HomeMy WebLinkAboutcoa.lu.gm.Gilbert and South Aspen.1980 0
GROWTH MANAGEMENT PLAN SUBMISSION
A Combined Project:
Gilbert and South Aspen Street
36 One Bedroom Free Market Units
and
12 Low Income One Bedroom Units
along with
Third and Main Street
24 Low Inane One Bedroom Units
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Decanter 23, 1980
Combined Project:
Gilbert and S. Aspen Street
Third and Main Street
Growth Management
Plan Submission
APPROVAL REQUEST
Submitted for GMP review as one project this submission consists of development
planning on two separate land parcels: The Gilbert and S. Aspen Street portion
of the project on which (36) one bedroom, free market cendaninium units and
(12) low income one bedroom employee units are planned; the Third and Main Street
portion of the project on which (24) low income one bedroom units are planned.
This application is submitted for the 1981 G.M.P. residential quota allocation
and seeks to be reviewed and scored under the City of Aspen Growth Management
Plan. An integral part of the application consists of the rezoning of both
sites to Residential Bonus Overlay Zone, as provided for by Ordinance NO. 16,
Series of 1980. The application thus desires to be given the 1980/81 G.M.P.
residential development allotment, and approved for construction under the G.M.P.
by means of rezoning the sites to Residential Bonus Overlay.
The respective locations of the two project entities are shown on the Project
location map.
The review criteria denoted in the Growth Management Allotment Application is
basically, and most easily, structured for evaluation of a project proposed
for development on a single land parcel. To facilitate review and evaluation
of this project, which combines development on two land parcels, we have
submitted each development component in a separate section of this portfolio.
Each of the two parcels proposed for development have been treated individually
as their respective compliance with GMP criteria.
The Gilbert and South Aspen Street portion is discussed in the first portion of
the submission and the Third and Main Street portion in the latter portion.
Combined Project:
Gilbert and S. Aspen Street
Third and Main Street
Growth Management
Plan Submission
APPROVAL REQUESTED:
An important aspect of this combined project is the focus on housing needs for
the low income employee. Proposed are 72 dwelling units that have a total of
72 bedrooms. Of these units, 50% of the total number of bedrooms are devoted
to meet low income employee housing needs. The merit of the low income housing
provided by this project cannot be measured only as a percentage of total units
or bedrooms. Their more important value in meeting the low income housing need
must consider that functional design, quality, and size of units are being
provided at the lowest rental category under the City of Aspen Growth Management
Plan and Housing Price Guidelines.
The low income rents achieved under the Housing Price Guidelines can only be
achieved by implementing the free market portion of the application.
The unit distribution proposed for this project purposely combines some employee
housing along with free market units. However, both of the sites allow the
development of one bedroom untis with more open space amenity, quality construction
and overall appeal equal to free market units and recreational facilities, thus
a higher quality employee product.
This project offers major and immediate relief for the employee housing deficit
at a location within walking distance of all employment, shopping, and recreational
destinations. If approved by GMP review, construction of the low income housing
will begin prior to construction of any free market units, which could be
voluntarily phased if appropriate.
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GROWTH MANAGMfNT PLAN SUBMISSION
Gilbert and South Aspen Street Site
(36 Free Market Units and -
12 Low Inane Units)
Submitted to: City of Aspen Planning Depart nt
130 South Galena Street
Aspen, Colorado 81611
Applicant: HBC Development
450 S. Galena
Suite 202
Aspen, Colorado 81611
(303) 925 -8610
Architects: Pielstick Gibson and Associates
520 E. Cooper Avenue
Aspen, Colorado 81611
(303) 925 -1666
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GROWTH MANAG'1ENT PLAN SUBMISSION
Gilbert and South Aspen Street Site
(36 Free Wrket Units and
12 Low Irnune Units)
Introduction:
1. Project Name: 700 S. Aspen Street
2. Location: 700 S. Aspen Street
City of Aspen
3. Parcel Size: 45,000 + square feet
4. Current Zoning District: L -2 zone with RMF permitted use
City of Aspen
5. Zoning which application
is filed under: Rezoning to Residential Bonus Overlay (R.B.O.)
6. Total Number of Units
Proposed and bedroom mix: 48 condominium units total, comprised of (36)
one bedroom free market units, and (12) low income
one bedroom units.
7. Size of Units: All units average 800 square feet each.
8. Price range for sale or
rent: (36) units sold at current market prices; (12)
low income units under appropriate price guidelines.
9. Piesram Narrative:
The site is planned around a center "green" or courtyard surrounded on three
sides by units and open to Aspen Street on the east in fulfillment of the
open space requirement. Below the sod roof is covered parking.
The 48 one bedroom units are arranged in 3 buildings. 36 units are free -
market units (typically the upper levels), and 12 units are low - income
employee units (typically the ground level). Each unit is equipped with
a recirculating -type air heating fireplace with an external combustion air
supply.
The exterior meterials are native stone, cedar siding, exposed glu -lam beam,
and cedar shake roofing. The exterior paving is to be blacktop and the
landscaped areas to be sodded and sprinklered in addition to evergreen and
aspen groves.
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Combined Project:
Gilbert and S. Aspen Stet
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
10. Description of Surrounding Zoning and Land Uses:
As shown on the Vicinity Map, the project is located at 700 S. Aspen Street
in the L- 2 /RMF. Surrounding zoning is L- 2 /RMF.
Surrounding land uses are a mix of lodges, commercial facilities, multi-
family and single - family units. Immediately surrounding complexes are the
Shadow Mountain Condominiums, Lift 1 Condominiums, Caribu Condominiums,
Silver Shadow Condominiums, Holland House Lodge, Skiers Chalet and Lodge.
The site itself is currently used as the location of the Mine Des Apart-
ments. The existing units are quite old and dilapidated, and in advanced
stages of detereoration. The existing use and condition are thus not in
accordance with surrounding land uses. The approval of this application
will therefore greatly up -grade the site and significantly improve
compatability with surrounding land uses.
Distances to:
A. Elementary school: approximately 1/2 mile
B. Middle and High schools: appznxinately 2 miles
C. Existing school bus routes: within 1/4 mile
D. Existing parks and playgrounds: within 1/4 mile
E. Hospitals: approximately 2 miles
F. Airport: located 5 1/2 miles away
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Combined Project:
Gilbert and S. Aspen Street
Third and Main Street
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Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
PUBLIC SERVICES
(aa) Water System
The evaluation is the capacity of the public water system to provide for the
needs of the proposed development without treatment plant or other facility
upgrading beyond those provided by the developer.
The project water demand is directly related to the fixture unit.count, consisting
of probable current ASIDE guide standards. The development is participating in a
12" D.I.P. interconnect between Monarch and S. Aspen Streets which will enable the
water system to provide an upgraded level of service to this project as well as
the inmediate neighborhood.
A project review by Mr. James Markalunas indicates that no foreseeable deficiencies
exist with regard to providing water service at adequate pressure levels and no
substantive impact on the treatment plant.
