HomeMy WebLinkAboutcoa.lu.sp.Tennis Townhomes Deconstruction.1997 {
ORDINANCE #43
(SERIES OF 1997)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING A ONE MONTH
EXTENSION OF THE 1990 RESIDENTIAL GMQS ALLOTMENTS AND VESTED
RIGHTS GRANTED BY ORDINANCE NO. 14, SERIES OF 1991, AND EXTENDED BY
ORDINANCE NO. 22, SERIES OF 1994, ORDINANCE NO. 10, SERIES OF 1995,
ORDINANCE 38, SERIES OF 1995, ORDINANCE NO.6, SERIES OF 1996, ORDINANCE
NO. 27, SERIES OF 1996, ORDINANCE NO. 5, SERIES OF 1997, AND ORDINANCE NO.
30, SERIES OF 1997, FOR LOT 6 OF THE ASPEN MEADOWS SPECIALLY PLANNED
AREA, CITY OF ASPEN, PITHIN COUNTY, COLORADO.
WHEREAS, pursuant to Section 26.100.100 of the Aspen Municipal Code, City Council
may grant an extension of GMQS allocations up to six months for developments other than
detached residential and duplex units; and
WHEREAS, on June 10, 1991, City Council adopted Ordinance No. 14, Series of 1991,
which approved the Aspen Meadows Specially Planned Area Final Development Plan and included
residential GMQS allocations; and
WHEREAS, the GMQS development allotments included the construction of seven
townhomes on Lot 6, which have subsequently been reduced to six townhomes through an
Insubstantial Amendment to the SPA; and
WHEREAS, the development allotments expire on the day after the third anniversary of
the date the GMQS allocations, or other development approvals, have been awarded; and
WHEREAS, Council has granted seven prior six -month extensions which extended the
GMQS allocation and vested rights to December 19, 1997; and
WHEREAS, the applicant, Community Development Group of Aspen, LLC, has requested
another one (1) month extension of the GMQS allocations for Lot 6 of the Aspen Meadows
Specially Planned Area; and
Ordinance No. 26, Series of 1996
Page 3
Section 2:
Pursuant to Section 26.100.100 of the Aspen Municipal Code, City Council does hereby grant the
applicant an extension of vested rights status for the site specific development plan for Lot 6 of the
Aspen Meadows Specially Planned Area as approved by Ordinance 14, Series of 1991 and
insubstantially amended by Planning Office memo dated March 16, 1995, with the following
conditions:
1. The extension of vested rights shall be for one (1) month to January 18, 1998.
2. The rights granted by the site specific development plan approved by this Ordinance and the
insubstantial amendment shall remain vested for a period of six years and 203 days from June
21, 1991. However, any failure to abide by the terms and conditions attendant to this approval
shall result in forfeiture of said vested property rights.
3. The approval granted hereby shall be subject to all rights of referendum and judicial review.
4. Nothing in the approvals provided in this Ordinance shall exempt the site specific development
plan from subsequent reviews and or approvals required by this Ordinance or the general rules,
regulations or ordinances of the City provided that such reviews or approvals are not
inconsistent with the approvals granted and vested herein.
5. The establishment herein of a vested property right shall not preclude the application of
ordinances or regulations which are general in nature and are applicable to all property subject
to land use regulation by the City of Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this regard, as a condition of this site
development approval, the developer shall abide by any and all such building, fire, plumbing,
electrical and mechanical codes, unless an exemption therefrom is granted in writing.
Section 3:
The City Clerk shall cause notice of this Ordinance to be published in a newspaper of general
circulation within the City of Aspen no later than fourteen (14) days following final adoption
hereof.
Section 4:
If any section, subsection, sentence, clause, phrase or 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.
Ordinance No. 26, Series of 1996
Page 4
Section Si
This Ordinance shall not affect 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.
Section 6:
•
A public hearing on the Ordinance shall be held on the 15th day of December, 1997 at 5:00 P.M. in
the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a public notice of the same shall be published one in a newspaper of general circulation
within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City
Council of the City of Aspen on the 24th day of November, 1997. 22
�7
John ennett, Mayor
ATTEST:
Kathryn S. A ch, City Clerk
FINALLY, adopted, passed and approved th day ofj � ?c Sri 1997.
Q
� � K
John Hewlett, Mayor
A tEST:
thryn S. i City Clerk
•
THE CITY OF ASPEN
MEMO FROM JULIE ANN WOODS, A.LC.P. M.L.A.
COMMUNITY DEVELOPMENT DIRECTOR
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130 SOUTH GALENA STREET
ASPEN, COLORADO 81611 -1975
PHONE 970.920.5100
Fax 970.920.5439
11
, 04) lgarshor„
Amy Guthrie, 04:57 PM 6/21/99 , No Subject r°^A
X- Sender: amyg @comdev
Date: Mon, 21 Jun 1999 16:57:56 -0600
To: stephenk @ci.aspen.co.us, juliew @ci.aspen.co.us, jeffw @ci.aspen.co.us
From: Amy Guthrie <amyg @ci.aspen.co.us>
Here is the condition that I was referring to from the last vested rights
extension for the Tennis Townhomes:
"The applicant shall excavate the pedestrian /bike trail to the top of the
slope on Lot 6, as required in the insubstantial amendment to the Aspen
Meadows Lots 5 and 6, to be completed prior to issuance of a Certificate of
Occupancy, and subject to the approval of the City of Aspen Parks
Department."
I don't know if this is still important. I guess that's for Parks to
decide.
Printed for Julie Ann Woods <juliew @ci.aspen.co.us>
Sarah Oates, 08:31 AM 6/22/99 , Re: Meadows T nis Townhomes,
X- Sender: saraho @comdev
Date: Tue, 22 Jun 1999 08:31:15 -0500
To: Stephen Kanipe <stephenk @ci.aspen.co.us>
From: Sarah Oates < saraho @ci.aspen.co.us>
Subject: Re: Meadows Tennis Townhomes, 801 -815 Meadows Rd.
Cc: juliew
Stephen,
I don't know if you are going to contact the applicant regarding what he
has
to do, but I doubled checked the public hearing process. I have a chart
that says review is only in front of P &Z, but the land use code requires
review before P &Z and two readings at council. Sorry about that.
