, THIS IS NOT AN ISSUE.
4 —THE PARKING REQUIREMENTS IN THE LP ZONE ARE 1 SPACE /GUEST ROOM.
THE CURRENT PARKING AVAILABILITY EXCEEDS THIS; THE PROPOSED
TRIPLEX WILL NOT BE MINIMIZING EXISTING PARKING, AND THERE ARE NO
STATED REQUIREMENTS FOR RESIDENTIAL USE.
THE F.A.R. REQUIREMENTS OF THE SITE ARE NOT MAXIMIZED AT THIS
TIME; NOR WOULD THEY BE AFTER THE PROPOSED ADDITION OF THIS TRI—
PLEX:
TOTAL SITE = 1.23 ACRES = 53,578.8 SQ. FT. (SEE SURVEY ATTACHED)
TOTAL FOOTPRINT OF EXISTING STRUCTURES = 11,767 SQ. FT.
DECKS & COVERED WALKS OF EXISTING = 2090 SQ. FT.
PROPOSED BUILDING FOOTPRINT = 1350 SQ. FT.
REQUIRED OPEN SPACE = 35% OF 53,578.8 SQ. FT. = 18,752 SQ. FT.
EXISTING OPEN SPACE = 39,721 SQ. FT.
PROPOSED OPEN SPACE AFTER ADDITION = 38,371 SQ. FT.
EXTERNAL F.A.R. = ALLOWABLE = 1:1 = 53,578.8 SQ. FT.
EXISTING F.A.R. = 17,400 (TOTAL SQ. FT. BOTH FLOORS)
PROPOSED F.A.R. AFTER PROPOSED ADDITION = 20,100 SQ. FT.
INTERNAL FAR = ALLOWABLE RENTAL LODGE SPACE = 0.5:1 = 26,789.4
SQ. FT.
EXISTING RENTAL LODGE SPACE = 12,430 SQ. FT.
COMMON AREAS = 1835 SQ. FT.
UTILITY AREAS = 1250 SQ. FT.
OFFICE /KITCHEN = 340 SQ. FT.
EMPLOYEE HOUSING = 1545 SQ. FT.
ALLOWABLE BLDG. HEIGHT = 25 FT.
PROPOSED BLDG. HEIGHT = 24 FT.
ATTACHED YOU WILL FIND:
1— TITLE /PROOF OF OWNERSHIP
2— RECENT 2/92 SURVEY OF CRESTAHAUS LODGE SITE
3— PROPOSED ADDITION PLAN INCLUDING ELEVATIONS AND FLOOR PLANS
4— SKETCH OF EXISTING BUILDINGS OF LODGE PROPERTY
5— VICINITY MAP
IN SUMMARY, YOU WILL FIND THAT THE PROPOSED DEED RESTRICTED
EMPLOYEE /AFFORDABLE HOUSING TRIPLEX IS COMPATIBLE WITH THE RE—
STRICTIONS OF THE LODGE PRESERVATION ZONING, AND WITH THE PUR—
POSES OF THE LODGE. I FEEL THAT THIS STRUCTURE WILL PROVIDE A
BENEFICIAL SERVICE IN OFFERING SUCH HOUSING WITHOUT INTERFERING
WITH THE PRIMARY PURPOSE OF THE PROPERTY (RENTAL LODGING). ALSO
YOU WILL FIND THAT THE PROPOSED DRAWINGS SHOW VISUAL COMPATIBILI—
TY WITH THE OTHER STRUCTURES OF THE PROPERTY AND ARE NOT EXCEED—
ING THE DENSITY FOUND THROUGHOUT THIS AREA.
S NCE'ELY,
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•
APRIL 17 1992 29-
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O TAL. f125.44e- ; PROP05ED GR. $TANAUS
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"TOTAL 01214.K : 350 SE.
PROroSSD CR E.STAHAUS
130TH LBV @LS : 2.700 5.F SMP LOYa)_ How 81Nd
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