Reference
A. Site Context Map, this section
B. Project review letter from Mr. Janes J. M Aspen Water Department,
this section.
(bb) Sewer System
The evaluation is the capacity of the public sewage disposal system to serve
the proposed development without system extensions and without treatment plant
upgrading.
The project site is served by an existing 8" sewer line in serviceable condition
extending up S. Aspen Street and located - directly adjacent to the project site.
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Combined Project:
Gilbert and S. Aspen Str et
Third and Main Street
' Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
Applying the Colorado State Department of Health Standard of 100 /gal. /day /person
to project occupancy standards of 1.5 persons per one - bedroom unit, the total
project would generate 7,200 gallons per day. This would add less than 1/4
of one percent to the plant capacity, thus is well within the service capability
of the present capacity.
A preliminary project review by Mr. Heiko Kuhn indicates that no foreseeable
deficiencies exist with regard to providing sewage service to this project and
no substantive impact on the treatment plant.
Reference
A. Site Context Map, this section
B. Project review letter f.um Mr. Heiko Kuhn, District Manager, Aspen Sanitation
District, this section
(cc) Storm Drainage
The evaluation is the capacity of drainage facilities to adequately dispose of
surface runoff without public drainage system expansion.
The drainage control system for this project will collect and retain all site
runoff and interrupted suhsurface flow with on -site drainage facilities. The
project shall have a series of drywells and retention wells sufficiently sized
to retain and disperse site surface and roof water runoff. Consistant with
standard engineering practice, the drywells will have overflow outlets extending
to S. Aspen Street. A planted diversion berm will be created at the uphill side
of the project to divert excessive surface drainage away from building development
that would result from abnormal precipitation.
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Canbined Project:
Gilbert and S. Aspen Stmt
Third and Main Street
•
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
(dd) Fire Protection
The evaluation is the ability of the Fire Department to provide fire response
to the project according to the established response standards.
The project site is located approximately 6 city blocks from the fire station
and can expect a maximum response time of 4 1/2 minutes from alert siren to equipment
arrival at site fire location. The project development will provide an on -site
fire hydrant which, in addition to serving this project, will upgrade the
protection system for the immediate neighborhood. Applicant will provide the
looping of an 8" pipeline on Monarch to Aspen Street.
The building development will be additionally protected by a completely
sprinklered parking garage and ionic spoke detection in individual units.
A fire hydrant will be installed at the center of the complex on Aspen Street.
Reference
A. Project Vicinity Map, this section
B. Project review letter by Mr. Willard C. Clapper, Chief, Aspen Volunteer
Fire Department
(ee) Parking Design
The evaluation is the design of required parking with respect to visual impact,
exposed paving, convenience and safety.
48 parking spaces are provided (one per unit). Of these, 32 are under the
buildings next to the stairs, and 12 are under the sod -roof, structure in center
of the 'courtyard'. The remaining four are open -air at the west of the site.
All parking surfaces are to be blacktopped and sloped to storm drains with
drywells.
The parking facilities will thus maximize convenience and safety while creating
no visual impact. The amount of exposed pavement will thus be minimized to the
greeted extent possible.
Combined Project:
Gilbert & S. Aspen Stre(
Third and Main Street
Growth Management
. Plan Submission: Gilbert and S. Aspen Street Site
(ff) Roads
The evaluation is the capacity of existing roads to service project generated
traffic without substantially overloading or altering existing traffic patterns.
As shown on the Site Context Drawing, this section, the project is located
on S. Aspen Street approximately one and h block south of Durant Avenue.
Examination of the traffic impact of the project is primarily based on work
generated by the UMPA transportation study and on recent conversations with
Mr. Steve Lockweek, Alan M. Voorhees & Associates, Inc., traffic'eonsultant
for the UMCA study.
The table below presents the trip type and trip frequencies per day per unit
for a project unit as estimated by Mr. Lockwood. The 6.5 trips per unit
is less that the 10.0 trips per unit for a typical residential unit, because
the project consists of one-bedroom units generating less people than larger
apartment or condominium units. Total trips are estimated between automobile
and non- autarabile trips.
Estimated
Estimated Non-Automobile Estimated Non -
Trip Type One -Way Trips Trip percentage Automobile Trips
Skiing/
Recreation* .75 60% .5
Work 2.00 75% 1.5
Shopping and
• Entertainment 1.25 75% .9
Personal Business 1.00 50% .5
Other 1.50 25% .4
TOTAL 6.50 60% (Average) 3.8
*The 60% non-automobile average for recreation trips assumes approximately
75% -80% of ski trips are non - automobile but only 50% -55% of simmer recreation
trips are non-automobile.
Due to the project's immediately convenient location to downtown Aspen, Lift
IA and Rubey Park ski buses, it is estimated a high percentage (60% to 75%) of
skiing, work, shopping and entertainment trips will be non - automobile trips.
Combined Project:
Gilbert & S. Aspen Stre
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
As shown, potentially 60% of the total projected trips per unit will be non-
automobile trips. The estimated 2.8 automobile one -way trips per day are
equivalent to a resident's using his car on an average of approximately one
time per day. The walking and public transportation convenience of the project's
location plus the project's low resident population results in very minimal
traffic impact created by the project.
Reference:
A. Site Context Map, this section
(gg) ' - •
The evaluation is ability of the project, its spaces and users, to maximize the
conservation of energy.
Consistant with the solar geography of the site, all project construction will
be designed and built to maximize solar utilization and to minimize heat loss,
thus reducing the depend placed on the fossil fuel resource for space heating.
The following techniques will be implemented in this project.
Insulation
Significantly exceeding regulatory thermal standards, exterior walls will be
insultate to R=26 to 28 min.; roof o uiosites to R=42; floor composite to
R=20, foundation perimeters to R=14.
Architectural design configures buildings to optimize thermal characteristics
of the proeect. Exterior wall exposure is minimized by staggered unit concept
(common wall), and by vertical space organization (Minimum ratio or exterior
surfaces per square foot of occupied space). All buildings are oriented with
highest use interior spaces to the south to achieve view while maximizing
passive solar heating potential.
Glazed openings on non -south exposures will be limited to Uniform Building
Code minimums (to comply with ventilation requirements). Opening surround
details will be required to minimize heat loss due to infiltration.
Partial flat roof surfaces are designed for all units to retain the additional
insulation value of snowfall layers.
..._.... _........___
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Ccanbined Project:
Gilbert & S. Aspen Stree'
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
Devices
Oonsistant with solar geography of site, solar collectors will be utilized for
domestic hot water heating. Electric energy will be designated for primary
space heating to reduce fossil fuel demand. (Approximately 50% of electric
power used in Aspen area is hydrogenerated). Automatic thermostats will be
specified to control night time space temperatures. Fire place design will use
cbuble damper control, exterior combustion air, glazed fire opening, and heat
return ducting. Humidification will be used to reduce temperature required
to achieve equal comfort levels.
Reference:
A. Architectural Drawings: Physical Design and PLuyLam Section.
SOCIAL FACILITIES AND SERVICES
(aa) Public Transportation
The evaluation is the ability of the project to be serviced by public trans-
portation.