Sarah
At 06:23 PM 6/21/99 -0600, you wrote:
>Folks,
>I have created a mailing list to those stake holders in responding to
issues
>raised by the owner's lawyer and contractor. Here is what I have gathered
>so far. The six townhouses are to be demolished and the site restored.
The
>owner is exploring keeping the garages and offering the use to the
Meadows.
>Today we determined:
> (1) To retain the garages the owner will have to ammend the SPA. (saraho)
> (2) A trail agreement exists. See amyg e -mail; is it still valid?
( Becca).
> (3) Big fees have been paid for park dedication. If the residential units
>go away are the fees refunded? (Becca, Jeffw)
> (4) Big fees have been paid for housing mitigation. Same question about
>refunds if the housing goes away? (Davet, Maryr)
> (5) AmyG has a memory of the traffic mitigation plan. Is that effected by
>these six units going away? (SarahO, ? ? ?)
> (6) Building will handle a Demo permit for this. The usual referral
depts.
>will have the opportunity to review and comment. (RussellG)
>Pleaase let me know about this as answers are necessary to begin the Demo
>permit process.
>Thanks,
>
>Stephen Kanipe, Chief Building Official
>970- 920 -5449
>
>
>
Printed for Julie Ann Woods <juliew @ci.aspen.co.us> 1
No Recipient, Meadows Tennis Townhomes, 801 -
To: Amym
From: Julie Ann Woods < juliew @ci.aspen.co.us>
Subject: Meadows Tennis Townhomes, 801 -815 Meadows Rd.
Cc:
Bcc:
X- Attachments:
>FYI. JA.
X- Sender: stephenk @comdev
>Date: Mon, 21 Jun 1999 18:23:08 -0600
>To: juliew @co.pitkin.co.us, saraho @co.pitkin.co.us, amyg @co.pitkin.co.us,
> ryanm @co.pitkin.co.us, rebeccas @co.pitkin.co.us,
davet @co.pitkin.co.us,
> maryr @co.pitkin.co.us, russellg @co.pitkin.co.us,
> stephene @co.pitkin.co.us
>From: Stephen Kanipe <stephenk @ci.aspen.co.us>
>Subject: Meadows Tennis Townhomes, 801 -815 Meadows Rd.
>Cc: johnw @co.pitkin.co.us
>Folks,
>I have created a mailing list to those stake holders in responding to
issues
>raised by the owner's lawyer and contractor. Here is what I have gathered
>so far. The six townhouses are to be demolished and the site restored.
The
>owner is exploring keeping the garages and offering the use to the
Meadows.
>Today we determined:
> (1) To retain the garages the owner will have to ammend the SPA. (saraho)
> (2) A trail agreement exists. See amyg e -mail; is it still valid?
( Becca).
> (3) Big fees have been paid for park dedication. If the residential units
>go away are the fees refunded? (Becca, Jeffw)
> (4) Big fees have been paid for housing mitigation. Same question about
>refunds if the housing goes away? (Davet, Maryr)
> (5) AmyG has a memory of the traffic mitigation plan. Is that effected by
>these six units going away? (Sarah°, ? ? ?)
> (6) Building will handle a Demo permit for this. The usual referral
depts.
>will have the opportunity to review and comment. (RussellG)
>Pleaase let me know about this as answers are necessary to begin the Demo
>permit process.
>Thanks,
>Stephen Kanipe, Chief Building Official
>970- 920 -5449
1Printed for Julie Ann Woods <juliew @ci.aspen.co.us> 1
374793 8 -762 P -811 09/30/94 10:19A PG 1 OF "6 REC DOC NI
SILVIA DAVIS PITKIN COUNTY CLERK & RECORDER 140.00
ORDINANCE NO. 14
(Series 1991)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
GRANTING FINAL APPROVAL OF THE ASPEN MEADOWS SPECIALLY PLANNED
AREA (SPA) FINAL DEVELOPMENT PLAN, SUBDIVISION APPROVAL, REZONING
AND ZONING MAP AMENDMENTS, RESIDENTIAL GROWTH MANAGEMENT ALLOT-
MENT, EXCESS GROWTH MANAGEMENT ALLOTMENT, GROWTH MANAGEMENT
EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES, CONDOMINIUMIZATION,
AND VESTING OF DEVELOPMENT RIGHTS.
WHEREAS, that real property commonly known and referred to
as the "Aspen Meadows" has previously been designated a specially
planned area (SPA) on the City of Aspen Official Zone District
Map; and
WHEREAS, a master plan for the Aspen Meadows was adopted as
a component of the Aspen Area Comprehensive Plan in September,
1990; and
WHEREAS, the City has received a comprehensive development
plan for the Aspen Meadows known as the Aspen Meadows Final
Specially Planned Area (SPA) Development Plan Submission
(hereinafter the "Plan "); and
WHEREAS, on December 20, 1990, after review and approval and
upon recommendation of the Planning Department and the Aspen
Planning and Zoning Commission, the Plan received conceptual
approval, subject to conditions, by the City Council pursuant to
the procedure set forth at Section 24- 6- 205(A)(8)(b) of the
Municipal Code; and
WHEREAS, Savanah Limited Partnership, in conjunction with
the Aspen Institute for Humanistic Studies (the "Institute "), the
Music Associates of Aspen ( "MAA "), and the Aspen Center for
374793 8 -762 P -812 o//30/94 10:19A PG 2 OF 2t.
Physics ( "Physics "),hereinafter jointly known as the
"Developer ", submitted an application for a residential Growth
Management Quota System allotment as a component of the Plan on
February 15, 1991; and
WHEREAS, on March 4, 1991, the Developer submitted to the
Planning Department a proposed final SPA development plan for the
Aspen Meadows incorporating requests for subdivision approval,
text amendments to the municipal land use code, requests for
rezoning and zoning map amendments, growth management exemption
for essential public facilities, conditional use approvals for
attached affordable housing units, and special review approval
for parking in an academic (A) zone district; and
WHEREAS, the Developer's proposed final SPA development plan
has been subjected to review and comments by the Engineering,
Water, Parks, and Environmental Health Departments for the City
of Aspen, as well as review and comments by the Fire Marshal,
Sanitation District and Aspen /Pitkin County Housing Authority;
and
WHEREAS, the Aspen Planning and Zoning Commission has
reviewed the Developer's development plan in accordance with
those procedures set forth at Section 24- 6- 205(A)(8)(c) of the
Municipal Code and did conduct public hearings thereon on April
2, 9 and 16, 1991; and
WHEREAS, upon review and consideration of the Plan, agency
and public comment thereon, the review undertaken and comments of
2
374793 8 -762 P -813 09/30/94 10:19A PG 3 OF 28
the Plan as provided by the Historic Preservation Committee
relevant to design, and those applicable standards as contained
in Chapter 24 of the Municipal Code, to wit, Division 8 of
Article 7 (Specially Planned Area), Division 10 of Article 7
(Subdivision), Divisions 2,3 and 4 of Article 7 (Permitted,
Conditional and Special Review Uses, respectively), Division 11
of Article 7 (Text Amendments and Zoning Map Amendments), and
Article 8 (Growth Management Quota System), the Planning and
Zoning Commission has recommended final approval of the Plan,
subject to conditions, to the City Council; and
WHEREAS, pursuant to the Growth Management Quota System the
Planning and Zoning Commission evaluated and scored the residen-
tial component of the Plan, consisting of fourteen (14) units, at
33.85 points, thus, meeting minimum development approval
threshold and, additionally, awarded the Plan 1.93 bonus points
as allowed under Section 24- 8- 106(E)(6) of the Municipal Code,
thus, giving the Plan a total GMQS score of 35.78 points; and
WHEREAS, the Planning and Zoning Commission further granted
conditional use approvals for four affordable housing units
associated with the residential component of the Plan and special
review approval for parking in an academic (A) zone district; and
WHEREAS, on April 16, 1991, the Planning and Zoning Commis-
sion, after public hearing, incorporated its approvals, condi-
tional approvals, and recommendations into Resolution No. 91 -10
3
374793 8 -762 P- 814 09/30/94 10:19A PC 4 OF 28
and forwarded same to City Council in accordance with Section 24-
6-205(A)(8)(c) of the Municipal Code; and
WHEREAS, the City Council finds that the public interest
would not be served by affording phased GMQS development allot-
ments under the Plan and that an excess GMQS development allot-
ment as permitted by Section 24- 8- 103(B) of the Municipal Code is
desirable and warranted; and
WHEREAS, the City Council has reviewed and considered the
Plan under the applicable provisions of the Municipal Code as
identified herein, has reviewed and considered those recommenda-
tions and approvals as granted by the Planning and Zoning Com-
mission and the Historic Preservation Committee, and has taken
and considered public comment at public hearing; and
WHEREAS, the City Council finds that the Plan meets or
exceeds all applicable development standards and that approval of
the Plan, with conditions, is consistent with the goals and
elements of the Aspen Area Comprehensive Plan and the Aspen
Meadows Master Plan; and
WHEREAS, the City Council finds that this Ordinance furthers
and is necessary for public health, safety and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ASPEN, COLORADO as follows:
Section 1
Pursuant to Section 24- 7 -804B of the Municipal Code, and
subject to those conditions of approval as specified hereinafter,
4
374793 8-762 P -815 09/30/94 10 :19A PG 5 OF 28
the City Council finds as follows in regard to the Plan's spe-
cially planned area development component:
1. The Developer's final plan submission is complete and
sufficient to afford review and evaluation for approv-
al.
2. The Plan is compatible and enhances the mix of devel-
opment in the immediate vicinity of the Aspen Meadows
and the proposed land uses as approved hereinbelow are
deemed to be appropriate and allowable in their under-
lying zone districts as authorized by an SPA overlay.
3. The Plan incorporates and provides sufficient public
facilities and roads for the requested development, and
provides significant open space, trails and public
amenities for the residents and users of the develop-
ment.
4. The Aspen Meadows is generally suitable for the
requested development in terms of topography and the
Plan creatively employs land planning techniques to
preserve view planes and avoid adverse environmental
impacts.
5. The Plan will not require the expenditure of excessive
public funds in order to provide public facilities for
the development or its surrounding neighborhoods.
6. The Plan is consistent with the Aspen Area Comprehen-
sive Plan and the Aspen Meadows Master Plan.
7. The Plan demonstrates good and sufficient cause to
remove the SPA designation for that portion of the
Aspen Meadows property that is to be conveyed to the
City and to adjust the current SPA boundary accord-
ingly.
Section 2
Pursuant to the findings as set forth in Section 1 above,
the City Council grants final SPA development plan approval for
the Plan subject to the following conditions:
1. A detailed construction timeline incorporating a
specific construction schedule for the installation of
5
374793 B -762 P-816 09/30/94 10:19P PG 6 OF 28
the new Meadows Road shall be submitted to and approved
by the Planning and Public Works Departments prior to
staff approval of the final plat. Upon completion of
the new Meadows Road, all construction traffic associ-
ated with the development shall use and be rerouted to
the new Meadows Road.
2. The applicant shall provide 97 parking spaces at the
West Meadows facilities pending construction of the
West Meadows parking structure.
3. The Developer shall conduct a review and provide a
written report of the development's traffic mitigation
plan to the Planning Director on the anniversary date
of the final passage of this Ordinance in years 1992,
1994, 1996, 1998 and 2000, and shall continue to con-
duct and provide such reviews and reports every two (2)
years thereafter unless deemed unnecessary by the City
Council. Such report shall include, but not be limited
to, traffic counts on Seventh Street, number of van
trips pursuant to the development's traffic mitigation
plan, charter vehicle use, passenger counts and desti-
nations arising from the use of the Aspen Meadows
facilities. The review and report shall also incorpo-
rate data and information from the Roaring Fork Transit
Authority (RFTA) illustrating its service to the Aspen
Meadows facilities. The City will review the report
and may require modification to the development's
traffic mitigation program, including the addition of
reasonable new mitigation measures. All modifications
of the traffic mitigation plan shall be approved by the
Planning and Zoning Commission at a public hearing.
4. The shuttle van system as incorporated into the devel-
opment's traffic mitigation plan shall be operated by
that company or entity operating the lodge facility.