As shown on the Vicinity Map, this section, the project is located 400 feet
from the Durant Avenue bus route and 1200 feet from the Ruby Park Transit
Station. These distances equate to a 2 and 6 minute walking distance,
respectively, thus most easily accessible.
Reference
A. Project Vicinity Map: this section
B. Site Plan: Physical Design and PLOgram Section
(bb) Police Protection
The evaluation is the ability of the Police Department to provide normal pro-
tection services to the project with current personnel and equipment.
Conversations with Aspen Police Department personnel indicate the average
response time to this project would be 1 -1 minutes and that this project would
not extend present patrol routes. No ad(i i tional police personnel will be required
to provide normal protection services to the project.
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Combined Project:
Gilbert & S. Aspen Stree..
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
The project is bounded on one side by public roadway thus facilitating access
and visual contorl flow patrol vehicles. Additionally, a private security
patrol services will be retained on a continuing basis to provide normal
protection services thus reducing the frequency necessary for publid police
patrol.
Reference
A. Site Plan: Physical Design and Piwytam Section
(cc) Child Care Facilities
The evaluation is the provision of a child care facility within the Project.
A child care facility will be provided for this project.
Space requirements will conform to the Minimum Rules and Regulations for Child
Care Centers - Colorado State Department of Social Services..
In addition to interior space and outdoor play area provided for the project
generated children (ages 1 -8), the child care facility will be large enough to
absorb certain of the needs of the immediate neighborhood.
(dd) Bicycle/Pedestrian Paths
The evaluation is the location of the project relative to pedestrian and
bicycle path systems.
The project is located 1 block from the proposed City bike and pedestrian
trail. As shown on the Site Vicinity Map, this section, these systems are
within easy pedestrian access of the Project.
Additionally connecting to the City sidewalk system, the Project development
will provide sidewalks along the S. Aspen Street perimeter of the site.
Reference
A. Site Vicinity Map: this section
B. Site Plan: Physical Design and PLUyram Section
(ee) Recycling Facilities
The evaluation is the provision of refuse recycling facilities in the project
development.
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Combined Project: °
Gilbert & S. Aspen Street,.
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
Such facilities will be provided in the park garage portion of the project,
conveniently accessible to both occupants and pick up of the separated refuse
by the recycle center vehicle.
Consistant with the recommendation of the City Recycling Center the Project
will have separate containers for glass, tin, aluminise, and newspapers in a
location accessible to a parked 5 ton flatbed truck, 20 feet long.
(ff) Design Features for the Handicapped
The evaluation is the ability of the project to accommodate safe, convenient
movement for handicapped persons.
The site and building design will permit unobstructed movement (for a wheel
chair confined person) from any location in the covered parking garage to
virtually every condominium unit. This is accomplished by means of hydraulic
elevator and path surfaces which will not exceed a slope of 1:15 (U.B.C.
requirements).
Reference
A. Site Plan: Physical Design and Program Section
B. Floor Plan: Physical Design and Piuyiam Section
(gg) Proximity to Conmercia.l Support Facilities
The evaluation is convenient walking distance from the project to oomrercial
support facilities.
This project is located 3 blocks from the C-C Zone and approximately 335 minutes
walking distance from the Galena Street Mall, thus are easily accessible
pedestrian destinations from the projeuL.
Reference
A. Site Vicinity Map: this section
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Combined Project:
Gilbert and S. Aspen Street
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
Employee Housing
The evaluation criteria specifically relates to scoring an application based
upon the percentage of the total development that is devoted to deed restricted
units. This project complies with both F.A.R. and bedroom criteria to achieve
a 50% low income deed restricted total development ratio. The ratios are as
calculated below:
Bedroom Criteria:
a) 36 low inane one bedroom units; each unit counts as 1.0 bedroom; total
of 36 bedrooms.
b) 36 one bedroom free market units = 36.0 bedrooms,
Total number of bedrooms: 72 bedrooms
Percentage of development based upon amount of deed restricted bedrooms =
50.0 %.
Percentage of free market bedrooms = 50,0%.
F.A.R. Criteria:
a) 36 low income one bedroom units @ 800 square feet = 28,800 square feet.
b) 36 one bedroom free market units @ 800 square feet = 28,800 square feet.
TOTAL: 57,600 square feet.
Total amount of development devoted to low income deed restricted housing based
upon F.A.R. criteria: 50.0%
Total square feet devoted to free market units: 50.0%
This application was prepared and submitted pursuant to 24- 10.4(b)(3), as amended,
of the Aspen City Code which states that
"For the purposes of this section, 1% of the total development shall
mean 1% of the tot:A1 floor area and 1% of the total number of bedrooms
with the development."
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Combined Project:.
Gilbert and S. Aspen Street
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
As stated, this project will be 50% employee on a bedroom and total floor
area basis. However, the applicant summits that to require the employee
units to be of comparable size with the free - market units is an error that
results in a severe hardship to the developer. Indeed, the review criteria
based upon F.A.R. was never intended to produce employee units equal to the
size of free market units, or vice versa. The Castle /Headgate application
review bears this concept out, for the City Planning and Zoning Commission
required the developer to further reduce the size of employee units in the
plan, creating a larger dispacity between size of free market and employee
units.
It is believed that producing free market tourist units of a size equal only
to units that an employee can afford does not promote a first rate free market
accommodation. Indeed, such a requirement almost eliminates the economic
viability of a project, and at the same time mandates free market units to
be unappealing to the vast segment of the free market that supports our
community's economy.
Therefore, the applicant respectively urges the City of Aspen to, sirultaneously
with the processing of the 1931 residential applications, amend the above
mentioned section of the Municipal Code such that the scoring criteria is
based upon the bedroom ratio and not total floor area. Should the section be
amended, this application would be allowed to increase the size of the free
market units in accordance with applicable zoning restrictions, and points
achieved in scoring would not change.
Employee Relocation:
The applicant intends to relocate all employees currently living at the Gilbert
and South Aspen Street site to other existing units owned by the applicant.
The Mine Dump Apartments shall be removed to make way for the G.M.P. allocation
on that site. The existing apartments are not, and never have been, deea
restricted in any manner.
Construction of all units shall be made in accordance with Municipal -Code
requirements. Applicant shall begin construction after all additional and
necessary approvals are given. If such approvals are obtained on a timely basis,
construction shall begin within one year of said approvals.
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Combined Project:
Gilbert and S. Aspen St .t
Third and Main Street
Growth Management
Plan Submission: Gilbert and South Aspen Street Site
Residential Bonus Overlay Rezoning
Applications which apply for a Residential Bonus Overlay rezoning should achieve
several objectives. The Gilbert. and South Aspen Street site complies with these
purposes and objectives in the following manner:
1. Compliance with the Planned Unit Development Statement of purposes as set
forth in Section 24 -8.1 of the Municipal Code of the City of Aspen. The
P.U.D. encourages innovation and variety in the development of land so that
the resulting project will enhance the design, character and quality of
new development and the neighborhood. The proposed project will clearly
meet these objectives by means of eliminating the existing Mine Dump
Apartments which are an eyesore, very old, and much in need of repair and
replacing it with a new project that meets current building codes and is
architecturally appealing in design while greatly improving the quality
of development of the site. The proposed project will make more efficient
use of land through higher density, creation of new employee housing, and
development of facilities that are much more conducive to land use located
at the mountain base with skiing operations adjacent to the property.