5. Delivery vehicles and delivery routes serving the
restaurant facilities shall be limited to those hours
of delivery and routes as delineated in the develop-
ment's traffic mitigation plan, except when severe
weather or circumstances beyond the control of the
lodge /restaurant operator require a deviation there-
from. The restaurant /lodge operator shall insure and
enforce the delivery hours and routes by contractual
obligation with its goods and services providers.
6. The thirteen foot (13') service access /emergency loop
drive serving the chalets shall be constructed with an
6
374793 8-762 P-817 09/30/94 10:19A PG 7 OF 28
all weather surface adequate to support fire - fighting
apparatus. Such access /emergency loop drive(s) shall
be plowed, cleared and maintained to 13' widths at all
times of the year and particularly during the winter
months.
7. All buildings to be served and accessed from the 13'
access /emergency loop drive shall have interior sprin-
kling fire protection /suppression systems as approved
by the Fire Marshal and such system(s) must be approved
prior to the issuance of a building permit.
8. Specific fire hydrant locations for the development
shall be established and approved in cooperation with
the Fire Marshal prior to the issuance of a building
permit.
9. A detailed tree removal and replacement plan shall be
submitted to and approved by the City Parks Department
prior to staff approval of the final plat. Such plan
shall indicate all trees to be moved or removed, their
size, location, species, and time of planting, trans-
planting, or removal. All tree replacement shall be on
a one -to -one caliper inch basis with minimum size at 1
1/2" caliper.
10. The final plat shall depict all trails dedicated or
conveyed to public use and all easements linking off -
site trails to the development's trail system. The
final plat shall particularly note (1) an easement for
a trail link from the racetrack, and (2) the trail
between the tennis townhouses and restaurant as depict-
ed on the Master Plan. Exact trail locations must be
approved by the Planning Director giving priority to
those alignments which minimize damage or disruption to
existing vegetation and landscape and which subordinate
grade considerations and, thus, minimize switchbacks,
to the preservation of existing topography. As -built
easements shall be executed and conveyed after trail
construction.
11. There shall be no interconnection of non - treated water
systems to potable water systems.
12. Pursuant to Section 23 -53(g) of the Municipal Code, the
Developer shall convey all rights, titles, easements
and interests to the Si Johnson Ditch and water right,
water wells and appurtenant water rights on the Aspen
Meadows property to the City. The City shall, in
7
374793 B - 762 P - 818 09/30/94 10:19A PG 8 OF 2L
exchange, lease back to Developer, or its successor(s)
in interest, raw water from those sources for irriga-
tion use within the development in an amount equal to
that amount of water reasonably necessary for the
efficient irrigation of the lands historically irrigat-
ed, not to exceed the amount of water conveyed to the
City by the Developer. Developer shall pay to the City
its pro rata share of operation, maintenance and repair
costs, plus One Hundred Dollars ($100.00) per year.
The lease as noted above shall not subordinate the use
of the water right to the emergency needs of the City
for minimum stream flows, hydroelectric power, or
municipal purposes.
13. The Developer shall install at its own cost a water
distribution system for the development meeting no less
than the minimum design, engineering, materials and
construction standards of the City for domestic munici-
pal and fire protection purposes and shall convey same
to the City upon completion, inspection and acceptance
by the City. Developer shall also convey to the City a
perpetual twenty foot (20') as -built easement extending
ten feet (10') from each side of the centerline of all
newly constructed water lines, and a construction
easement extending an additional five feet (5') on each
side of the centerline, along with a similar twenty
foot (20') easement and construction easement for the
future installation of a connector main to the existing
City water main in Black Birch Drive.
14. Drainage design for the development shall not inten-
tionally direct run -off into irrigation ditches or
ponds.
15. All residential units shall comply with fireplace
regulations as contained in the Municipal Code and
enforced by the Environmental Health Department. No
building permits shall be issued for residential units
absent compliance with fireplace regulations. All
disputes concerning the application or interpretation
of fireplace regulations to the development shall be
subject to review and determination by the Clean Air
Board.
16. Prior to the issuance of a building permit for each
component of the project, a drainage mitigation plan
for that component for run -off during construction
activity shall be submitted and approved by the City
Engineer so as to insure against or minimize run -off
into Castle Creek and the Roaring Fork River.
8
374793 B -762 P -819 09/30/94 10:19fl PG 9 OF 28
17. Prior to the issuance of a building permit for each
component of the project, a fugitive dust control plan
for that component must be submitted to and approved by
the Environmental Health Department and such State
agencies as having jurisdiction over same.
18. A fugitive dust plan must be submitted and approved by
the Environmental Health Department for the MAA parking
lot prior to issuance of a building permit for the MAA
rehearsal facility.
19. All energy conservation and efficiency measures as
represented by the Developer in its GMQS application
regarding insulation, glazing, solar orientation, HVAC,
and plumbing fixtures shall be incorporated into all
residential units and the design(s) for same must be
approved by the City prior to issuance of any building
permit for residential construction. These measures
shall be further incorporated into deed restrictions
and /or covenants for all single family homes and condo-
minium declarations.
20. Non - residential construction and facilities shall
utilize state -of- the -art energy conservation and effi-
ciency measures as represented by the Developer.
Accordingly, detailed plans submitted for building
permits for the lodge structures and the MAA rehearsal
hall must be accompanied by the energy information
provided to staff in the Appropriate Technologies
Associates' letter of May 3, 1991, and the MAA /Rehears-
al Hall Energy Conservation Description document sub-
mitted to Planning staff on May 20, 1991. The engi-
neered thermal envelope calculation will be verified by
the Building Department according to the Model Energy
Code.
21. The Developer shall pay to the City an affordable
housing mitigation impact fee for 16.69 low income
employees associated with ten new residential units,
seven on Lot 6 and three on Lot 5, in an amount to be
calculated pursuant to those fee guidelines in effect
at the time the fee is to be paid. The fee shall be
paid prior to the issuance of a building permit for any
residential construction and shall be paid in amounts
reflecting and corresponding to the number of residen-
tial units sought to be permitted at any given time
(1.66 per unit).
9
374793 8-762 P -820 09/30/94 10:19A PG 10 OF 28
22. Developer shall construct replacement and /or additional
fox dens in a manner and at locations to be selected in
the field by the City, in consultation with the Direc-
tor of the Aspen Center for Environmental Studies,
prior to the issuance of any building permits for
development under the Plan, or any other demolition or
construction within the development area, to wit, the
Aspen Meadows.
23. Revegetation of all areas developed pursuant to the
Plan shall be implemented in accordance with those
guidelines as set forth by Design Workshop in its
letter of 3/21/91, which letter is incorporated herein
as if fully set forth. All revegetation shall be
inspected and monitored by the City to ensure that
revegetation efforts and the protection of same are
successful.
24. New manicured lawn areas shall be minimized to the
maximum extent possible, except in those areas adjacent
to the Music Tent, and such areas must be depicted and
approved on the final plat.
25. Prior to excavation, temporary construction barricades
and or fencing shall be erected within five feet of the
building envelopes of the tennis townhomes and trustee
townhomes to prevent damage from falling debris to the
slope bordering same unless unstable soils dictate
alternative locations mutually agreed upon by the
owner, the Building Department and the Planning Office.
Prior to issuance of building permits for individual
buildings, the locations of all fencing and barricades
shall be submitted to and approved by the Building
Department and the Planning Office. All fencing and
barricades shall remain in place throughout the con-
struction process.
26. Financial assurances in amounts and in forms acceptable
to Developer and City shall be provided by Developer to
ensure the satisfactory installation and completion of
the new Meadows Road, all utility infrastructure,
including water lines, the trail along old Meadows
Road, and the parking facility. That portion of the
above - referenced financial assurances reasonably found
by the Public Works Director to be related to the work
for which a permit is sought must be in place prior to
issuance of that building permit.
10
374793 8-762 P- 821 09/30/94 10 :19R P6 11 OF 28
27. The following language shall be included in the
SPA /Subdivision Agreement: "Any SPA or Master Plan
amendment or future development applications submitted
by any non - profit user of the Meadows property (Lots 1,
2, and 3) shall be applied for jointly by all non-
profit property owners. This shall supersede prior
requirements requiring SPA submittal approval by all
property owners. Similarly any SPA Amendment proposed
to be submitted by any residential owner or association
thereof shall require, in addition to the consent of
the association of owners of the residential component
involved, the approval of the resident non - profits of
the SPA."
28. Public pedestrian access, excluding access to build-
ings, will continue to be allowed at reasonable hours
throughout the entire academic (A), open space (OS),
and wildlife preservation (WP) zone district areas of
the Aspen Meadows development, subject to reasonable
regulations as established by the owners thereof in
order to protect their property, as well as the academ-
ic privacy and serenity of the campus, its programs and
the health and safety of other users and visitors.
29. The MAA parking lot shall be plowed and kept clear of
snow during all wintertime performances or functions at
MAA facilities.
30. Pursuant to Section 24- 7- 804(D)(4) of the Municipal
Code, the final plat, which shall, at a minimum, con-
sist of final drawings depicting the site plan, land-
scape plan, utility plan and building elevations, and a
specially planned area (SPA) agreement, shall be re-
corded in the office of the Pitkin County Clerk and
Recorder and shall be binding upon the property owners
subject to the development plan, their successors and
assigns, and shall constitute the development regula-
tions for the property. Development of the property
shall be limited to the uses, density, configuration,
and all other elements and conditions set forth on the
final development plan, and in this ordinance and the
SPA agreement. Failure on the part of the Developer to
record the final development plan, plat, and SPA agree-
ment within a period of 180 days following the adoption
date of this Ordinance shall render the development
plan and plat in valid. If the 180 days lapse, recon-
sideration of the final development plan, plat and SPA
agreement by the Planning and Zoning Commission and
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374793 B-762 P -822 09/30/94 10:19A PG 12 OF 28
City Council will be required before its acceptance and
recording.
Section 3
Pursuant to and by reason of the findings and conditions of
approval as set forth above in Sections 1 and 2, specially
planned area (SPA) designation for the portion of the Aspen
Meadows property to be conveyed to the City is hereby removed and
the City's Official Zone District Map shall be amended to reflect
such removal.
Section 4
Pursuant to Section 24- 7 -1004C of the Municipal Code, and
subject to those conditions of approval as specified hereinafter,
the City Council finds as follows in regard to the Plan's subdi-
vision development component:
1. The proposed subdivision is consistent with both
the Aspen Area Comprehensive Plan and Aspen Mead-
ows Master Plan and is, furthermore, consistent
with the character of existing land uses in the
adjoining areas.
2. The proposed subdivision will not adversely affect
the future development of surrounding areas and
will be in substantial compliance with all re-
quirements of Chapter 24 of the Municipal Code.
3. The proposed subdivision is compatible and suit-
able with the topography of the area and will not
present or create a threat to the health, safety
or welfare of the residents or neighbors of the
subdivision.
4. The proposed subdivision does not create spatial
patterns that cause inefficiencies, duplication or
premature extension of public facilities or unnec-
essary public costs.
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374793 B -762 P -823 09/30/94 10:19A PG 13 OF c8
5. The proposed new Meadows Road has the primary function
of providing access to abutting property and will not
carry through traffic, thus, warranting its designation
as "local street ".
Section 5
Pursuant to the findings as set forth in Section 4 above,
the City Council grants final subdivision approval for the Plan
subject to the following conditions:
1. The new Meadows Road shall be dedicated as a pub-
lic street from its intersection with Seventh
Street and North Street to the south boundary of
Lot 6. Right -of -way width, grades and intersection
design shall be subject to inspection and approval
by the City Engineer prior to staff approval of
the final plat.
2. Irrevocable legal access to the new Meadows Road
must be provided where necessary to all existing
and future properties abutting that portion of the
old Meadows Road that may be vacated and all ease-
ments for such access shall be depicted on the
final plat.
3. All property exchanges between the Savanah Limited
Partnership, the Institute, the MAA, and Physics
shall be effectuated simultaneously with the re-
cording of the final plat.
4. All sanitary sewer improvements as installed in
the development area shall be inspected and ap-
proved to the satisfaction of the Aspen Sanitation
District.
5. Complete and detailed utility plans, i.e., elec-
tric, gas, cable T.V., and telephone, shall be
provided to and approved by the Planning Director
and City Engineer at or prior to submission for
recording of the final plat. Additionally, all
utilities shall approve utility design and loca-
tion prior to staff approval of the subdivision
agreement and final plat.