Public streets, utilities and governmental services will be more efficiently
utilized by placing tourist and employee use at an area that is located by
prime tourist attractions (ski lift) and major transportation routes
(Durant Street).
The type, design, and layout of this residential development helps to pre-
serve the sites natural and scenic features by maintaining the view plane
fran the site and using the mountains natural characteristics to provide
for scenic qualities of the project. As there are many high density tourist
uses in the area and the location is at the base of mountain skiing operations,
the site will finally achieve a beneficial land use relationship with the
surrounding area.
2. Rezoning the site will help comply with the Housing Action Plan as it will
help provide employee housing, the need of which is given in the employee
:mousing annual production goals of that plan. In as much as this G.M.P.
application consists of two separate sites for one total project, rezoning
to R.B.O. is necessary in order to provide the necessary employee housing.
As the free market units subsidize the employee units to a large extent,
the two sites must be rezoned to allow the additional density necessary in
order to make the project economically viable. Indeed, even the "free
market" site at Gilbert and S. Aspen Street provides an additional 12 units
of employee housing. The Housing Action Plan identifies (in Table 3) a
1980 shortfall of over 200 units, containing both rental and ownership units.
This project will help alleviate that shortfall and provide the community
with a vitally needed asset in terms of employee housing.
Combined Project:
Gilbert and S. Aspen Street
Third and Main Street
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
3. Both free market and employee units have been designed and will be constructed
to achieve maximum construction quality and aesthetic appearance. All the
free market and employee dwellings are one bedroom units, having 800 square
feet. The employee units are sized in accordance with the Aspen Municipal
Code which allows a maximum employee one bedroom unit size of 800 square feet.
All employee units thus maximize allowable unit size. The free market units
are also at a maximum of 800 square feet in order to maintain the 50% F.A.R.
ratio recommended by the planning office for scoring purposes. The free
market units would be of a larger size if it were not for the scoring ratio
as recommended. Consequently the code does not allow for maximization of
free market unit size in a G.M.P. application even though it is recommended
in the Overlay Ordinance (No. 16, Series of 1980).
4. Geographic disbursal of deed restricted units and integration with other types
of development is achieved by placing employee units on two sites. This site
integrates deed restricted units among free market units, while the Third and
. Main Street site provides employee housing in an area where there is little
to no employee housing. Total integration is thus achieved by this project.
5. This particular site is already developed, and contains old buildings in
need of replacement. Consequently there would be no adverse environmental
impacts resulting from new construction, and new development will upgrade
the site and improve conditions greatly. Social impacts will therefore
be minimized by such upgrading and relocation of tenants to other properties
owned by the applicant shall be done prior to any new construction on that
site. Social impacts are further reduced by placing employees directly in
town, close to recreational, work, and shopping areas.
6. Rezoning of this site will ensure compatibility with surrounding land uses
and zoning, including area and bulk requirements of the underlying zone
district. This is readily apparent when the surrounding neighborhood is
viewed, for it contains many high density tourist use facilities, incliirling
the South Point and Lift One Condominiums, Skiers Chalet Restaurant and
Lodge Units, Holland House Inn, Aspen Ski Corporation Lift 1A, and Shadow
Mountain Condominiums. There are some areas of the neighborhood which
remain undeveloped. This site shall custer development on already developed
property and hence minimize any adverse effects of such development upon
surrounding areas. This rezoning will not reduce any open space in the
area.
7.' This project site is located very near the main transportation route of
Durant Street and within a short walking distance to the Ruby Park bus
terminal. The location is close to all work, shopping, and recreational
facilities. The proposal consequently discourages automobile use while
providing for unique parking provisions with underground facilities for
storage of automobiles.
Combined Project:
Gilbert and S. Aspen St-- t
Third and Main Street °-
Growth Management
Plan Submission: Gilbert and S. Aspen Street Site
8. All utilities are immediately available to the site location and are adequate
for such a project, as per the letters included in the G.M.P. application
from those agencies. The central location of both sites creates no problem
for utility hookups.
i Al
CIT �� 2! PEN
130 s6L:° a _a street
k. aspen:�g
December 29, 1980
Mark A. Danielsen
450 S. Galena Street
Suite 202
Aspen, Colorado 81611
RE: Aspen and Gilbert Street Project
Dear Mr. Danielsen:
I have received the development proposal for the above referenced project, which
I understand to consist of 48 one bedroom condominium units.
The project developer will participate in a new 12" D.I.P. interconnect from an
existing 8" line in Monarch St. one block east to the proposed site on Aspen St.
The Monarch St. main will serve the development requirements of 80 gpm satisfac-
torily with approximately 40 - 50 psi pressure.
In my opinion this development would warrant additional bonus points under Section
24- 10.4(b) (5) due to the efforts of the developer in providing both service to
the project and in enabling the water department to provide an upgraded service
to the immediate neighborhood.
V•ry Truly Y / urs
.G9Qo ✓ 74 �)
�'es J. tunas
•
en -144#24.1474: Jant%fafitvn 92St
565 NORTH MILL STREET
ASPEN. COLORADO 61611
TELEPHONE # 925 -2537
December 29, 1980
Mark Danielson
450 S. Galena
Suite 202
Aspen, Colorado 81611
Dear Mr. Danielson:
This letter is to inform you that Aspen Metropolitan Sanitation District
can service your proposed building project of 48 - 1 bedroom units on Aspen
Street subject to the capacity of the plant. If the Project is built in 1981
we will have sufficient plant capacity to handle this project.
Sincerely
Heiko Kuhn, Manager
Aspen Metropolitan Sanitation D5atrict
HKild
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420 E. HOPKINS STREET
ASPEN. COLORADO 81611 .
MARK A. DANIELSON
450 S. GALENA ST.
SUITE 202
ASPEN COLO. 8I6II
RE;
Gilbert And Aspen Building
Lots I3,I4 I5 I6 I7 I8 I9 20 Block II
Mark Danielsen;
I Have Reviewed The Development Proposal For The Above Project With Regards
To Fire Protection.
It Is My Understanding That The Project Is A Portion Of A Groweth Management
Plan Submission Which Will IncludeA Total Of 72 Units,Approximatly 45000 Sq.
Feet. This Site Will Have 48 Units,Of Which All Are One Bedroom Units.
Of These Units Are Free Market Units ,And I2 Of These. Units Will Be Set Up
As Employee Units.
The Two Nearest Fire Hydrants Are Located Up The Hill At The West Side Of
Aspen Street On Summit Street,And All So On The Northwest Corner Of Aspen And
Durant Street.These Hydrants Have Been Tested And Will Provide Adequate Pressure
Levels For Good Fire Protection For The Complex.