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6. The final plat shall accurately reflect all under-
ground utility installations, particularly those
along roadways, trailways and cultivated landscap-
ed areas.
7. Utility facility installations shall be restricted
to roadway, trailway and cultivated landscaped
corridors wherever possible. If utility facility
installations must occur outside of these areas,
such alternate utility corridors shall be fenced
or barricaded to the narrowest width possible so
as to minimize vegetation disturbance or destruc-
tion from construction activities and machinery.
All utility location corridors shall be inspected
and approved by the City Engineer and Planning
Director prior to the issuance of any excavation
permit.
8. Vegetation replacement necessitated by utility
installation shall utilize the same plant species
as the species of vegetation disturbed or damaged.
9. All ditches, swales, intermediary ponds and detention
areas shall be subject to appropriate easements for
access and maintenance purposes and be depicted on the
final plat.
10. The Developer shall provide a digitized copy of the
subdivision plat prior to recordation of the mylar
copies.
11. Trench box construction methods shall be utilized
for utility installations whenever possible so as
to minimize site disturbance.
12. The Castle Creek sanitary trunkline shall be lined
unless deemed otherwise by the Aspen Sanitation
District. If sections of the trunkline must be
replaced, such replacement locations shall be
identified to the City Engineer and Planning De-
partment and the least disruptive methods shall be
identified and employed.
13. Detailed design drawings for the new Meadows Road and
Seventh Street and Eighth Street intersections shall be
provided to and approved by the City Engineer prior to
staff approval of the final plat. All design drawings
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374793 8 -762 P-825 09/30/94 10:19A PG 15 OF 28
shall be prepared by a professional engineer registered
in the State of Colorado.
14. The speed limit for the new Meadows Road shall be
reduced to a speed below thirty (30) miles per hour as
determined by the City Engineer.
15. The existing old Meadows Road shall be converted to a
pedestrian trial /bikeway with ownership thereto to
remain in the City.
16. Pursuant to Section 24- 7 -1005E of the Municipal Code,
the final subdivision plat and subdivision agreement
shall be recorded in the office of the Pitkin County
Clerk and Recorder within 180 days following the adop-
tion date of this Ordinance. Failure to record the
final plat and subdivision agreement within the 180 day
time period shall render the subdivision approvals
granted herein invalid. If the 180 days lapse, recon-
sideration of the subdivision and subdivision agreement
by the Planning and Zoning Commission and City Council
will be required before acceptance and recording.
Section 6
Pursuant to Section 24 -8 -106 of the Municipal Code, the City
Council finds as follows in regard to the Plan's residential
Growth Management Quota System allotment component:
1. The Planning and Zoning Commission has forwarded
to City Council a residential development total
score of 35.78 for the residential component of
the Plan, such score exceeding the minimum scoring
threshold.
2. The residential development component of the Plan
was the only development project submitted to the
Planning and Zoning Commission for 1990 residen-
tial GMQS allotments.
3. The GMQS residential scoring considered and reflected
the waiver of the six -month minimum lease requirement
as set forth in the applicable condominiumization
regulations.
15
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374793 B -762 P -826 09/30/94 10:19A PG 16 OF 28
4. A multi -year or phased development allotment would not
serve the best interests of the Plan or the general
public.
5. Section 24- 8 -103B of the Municipal Code permits
the awarding of development allotments in excess
of the maximum allotment level in any given year.
6. The Plan as presented by the Developer warrants an
excess development allotment and the Planning
Office has indicated excess development allotments
are available.
7. No challenges to the Planning and Zoning Commis-
sion's scoring or ranking of the Plan's residen-
tial development component have been submitted as
permitted by Section 24- 8 -106I of the Municipal
Code.
Section 7
Pursuant to the findings as set forth in Section 6 above and
in accordance with Section 24- 8 -106J of the Municipal Code, the
City Council awards and grants the Developer six (6) residential
development allotments from the GMQS allotment pool for 1990, and
eight (8) excess residential development allotments to be off -set
in future years in accordance with Section 24- 8 -103B of the
Municipal Code.
In accordance with Section 24- 8- 108(A)(1) of the Municipal
Code, Developer, or its successor in interest, shall be eligible
for exemption from the expiration of the GMQS allotments for
residential Lots 7, 8, 9 and 10 herein awarded upon proper
demonstration that those conditions of final approval and the
public improvements associated with Lots 7, 8, 9 and 10 have been
satisfactorily completed.
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374793 8-762 P -827 09/30/94 10:19fl PG 17 OF 28
Section 8
Pursuant to Section 24- 8- 104(C)(1)(b), as amended per
Ordinance No. 13, (Series of 1991), of the Municipal Code, the
City Council finds as follows in regard to Developer's
request for Growth Management Quota System development exemption
for essential public facilities:
1. The Institute's proposed development of new lodge
units, expansion of the existing health club,
expansion of the restaurant, and expansion of the
tennis shop, including rest rooms, is essential
for the revitalization of the Aspen Meadows prop-
erty.
2. The MAA's proposed expansion of the Music Tent,
the addition of a year -round rehearsal /performance
hall, and expansion of the Music Tent gift shop,
is essential for the revitalization of the Aspen
Meadows property.
3. The programs and activities sponsored and or host-
ed by the Institute and the MAA at the Aspen
Meadows facilities have historically provided
intellectual and cultural enrichment to the citi-
zens of the City of Aspen without which the City
would not have attained its present character and
standing in the national and international commu-
nity. Furthermore, the Aspen Meadows facilities,
and those of the Institute and MAA in particular,
have served and continue to serve important commu-
nity needs and proposed expansions of same will
only enhance their value and accessibility to the
citizens of the City of Aspen and the general
public.
4. The Institute's and MAA's proposed development
involves essential public facilities, will enhance
existing essential public facilities, and is not -
for- profit in nature.
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374793 8 -762 P- 828 09/30/94 10:19A PG 18 OF 28
Section 9
Pursuant to Section 24- 8- 104(C)(1)(b), as amended per
Ordinance No. 13 (Series of 1991), of the Municipal Code, and the
findings as set forth in Section 8 above, the City Council awards
and grants Growth Management Quota System development exemptions
from competition and affordable housing impact mitigation for the
following Plan development on the basis that such development is
for essential public facilities:
1. Fifty (50) new lodge units of 42,410 square feet,
(Aspen Institute).