I Would Recommend The Looping Of An 8" Pipeline On Monarch To Aspen Street
And Installation Of A Hydrant At The Center Of The Complex On Aspen Street.
The Location Of The Project Relative To The Fire Station Permits The Prompt
Responce Time Necessary To Deal With Fire Related Problems.
It Is My Opinion That The Development Proposed For This Site Poses No
Foreseeable Deficiencies Related To Fire Protection.
vTruly Yours
ver
�
WillardC.Clapper
, Chief
Aspen Vol. Fire Dept.
- 16 -
GRIM MANAGEMENT PLAN SUBMISSION
Third and Main Street Site
(24 Low Income Eloyee Units)
Submitted to: City of Aspen Planning Depart1tent
130 South Galena Street
Aspen, Colorado 81611
Applicant: HBC Development
450 South Galena Street
Suite 202
Aspen, Colorado 81611
(303) 925 -8610
Architects: Pielstick, Gibson and Associates
520 East Cooper Avenue
Aspen, Colorado 81611
(303) 925 -1666
•
- 17 -
GROWTH MANAGEMENT PLAN SUBMISSION
•
Third and Main Street Site
(24 Low Income Employee Units)
Introduction:
1. Project Name: Third and Main Project
2. Location: Its C, D, E, F, G, H, I: Block 119
City of Aspen
3. Parcel size: 21,000 square feet
4. Current Zoning District: "0" zone with PNF Permitted Use
City of Aspen
5. Maximum Buildout Under
Current Zoning: 16 one bedroom units
6. Zoning Under Which Application
Is Filed: Rezoning to Residential Bonus Overlay
7. Maximum Buildout under R.B.O.
Zone: 33 one bedroom units
8. Total Number of Units Pro-
posed and Bedroom Mix 24 low income one bedroom units
9. Size of Units: All one bedroom units have 800 square feet
10. Price Range for Sale or Rent: All low income one bedroom employee units
will meet appropriate housing price guide-
.
lines as adopted by City Council
11. Program Narrative:
The site plan is organized to accommodate a total of 24 units.
To reduce visual impact on Main Street (as requested by H.P.C.), 14 of the
24 units are placed entirely below grade as garden level units. The
remaining 10 are placed in separate "cottage- type" dwellings to the back
of the lot, with a two-story group of units at the east end of the site.
A sod roof on the units toward Main Street will completely screen than
from view from the street and give the appearance of a fenced lawn area.
The garden units along the alley will support a parking deck above their
rear portion and a sod roof with skylights on their front portion. The
units will face into a landscaped, bermed interim courtyard with an
arcaded path winding down the center, and a pool at one end.
- 18 -
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
The architecture of the buildings will be a small diminutive scale, very
much like the existing Victorian miner's cottages at this end of Main
Street, with steeply pitched roofs, porches, gables and fences.
The open space will be about 2 1/2 times that required, or 62% of the site!
12. Surrounding Zoning and Land Uses
As shown on the Vicinity Map, the project is located on Third and Main.
The project and the immediate environs are zone Office /RNA'.
Surrounding land uses are lodges, condominiums, apartment units and
assorted single- family residential units. Building complexes in the
immediate surrounds are: single family residence, rooming houses, lodges,
medical offices, restaurants, multi- family residents.
Distances to:
A. Elementary School: about 500 yards
B. Middle and High Schools: approximately 2 miles
C. Existing bus route: within 1 block
D. Existing parks and playgrounds: 2 1/2 blocks
E. Hospital: about 2 miles
F. Airport: located same 5 1/2 miles away
- 19 -
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
PUBLIC SERVICES
(aa) Water System
The evaluation is the capacity of the public water system to provide for the
needs of the proposed development without treatment plant or other facility
upgrading beyond those provided by the developer.
The project is presently served by a 8" water main located in Hopkins Avenue,
adjacent to the project site, which will provide good flow at adequate pressure
to the proposed development.
A project review by Mr. James Markalunas indicates that no foreseeable
deficiencies exist with regard to providing water service at adequate pressure
levels and no substantive impact on the treatment plant, which is currently
utilized at approximately only 80% capacity, will result from the project
development.
Reference
A. Site Context Map, this section
B. Project review letter from Mr. James J. Markalunas, Aspen Water Department,
this section
(bb) Sewer System
The evaluation is the capacity of the public sewage disposal system to serve
the proposed development without system extensions and without treatment plant
upgrading.
The project site is served by an existing 8" sewer line in serviceable condi-
tion extending along Hopkins Avenue and located directly adjacent to the
' project site. '
A preliminary project review by Mr. Heiko Kuhn indicates that no foreseeable
deficiencies exist with regard to providing sewage service to this project and
no substantive impact on the treatment plant, which is currently utilized at
approximately 80% capacity, will result from this project development.
Reference
A. Site Context Map, this section
B. Project review letter from Mr. Heiko Kuhn, District Manager, Aspen
Sanitation District, this section
- 20 - 0
a
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
j
Growth Management
Plan Submission: Third and Main Street Site
(cc) Storm Drainage
The evaluation is the capacity of drainage facilities to adequately dispose
of surface runoff without public drainage system expansion.
The drainage control system for this project will collect and retain all
site runoff and interrupted subsurface flow with on -site drainage. facilities.
The project shall have a series of dry wells and retention water runoff.
Consistant with standard engineering practice, the dry wells will have over-
flow outlets extending to Main Street.
Reference
A. Site Plan: Physical Design and Program Section
(dd) Fire Protection
The evaluation is the ability of the Fire Department to provide fire response
to the project according to the established response standards.
The project site is located approximately 2100 L.F. (6 city blocks) hum the
fire station and can expect a maximum response time of 4 1/2 minutes from alert
siren to equipment arrival at site fire location. The project site is served
by (2) hydrants with adequate static pressure for fire protection. Two adja-
cent roadways, Main Street and alleyway, provide immediate access for fire
vehicles.
The building development will be additionally protected by a dry standpipe
system, and ionic stoke detection in individual units.
A project review by Mr. Willard Clapper indicates no foreseeable deficiencies
exist with regard to fire protection. A new hydrant will be installed at the
corner of Third and Main Street.
Reference:
A. Project Vicinity Map, this section
B. Site Plan: Physical Design and Program Section
C. Project review letter by Mr. Willard C. Clapper, Chief,
Aspen Volunteer Fire Department
- 21 -
Combined Project:
Third and Main Street -
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
(ee) Parking Design
The evaluation is the design of required parking with respect to visual impact,
exposed paving, convenience and safety.
Twenty -four spaces are provided as surface parking. All access is off the alley
and they are not visible from either Main or Third Streets, but are screened
by fencing, buildings and planting. The parking surface is blacktop over a
heated concrete deck, which should insure ice -free surface for convenience.
Reference:
A. Site Plan, Physical Design and Program Section
24 spaces required and provided in underground garage
(ff) Roads
The evaluation is the capacity of existing roads to service project traffic
without substantially overloading or altering traffic patterns.
As shown on the Site Context Drawing, this section, the project is located
on Third and Main Street.
Examination of the traffic impact of the project is primarily based on cork
generated by the UMTA transportation study and on recent conversations with
Mt. Steve Lockwood, Alan M. Voorhess & Associates, Inc., traffic consultant
for the UMTA study. ,
The table below presents the trip type and trip frequencies per day per unit
for a project unit as estimated by Mr. Lockwood. The 6.5 trips per unit is
less than the 10.0 trips per unit for a typical residential unit, because the
project consists of one - bedroom units generating less people than larger
apartment or condominium units. Total trips are estimated between automobile
and non - automobile trips.
•
•
- 22
r^=
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
Estimated
Estimated Non - Automobile Estimated Non -
Trip Type One -Way Trips Trip Percentage Automobile Trips
Skiing /Recreation* .75 60% .5
Wbrk 2.00 75% 1.5
Shopping and 1.25 75% .9
Entertainment
Personal Business 1.00 50% .5
Other 1.50 25% .4
6.50 60% (Average) 3.8
*The 60% non - automobile average for recreation trips assume approximately
75 % -80% of ski trips are non - automobile but only 50 % -55% of summer recreation
trips are non - automobile.
Due to the project's convenient location to downtown Aspen and public trans-
portation, it is estimated a high percentage (60% to 75 %) of skiing, work,
shopping and entertainment trips will be non - automobile trips.
As shown, potentially 60% of the total projected trips per unit will be non-
automobile trips. The estimated 2.8 automobile oneway trips per day are
equivalent to a resident's using his car on an average of approximately one
time per day. The walking and public transportation convenience of the project's
location plus the project's low resident population results in minimal traffic
impact created by the project.
Current detail traffic counts are not available for the area to quantitatively
estimate traffic impact.
(gg) Energy
The evaluation is ability of the project, its spaces and users, to maximize the
conservation of energy.
Consistant with the solar geography of the site, all project construction will
be designed and built to maximize solar utilization and to minimize heat loss,
thus reducing the demand placed on the fossil fuel resource for space heating.
The following techniques will be implemented in this project.
-23-
Ccanbined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
Insulation
Significantly exceeding regulatory thermal standards, exterior walls will be
insulated to R=26 to 28 min.; roof composites to R=42; floor composite to
R=20, foundation perimeters to R=14.
Architectural
Architectural design configures building to optimize thermal charactPristics
of the project. Exterior ,all exposure is minimized by common walls and earth
sheltering. The massive walls and earth covering retard heat loss while
stabilizing the internal temperature, thus reducing daily heating requiranents
significantly. The 14 garden level units are exposed to the exterior on only
one wall, which is the window wall facing into the courtyard. For the south
facing units, large glass areas and a moss (6 inches thick) floor slab will
be used for energy collection and retention. For the north facing units, the
glass areas will be smaller and large south oriented skylights will bathe the
living areas in light.
The above -grade buildings, in addition to their high insulation values will
maximize south facing windows and skylight windows. Additionally, all units
will feature solar- heated domestic water systems and 17 units will feature
energy efficient :,pod- burning stoves.
Devices
Consistant with solar geography of site, solar collectors will be utilized for
domestic hot water heating. Electric energy will be designated for primary
space heating to reduce fossil fuel demand (approximately 50% of electric power
used in Aspen area is hydro - generated). Automatic thermostats will be specified
to control night time space temperatures. Energy efficient heating stoves will
use external combustion air supply.
Reference:
A. Architectural Drawings; Physical Design and PtuyLam Section
SnrIAL FACILITIES AND SERVICES
(aa) Public Transportation
The evaluation is the ability of the project to be serviced by public trans-
portation.
As shown on the Vicinity Map, this section, the project is located on bus routes
and has a bus stop on the same block as the subject project.
- 24 -
Combined Project: o
Third and Main Street
Gilbert and S. Aspen Street
Growth Management'
Plan Submission: Third and Main Street Site
Reference:
A. Vicinity Map, this section
B. Site Context Map, this section
(bb) Police Protection
The evaluation is the ability of the Police Department to provide normal
protection services to the project with current personnel and equipment.
Conversations with Aspen Police Department personnel indicate the average
response time to this project would be 1 -2 minutes and that this project
would not extend present patrol routes. No additional police personnel
will be required to provide normal protective services to the project.
The project is bounded by two roadways (Third and Main and the alleyway),
facilitating access and visual control from patrol vehicles.
Additionally, a private security patrol service will be retained on a
continuing Eris to provide normal protective services, thus reducing the
frequency necessary for public police patrol.
Reference
A. Site Context Map, this section
(cc) Child Care Facilities
The evaluation is the provision of a child care facility within the project.
A child care facility will be provided for this project, to be located at a
grade level within the employee housing complex.
Space requirements will conform to the ^tinitum Rules and Regulations for
Child Care Centers - Colorado State Department of Social Services.
In addition to interior space and outdoor play area provided for the project
generated children (ages 1 -8), the child care facility will be large enough
to absorb certain of the needs of the immediate neighborhood.
(dd) Bicycle/Pedestrian Paths
The evaluation is the location of the project relative to pedestrian and
bicycle path systems.
Within easy access of path systems, the project is: 300 ft. from proposed
pedestrian/bicycle trail; 450 ft. to Glory Hole Park; 1600 ft. to the downtown
pedestrian mall system.
Linking to the city sidewalk system, a sidewalk will be provided by the project
development along Third and Main Street.
- 25 -
Combined Project: - 0
Third and Main Street ..
Gilbert and S. Aspen Street
Growth Managemnt
Plan Submission: Third and Main Street Site 2
Reference:
A. Vicinity Map, this section
B. Site Plan, Physical Design and Program Section
(ee) Recycling Facilities
The evaluation is the provision of refuse recycling facilities in the project
development.
Such facilities will be provided near the parking area of the project, con-
veniently accessible to both occupants and pick up of the separated refuse
by the recycle center vehicle.
Consistant with the recommendation of the City Recycling Center the project
will separate containers for glass, tin, aluminum, and newspapers in a
location accessible to a parked 5 ton flatbed truck, 20 feet long.
Reference:
A. Site Plan, Physical Design and Program Section
(ff) The evaluation is the ability of the project to accommodate safe,
convenient movement for handicapped persons.
The site and building design will permit unobstructed movement (for a wheel
chair confined person) from 5 designated surface parking spaces to the 5
ground floor one bedroom units. This is accomplished by walking surfaces
which will not exceed a slope of 1:15 (U.B.C. requirement).
Reference:
A. Site Plan, Physical Design and Program Section
(gg) Proximity to Commercial Support Facilities
The evaluation is convenient walking distance from the project to commercial
support facilities.
The project is conveniently located 5 blocks from the Commercial Core Area (C.C.).
Reference:
A. Vicinity Map, this section
- 26 -
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
EYnployee Housing
The evaluation is the percentage of low and moderate income housing units
provided by the development proposal.
The Third and Main Project is a substantial part of the employee housing
portion of a complete GMP proposal which carbines two development locations
(Third and Main and Gilbert and S. Aspen Street) as the total project
submission.