2. Health club expansion of 1,800 square feet, (Aspen
Institute).
3. Restaurant expansion of 2,000 square feet, (Aspen
Institute).
4. Tennis shop expansion, including rest rooms, of
980 square feet, (Aspen Institute).
5. Music Tent backstage expansion of 1,500 square
feet, (MAA).
6. The new rehearsal /performance hall of 11,000
square feet, (MAA).
7. Music Tent gift shop expansion of 100 square feet,
(MAA).
Section 10
Pursuant to Section 24 -7 -1102 of the Municipal Code, the
City Council finds as follows in regard to the zoning map amend-
ments component of the Plan:
1. The proposed zoning amendments as set forth in the
Plan are not in conflict with the provisions of
Chapter 24 of the Municipal Code, the Aspen Area
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374793 8-762 P -829 09/30/94 10:19A PG 19 OF c.
Comprehensive Plan or the Aspen Meadows Master
Plan.
2. The proposed zoning amendments are compatible with
surrounding zone districts and land uses.
3. The proposed zoning amendments will not adversely
impact traffic generation or road safety when
taken into consideration with the other aspects of
the Plan.
4. The proposed zoning amendments will not adversely
impact demand for public facilities or services
nor adversely affect the environment.
5. The proposed zoning amendments will promote the
public interest and character of the City of As-
pen.
Section 11
Pursuant to Sections 24 -7 -1102 and 24 -7 -1103, and Division 2
of Article 5 of Chapter 24, as amended per Ordinance No. 13
(Series of 1991), of the Municipal Code, and the findings set
forth in Section 10 above, the City Council does grant the
following amendments to the Official Zone District Map and does
designate the following zone districts for the development
subject to the conditions as specified below:
1. R -MF (Residential Multi- Family) shall be applied
to Lots 5 and 6 (townhomes).
2. R -15 (Moderate- Density Residential) shall be ap-
plied to Lots 7, 8, 9 and 10 (single family lots).
3. WP (Wildlife Preservation) shall be applied to the
25 acres, more or less, of land conveyed to the
City of Aspen (Lot 4)and to the racetrack area of
the Aspen Meadows property as depicted in the
final SPA development plan submittal.
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374793 8 -762 P-830 09/30/94 10:19P PG 20 OF 28
f 1
4. OS (Open Space) shall be applied to Anderson Park,
the Marble Garden, and the Tent Meadow as depicted
in the final SPA development plan submittal.
5. A (Academic) shall be applied to Lots 1, 2 and 3
within the Aspen Meadows owned by the Institute,
MAA, and Physics, except where other zone dis-
tricts have been designated as hereinabove provid-
ed.
6. The zoning designations as specified in paragraphs
1 through 5 above are contingent upon the Develop-
er providing precise survey boundaries of the zone
districts prior to staff approval of the final
plat.
7. Pending such time as the boundaries for the zone
districts as described above are finalized and
accepted, or no longer than six (6) months, which-
ever period is shorter, no building permit shall
be issued by the Chief Building Official for any
development in the Aspen Meadows which would be
prohibited by the zoning districts herein desig-
nated and authorized.
Section 12
Pursuant to Sections 24- 7 -804B and D(2) of the Municipal
Code, the City Council finds as follows in regard to the
Developer's requests for variations from subdivision and subdivi-
sion improvement requirements, easement and utility requirements,
design standards for streets and related improvements, and zone
district dimensional and minimum lease requirements:
1. The proposed variations are compatible with exist-
ing development and land uses in the area and
surrounding neighborhoods and are not in conflict
with the provisions or goals of the Aspen Meadows
Master Plan.
2. The proposed variations will not adversely impact
public facilities or public safety.
20
374793 8 -762 P-831 09/30/94 10:19A PG 21 OF 28
Section 13
Pursuant to the findings as set forth in Section 12 above
and in accordance with Section 24- 7- 804D(2), as amended per
Ordinance No. 13 (Series of 1991), of the Municipal Code, the
City Council grants the following variations from subdivision
development standards and zone district dimensional and minimum
lease requirements as set forth in the Plan:
1. Curbs, gutters and sidewalks need not be provided
within the development.
2. Alleys, paved or unpaved, do not need to be pro-
vided.
3. Traffic control signs shall be installed at the
intersection of the new Meadows Road and Seventh
and Eighth Streets, but no traffic signals need be
provided. Speed zones shall be signed as deter-
mined by the City Engineer.
4. If determined to be necessary by the City Engi-
neer, street lights need only be provided at the
intersections of the new Meadows Road and Seventh
and Eighth Streets. Ornamental street lights are
desirable.
5. No street bridges need be provided. Culverts to
accommodate irrigation ditches and drainage shall
be installed.
6. Street right -of -way regarding new Meadows Road
shall only be dedicated at lengths and widths as
determined to be necessary by the City Engineer.
7. The minimum centerline curve radius for new
Meadows Road may be reduced to 65 feet at and or
near the intersection of Eighth Street, and right -
of -way widths may be reduced to 40 feet. Maximum
grade may be increased not to exceed 8 %. All di-
mensions shall be specified and confirmed on the
final plat.
8. No street -end dedications need be provided.
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374793 B -762 P-832 109/30/94 10:19A P'6 22 OF 2L
9. Cul -de -sac dimensions for Meadows Road may be
increased to a maximum length of 2,000 feet with a
turnaround diameter at the administration building
of approximately 50 feet.
10. The new road alignment for Meadows Road shall
remain "Meadows Road" in name.
11. Street trees lining new Meadows Road shall
consist of cottonwoods of 2 inch caliper
spaced every 30 feet along the east boundary
beginning at the intersection of Eighth
Street and extending north to the tennis
courts.
12. Fire lane and emergency vehicle access ease-
ments may be reduced in width upon approval
of the Fire Marshal.
13. Utility easement dimensional and location
requirements on lots other than those associ-
ates with the single family lots may be re-
duced or modified upon the approval of the
City Engineer and easements need not be pro-
vided in the absence of actual utility in-
stallations. All proposed utility easements
should be reflected on the final plat.
14. Fire hydrants shall and need only be situated
within 350 feet of all structures.