The total project submission is comprised of 72 total units of which 36 units
are designated as single bedroom free market condominiums and 36 units as low
inane one bedroom employee units.
As shown by the typical unit plan on this section, each one bedroom unit is
approximately 800 s.f. and is additionally supported by cc uun recreational
area, laundry, storage and day care facilities. Larger than normal this one
bedroom is designed to accommodate shared living space for a minimum of 2
occupants. Upon receiving GMP approval the Third and Main Street project
prising of all employee housing would be constructed prior to construction
of any free market units.
All 36 one bedroom employee units will be rented or sold in accordance with
the housing price guidelines and income eligibility guidelines established
by the City Council. The rental structure for the employee units is designed
to permit a necessary low income support group to maintain affordable housing
within walking distance of major employment generators in Aspen.
This project is within easy walking distance of all major employment, shopping
and recreational destinations in Aspen.
Provisions for Unique Financing (10 Points)
100% applicant financing upon sale of 5 one bedroom units.
Provisions for Bonus Points
Low cost housing portion has exceptional design features meriting additional
recognition:
•
-27-
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Managanent
Plan Submission: Third and Main Street Site
1. Spacious one bedroom units at the maximum of 800 sq. ft. allowed.
2. Parking full screened flue public view, over heated slab of pavement.
3. Pool and recreational facilities for occupants.
4. Child care facilities on premises.
5. Private entrances and Beni- private terrace.
6. Exceptional quality design and earth sheltered construction.
Reference:
A. Typical. Unit Floor Plan: This Section
B. Architectural Drawing: Physical and Design Piusram Section
•
Combined Project:
Third and Main Street
Gilbert and S. Aspen Street
Growth Management
Plan Submission: Third and Main Street Site
Historical District Overlay:
The Third and Main Street site is located within the Historical District Overlay.
As such, normal circumstances could warrant Historical Preservation Committee
(H.P.C.) approval prior to G.M.P. submission. However, as there is a moratorium
on for all of Main Street, H.P.C. approval is not possible at this time, and
has been deferred until after the G.M.P. review process is completed, and
allocation has been made. The agreement between the city and the applicant
with regard to H.P.C. approval is made part of this application. See attached.
Residential Bonus Overlay Rezoning:
Applications which apply for a Residential Bonus Overlay rezoning should achieve
several objectives. The Third and Main Street site complies with these purposes
and objectives in the following manner:
1. Compliance with the Planned Unit Development Statement of Purposes as set
forth in Section 24 -8.1 of the Municipal Code of the City of Aspen. The
P.U.D. encourages flexibility, innovation and variety of land development.
Toward this end the concept for the Third and Main Street site is a result
of the applicants flexibility and innovation in site planning. Indeed,
the site plan presented in this G.M.P. application is a result of input
and recommendations made by the H.P.C. which desired a greater variety
in the type, design, and layout of the buildings. The H.P.C. recommended
several individual buildings spread out over all seven lots. Their
desire was to build low on the west side and build high on the east end,
with all buildings containing contenpDrary materials in a Victorian design.
Such a site plan and architecture will improve the design of the new
development while maintaining the historic character of Main Street, and
resulting in a higher quality project. Their input and recommendations
were made so as to relate the type, design and layout of this residential
development to encourage the preservation of the site's unique, natural,
and scenic features. One example was the recommendation to build low on
the east end so as to preserve the view and solar orientation from Mary
Perkins residence, allowing for the maintenance of a greenhouse and a
view plane from that part of Main Street. Such site planning and archi-
tectural design achieves a beneficial land use relationship with surrounding
areas. Thus, the objective is met of creating a more desirable environ-
ment than could be possible through strict application of other sections
of the code.
As the site is located on Third and Main Street in town, the location
maximizes use of public streets, and main transportation systems available.
Utilities are immediately available, as are governmental services in terms
of police and fire protection, transportation, water, and sewer access.
The rezoning will also make more efficient use of the land as it will
enable a slightly higher density project to be placed on the property for
the sole purpose of deed restricted, low income employee housing. This
Coined Project:
Third and Main Street Is
Gilbert and S. Aspen Street
Growth Management'
Plan Submission: Third and Main Street Site
site also maximizes open space, allowing for development to occur via
the R.B.O. rezoning while maintaining some 62% of the land as open space!
2. Rezoning this site will comply with the Housing Action Plan as it will
help meet employee housing annual production goals by creating some (24)
low income one bedroom employee housing units. The housing action plan
identifies (in Table 3) a 1980 shortfall of over 200 units, containing
both rental and ownership units. This project will help alleviate that
shortfall and provide the community with a vitally needed asset in terms
of employee housing.
3. All employee units have been designed and will be constructed to achieve
maximum construction and aesthetic quality. All the units are one bedroom,
built in accordance with the Aspen Municipal Code which allows for a
maximum of 800 square feet per unit. All employee units thus maximize
allowable unit size.
4. This site is part of a project that consists of two sites, both of which
contain deed restricted employee housing. The total project thus achieves
geographic disbursal of deed restricted units and integration with other
types of development through locating employee housing both on a separate
land parcel along Main Street where there is currently little or no
employee housing and also integrating such employee housing amidst a
free market project.
S. This site shall minimize adverse environmental and social impacts through
its compliance with H.P.C. site plan and architectural recommendation, its
location along a main transportation corridor and immediate availability
of all governmental services and protection agencies. The site also
utilizes land previously developed to help negate any environmental
impacts. Social impacts are further reduced by placing employees directly
in town, close to working areas and shopping centers.
6. Compatability with surrounding land uses and zoning is ensured through
compliance with H.P.C. recommendations, the committee that has been
designated to achieve such compatability along Main Street. Rezoning the
site will not result in maximum density in terms of number of units allowed
under the overlay. Indeed the area in which the site is located does not
have a uniform community neighborhood. There exists a menage of various
land uses and architectural styles, including the following:
North Side South Side
1st &Main Street Tyrolean Inn Residential Victorian
Christmas Inn Innsbruck Inn
2nd & Main Street Residential Victorian Applejack Inn
` "` Copper Horse Aspen Medical Center
Combined Project:
Third and Main Street
Gilbert and S. Aspen St ",
Growth Management
Plan Submission: Third and Main Street Site
North Side South Side
3rd & Main Street Floradora Bldg. Swiss Chalet
Aspen Dental Arts Bldg. Residence
Victorian Residence
4th & Main Street Mesa Store Christiana Lodge
Ullr Lodge
5th & Main Street Residence Attorney's Office
Victorian Residence
Hyman & 3rd Street St. Moritz Lodge
The high density use of many areas of Nain Street and the proposed density
of this particular site are consequently compatible. The Victorian
architectural design will also provide a development in accordance with
the character and historic nature of Main Street. In addition there are
many areas of Main Street and the neighborhood which are primarily
undeveloped in accordance with maximum area and bulk requirements of
the underlying zone district. This development will also mitigate any
adverse effects of such developnent through allowing 62% of the property
to remain as open space.