15. The six (6) month minimum lease requirement
for condominium units as contained at Section
24 -7 -1007 (A).(1)(b)(1) of the Municipal Code
is waived as to the condominium units as
depicted in the Plan.
16. A dimensional height variation for the center
portion of the Tennis Townhomes is allowed
for up to 3 feet.
17. A dimensional height variation for the north-
ernmost Trustee House is allowed for up to 8
feet.
18. Minimum R -15 zone district lot size per
dwelling is reduced to 12,000 square feet for
Lots 7, 8, 9 and 10.
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374793 8-76 P -833 09/30/94 10:19A PG 23 OF 28
19. Minimum R -15 zone district side yard setback
requirements are reduced to zero (0) feet for
the west side of Lot 7 and the east side of
Lot 10.
20. Minimum RMF zone district front yard setback require-
ments for accessory buildings may be reduced to zero
(0) feet for Lots 5 and 6.
21. Minimum RMF zone district open space requirements are
waived for Lots 5 and 6 in consideration of the open
space otherwise provided in the SPA development plan.
Section 14
Pursuant to Section 24 -7 -1007 B of the Municipal Code, the
City Council finds as follows in regard to the Plan's condo -
miniumization component:
1. The 8 existing and 3 proposed Trustee Houses
(Lot 5) and 7 proposed townhomes (Lot 6) to
be condominiumized are not presently leased
on a long term basis.
2. A variation in the six (6) month minimum
lease requirement is warranted and has been
authorized pursuant to Section 13 above.
3. The proposed condominiumization will not
adversely impact the availability of afford-
able housing.
Section 15
Pursuant to the findings set forth in Section 14 above, and
in accordance with Section 24 -7 -1007 of the Municipal Code, the
City Council grants and awards condominiumization approval for
the Plan as follows, subject to the conditions as specified
herein:
1. For eight (8) existing and three (3) proposed
Trustees Houses (Lot 5).
23
374793 8 -762 P- 834 09/30/94 10:19A PG 24 OF co
2. For seven (7) proposed townhomes (Lot 6).
3. Condominiumization as awarded in this Section
is contingent upon the payment of an afford-
able housing impact fee of $64,240.00, which
fee shall be paid to the City Finance Direc-
tor prior to recordation of as -built condo-
minium plats and declarations.
Section 16
All material representations and commitments made by the
Developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Planning and Zoning Commission, Historic Preservation Committee
and or City Council, are hereby incorporated in such plan
development approvals and the same shall be complied with as if
fully set forth herein, unless amended by other specific condi-
tions.
Section 17
The Official Zone District Map for the City of Aspen,
Colorado, shall be and is hereby amended to reflect those zoning
and rezonings actions as set forth in Section 11 above and such
amendments shall be promptly entered on the Official Map in
accordance with Section 24- 5 -103B of the Municipal Code.
Section 18
Any development or proposed development in the Aspen Meadows
not vested in accordance with law prior to the effective date of
this Ordinance shall comply with the terms and provisions of the
24
374793 B-762 P-835 H/30/94 i0:19A PG 25 OF 2L
zone districts and conditions of development adopted pursuant to
this Ordinance.
Section 19
Pursuant to Section 24 -6 -207 of the Municipal Code, City
Council does hereby grant Developer vested rights in the Plan as
follows:
1. The rights granted in the site specific de-
velopment plan approved by this Ordinance
shall remain vested for three (3) years from
the date of final adoption specified below.
However, any failure to abide by the terms
and conditions attendant to this approval
shall result in forfeiture of said vested
rights. Failure to timely and properly re-
cord all plats and agreements as specified
herein and or in the Municipal Code shall
also result in the forfeiture of vested
rights.
2. The approvals as granted herein are subject
to all rights of referendum and judicial
review.
3. Nothing in the approvals provided in this
Ordinance shall exempt the site specific
development plan from subsequent reviews and
or approvals required by this Ordinance or
the general rules, regulations or ordinances
of the City provided that such reviews or ap-
provals are not inconsistent with the approv-
als granted and vested herein.
4. The establishment herein of a vested property
right shall not preclude the application of
ordinances or regulations which are general
in nature and' are applicable to all property
subject to land use regulation by the City of
Aspen including, but not limited to, build-
ing, fire, plumbing, electrical and mechani-
cal codes. In this regard, as a condition of
this site development approval, the Developer
shall abide by any and all such building,
fire, plumbing, electrical and mechanical
25
•
374793 B -762 P- 836 09/30/94 10:192 PG 26 OF 28
.l
codes, unless an exemption therefrom is
granted in writing.
Section 20
The City Clerk shall cause notice of this Ordinance to be
published in a newspaper of general circulation within the City
of Aspen no later than ; fourteen (14) days following final adop-
tion hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the
approval of a site specific development plan, and the
creation of a vested property right pursuant to Title
24, Article 68, Colorado Revised Statutes, pertaining
to the following- described property:
The property shall be described in the notice and appended to
said notice shall be the ordinance
granting such approval.
Section 21
The City Clerk is further directed to record a copy of this
Ordinance in a timely manner after its final adoption with the
Pitkin County Clerk and Recorder.
Section 22
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.
26
374793 8 -762 P-837 09/30/94 10:198 PG 27 OF 28
Section 23
If any section, subsection, sentence, clause, phrase or
portion of this Ordinance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction, such
portion shall be deemed a separate, distinct and independent
provision and shall not affect the validity of the remaining
portions thereof.
Section 24
Public hearing(s) on the Ordinance shall be held on the �-, 744-- day of / c , 1991, in the City Council Cham-
bers, Aspen City Hall, Aspen, Colorado.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by
the City Council of the City of Aspen on the c 9 day of
(2/1-CL , 1991.
-- 4 4 %;(5 :1 4 —
William L. Stirling, Mayor
l:
? '.:
Kathryn S Kcph, City Clerk ,��
. c 14L ADOPTED, passed and approved this �(yr"day of
-. �.
0 0 0
, 1991.
William L. Stirling, Mayor
27
1,
A�� 4,
t
4 ' ,l
Kathryn C Koch, City Clerk
ro(OAAe ;.
374793 8 -762 P -838 09/30/94 1O:19fl F6 28 OF 28
28