7. The project location is along a major transportation route and is close to
all work and shopping areas. The proposal thus discourages automobile
use and provides for the relatively unique measure of sod roof parking
for storage of automobiles.
8. All utilities are immediately available to the site location and are ade-
quate for the project, as per appropriate letters fuxn these agencies
as included in this application.
1
1 4)A FAN
Piii. CI i R. PE
130 sock .cra treet
t
aspen; . .o - grad, 81611
December 29, 1980
Mark A. Danielsen
450 S. Galena Street
Suite 202
Aspen, Colorado 81611
RE: Main and Third Street Project
Dear Mr. Danielsen:.
I have reviewed the development proposal for the above referenced project, which
consists of 24 one bedroom employee units.
The project site is presently served by a 8" C.I.P. water main running adjacent
in Third Street. This line may be tapped with 6" 0.I.P. which would serve the
project demands of 40 gpm including a new fire hydrant, if required, satisfactorily
with approximately 80 psi pressure.
It is my opinion that the development proposed for this site poses no foreseeable
deficiencies related to water services.
J ery Truly our,
J es J. Mar alunas "`
A aN SANITATION DISTNCT
P. O. Box 528 Tele. 925 -3601
ASPEN, COLORADO 81611
December 29, 1980
Mark A. Danielsen
450 S. Galena
Suite 202
Aspen, Colorado 81611
Dear Mr. Danielsen;
In regards to the proposed building project of 24 one bedroom units with
250 fixtures generating 40 gallons per minute at 3rd and Main, I forsee no
problem in providing sanitation service to this project pending official
Aspen Sanitation District Board approval. Aspen Sanitation Board meets
January 12 and will discuss this.
Sincerely
.
L"
Heiko Kuhn, Manager
Aspen Sanitation District
HK /ld
, i? ki
90a-1/ Witava @Jae cgC
420 E. HOPKINS STREET
ASPEN. COLORADO 81611
MARK A. DANIELSEN
450 S.GALENA ST.
SUITE 202
ASPEN COLO. 8I6II
RE; Swiss Chalet Employee Units
Lots C,D,E,F,G,J1,I BLOCK 38 -
Mark Danielsen;
I Have Reviewed The Development Proposal For The Above Referenced Project
With Regards To Fire Protection.
It Is My Understanding That The Progect Is The Employee Housing Portion Of
A Groweth Management Plan Submission Which Will Include (24) One Bedroom Units.
The Two Nearest Fire Hydrants Are Located At The Notbhwest Corner Of Fourth
And Main Street,And At The Southeast Corner Of Hopkins And Third Street.
These Hydrants Have Been Tested And Will Provide Adequate Pressure Lvels
For Good Fire Protection For The Project.
While This Project Is Accessable From Main Streeet And The Alley Behind, I
Would Recommend That While In The Planning Stage That A New Hydrant Be In-
stalled At The Corner Of Third And Maim Street.
The Location Of The Project Relative To The Fire Station Permits The Prompt
Responce Time Necessary To Deal With Fire Related Problens.
It Is My Opinion That The Development Proposed For This Site Poses No
Foreseeable Deficiencies Related To Fire Protectiob.
Ve y Truly Yours
Willard C.Clapper
Chief
Aspen Vol. Fire Dept.
LAW OFFICE•
GRUETER & EDMONDSON
A PROFESSIONAL CORPORATION
ASO E. MAIN
ASPEN. COLORADO IMMO
303-S2645AA
ROEERT P. GAULTER
ROSERT S. EDMONDSON
GARY E E•ARY
December 18, 1980
Andrew V. Hecht
GARFIELD is HECHT
601 E. Hyman Ave., *201
Aspen, Colorado 81611
Re: Hans Cantrup's Employee Housing
Dear Andy:
This letter shall confirm the agreement between the City
of Aspen and Hans Cantrup concerning the application for
a G.M.P. allocation to construct employee housing at the
site now known as the Swiss Villas (Chalets).
This site is located on Main Street. At this time there is
a moratorium for projects on Main Street which prevents
review and approval by the H.P.C.
According to Section 24- 11.3(d) of the Aspen Municipal
Code, in order to submit an application for G.M.P. allocation
to construct these employee units prior final H.P.C. approval
is required.
The City, realizing that this prior final H.P.C. approval
is impossible at this time, will allow the applicant to
submit an application without prior H.P.C. approval.
The applicant understands and agrees that if he is granted an
allocation for these units, this allocation is contingent upon
receiving final H.P.C. approval and that no building permit
will be given by the Building Department for this construction
until final approval is granted by the H.P.C.
The applicant understands and agrees that if he receives an
allocation, that he can not significantly modify this applicant
when seeking H.P.C. approval.
Andrew V. Hecht
December 18, 1980
Page Two
For this agreement the term "significantly modify" shall be
construed to mean any modification which would change the
point allocation. If modifications must be made that would
change the point allocation, the applicant would have to go
back to Council for approval.
The applicant understands and agrees; if the modifications
that the H.P.C. demands are of such significance that the
applicant's score for G.M.P. allocation would be changed
to such an extent that the applicants score would not have
qualified for G.M.P. allocation, the original allocation
shall be null and void.
The applicant understands and agrees that this agreement
does not, in any way, waive the H.P.C. approval requirement
but merely defers the approval until that time when the
moratorium is no longer in effect. The applicant agrees
to submit his application for review by H.P.C. at that
time when the moratorium is no longer in effect.
Very truly yours,
GRUETER & EDMONDSON, P.C.
/
Robert B. Edmondson
Acting City Attorney
RBE:djf
Approved:
,
Andrew V. Hecht
b7
HAns Cantrup
GMP EVALUATION REPORT AND SUMMARY
The submission for this project maximizes use of public and social
facilities thereby minimizing any adverse environmental impacts and thus
should achieve maximum points in those specific categories.
As a result the following point evaluation is anticipated for this
project:
Project Name: HBC Development
Location: (Free Market Gilbert & S. Aspen St.
& Employee) 48 Units
(Employee) Third & Main St.
24 Units
A. Public Facilities and Services (21 Points)
No foreseeable difficiencies exist in any of these areas.
1. Water 3
2. Sewer 3
3. Storm Drainage 3
4. Fire Protection 3
5. Parking 3
6. Roads 3
7. Energy 3
21 Total
B. Social Facilities and Services (14 Points)
The project in and of itself improves social facilities and quality
of services in the area.
1. Public Transportation 2
2. Police Protection 2
3. Child Care 2
4. Trail System 1
5. Recycling Facilities 2
6. Handicapped 2
7. Proximity to 2
Commercial Support
13 Total
C. Employee Housing (40 Points)
Low Income Housing 50% of Project
Sq. Ft. 50% of Project 20 Points
D. Unique Financing 10 Points
RECAP:
A. Public Facilities & Services 21 Points
B. Social Facilities & Services 13 Points
C. Employee Housing 20 Points
D. Unique Financing 10 Points
ANTICIPATED TOTAL: 64 Points
85 Points Maximum Available
45 Points to be eligible
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