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Home My WebLink Aboutcoa.lu.gm.124 E Cooper Ave.A38-93 a,, .... CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 08/05/93 PARCEL ID AND CASE NO. DATE COMPLETE: .1(1Vij3 2735-124-71-006 A38-93 11 STAFF MEMBER: KJ PROJECT NAME: Snow Queen GMOS Exemption Project Address: 124 E. Cooper Legal Address: E 1 Lot P, and Lot O, Block 69 APPLICANT: Norma Dolle & Larry Ledingham Applicant Address: Box 4901 124 E. Cooper REPRESENTATIVE: Larry Ledinciham 925-8455 Representative Address/Phone: 124 E. Cooper Aspen, CO 81611 FEES: PLANNING $ 942 . 00 # APPS RECEIVED 5 ENGINEER $ # PLATS RECEIVED HOUSING $ 55. 00 ENV. HEALTH $ TOTAL $ 967 . 00 TYPE OF APPLICATION:: STAFF APPROVAL: 1 STEP: X 2 STEP: P&Z Meeting Date 1/7i, PUBLIC HEARING: YES NO l/ VESTED RIGHTS: YES NO Est_ oef. Iz CC Meeting Date 2,ND pnw g PUBLIC HEARING: ( NO ) VESTED RIGHTS: YES -ND DRC Meeting Date tJtA1 --;2 REFERRALS: /' City Attorney Parks Dept. School District City Engineer Bldg Inspector Rocky Mtn NatGas L Housing Dir. Fire Marshal CDOT 1 Aspen Water Holy Cross Clean Air Board IIIIII ) City Electric Mtn. Bell open Space Board n ! 1 Envir.Hlth. ACSD Other flit- , !! Zoning Energy Center Other KY/ Y110 DATE REFERRED: 110 INITIALS: 9-4) DUE: 0 FINAL ROUTING: DATE ROUTED: `,/W 9INITIAL: G(/ City Atty City Engineer Zoning Env. Health Housing Open Space Other: FILE STATUS AND LOCATION: \. ORDINANCE NO. (SERIES OF 1994) AN ORDINANCE OF THE CITY OF ASPEN GRANTING GMQS EXEMPTION FOR THE CONSTRUCTION OF AN AFFORDABLE HOUSING UNIT AT THE SNOW QUEEN LODGE LOCATED AT 124 E. COOPER AVENUE (LOT Q AND EAST HALF OF LOT P, BLOCK 69, CITY AND TOWNSITE OF ASPEN) WHEREAS, pursuant to Section 24-8-104 C. l.c. of the Aspen Municipal Code, the City Council may exempt deed restricted affordable housing units from the Growth Management Quota System (GMQS) competition; and WHEREAS, Norma Dolle and Larry Ledingham, owner/operators of the Snow Queen Lodge ("Applicants") submitted to the Planning Office an application for GMQS Exemption for Affordable Housing to construct a deed restricted managers apartment on the lodge property; and WHEREAS, the Snow Queen Lodge property is zoned LP (Lodge Preservation) and affordable housing for lodge employees is a permitted use in the zone district; and WHEREAS, the application was reviewed by the Engineering Department and the Aspen/Pitkin County Housing Office and those agencies submitted referral comments to the Planning Office; and WHEREAS, at a regular meeting held on September 21, 1993 , the Aspen Planning and Zoning Commission found that the proposed 800 square foot Category 3 deed restricted unit meets the requirements of the LP zone district as well as the review criteria for GMQS Exemption, and supports the ability of a small lodge owner and the lodge employees to live and work on the lodge property; and '�' WHEREAS, the Planning and Zoning Commission voted 5-0 to 1 recommend approval to the City Council for the GMQS Exemption for the development of a deed restricted unit at the Snow Queen Lodge with conditions, and also approved Special Review for Floor Area Ratio for the building expansion on the parcel; and WHEREAS, the Aspen City Council having considered and agreed with the Planning and Zoning Commission's recommendation, does wish to grant GMQS Exemption for Affordable Housing for development of a 800 square foot Category 3 deed restricted unit at the Snow Queen Lodge; and WHEREAS, the Applicants and the Engineering and Planning Offices recognize the encroachment of the picket fence in the E. Cooper Ave. right-of-way, and the Applicant agrees to remove the fence encroachment upon reasonable request by the City of Aspen. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1: That it does hereby grant GMQS Exemption for Affordable Housing for the development of a deed restricted unit at the Snow Queen Lodge pursuant to Section 24-8-104 .C. 1.c. of the Aspen Municipal Code. Section 2 . The conditions of approval which apply to this GMQS Exemption are: 1. The owner shall submit appropriate deed restrictions to the Aspen/Pitkin County Housing Authority for approval, prior to the issuance of any building permits. The unit shall be deed restricted to Category 3 occupancy. Upon approval by the r . Housing Authority, the Owner shall record the deed ' ! ; restrictions with the Pitkin County Clerk and Recorder' s Office. 2 . Prior to issuance of any building permits for the property, a copy of the recorded deed restrictions for the new dwelling 2 // unit must be forwarded to the Planning Office. 3 . The shed in the northwest area of the property shall be removed and a fifth parking space shall be added off of the alley. All parking spaces must be shown and dimensioned on the site plan included for a building permit. 4. The site plan for building permit shall indicate the trash storage area for this project. 5. Prior to the issuance of any building permit, the applicant shall state in a letter to the Engineering Department that the applicant recognizes the fact that their fence is located within the East Cooper right-of-way. Should the right-of- way be desired by the City, the applicant shall remove the fence. This letter shall be recorded with the Pitkin County Clerk and Recorder 's Office. 6. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission and City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Section 3 : A public hearing on the Ordinance shall be held on the ( day of„ e� v 1994 at 5: 00 P.M. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which a hearing of public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. Section 4 : If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provision and such holding shall not affect the validity of the remaining portions thereof. Section 5: This Ordinance shall not effect any existing litigation and shall notloperate as an abatement of any action or proceeding ; L now pending under or by virtue of the ordinances repealed or ' '/' amended as herein provided, and the same shall be conducted and 11 3 ( 1 concluded under such prior ordinances. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 025-- day of •L,_, /t 4 , 1994 . de IF � — Jo Bennett, Mayor A T• athryn S. 7-c. , City irk FIN�J-4.--Dr...... -61 nf—LT.LY, /adopted, passed and approved this a r day of , 1994 . VIeww, Or..........+.121', 11-- John Bennett, Mayor ATTk T: - 1i� athryn S.0,- -67, City Clerk ili 1I is a./; r 4 MEMORANDUM tt a TO: Mayor and City Council THRU: Amy Margerum, City Manager /� THRU: Diane Moore, City Planning Director( tI FROM: Kim Johnson, Planner DATE: February 28, 1994 . RE: Snow Queen Lodge Growth Management Exemption for an Affordable Housing Unit - Second Reading of Ordinance 1, 1994 SUMMARY: The applicant seeks to construct a manager ' s apartment deed restricted to Category 3 price/income level on the Snow Queen Lodge property. This is a GMQS Exemption by Council with review and recommendation from the Commission. The Planning Commission reviewed this proposal on September 21, 1993 and with a 5-0 vote recommended approval with conditions. PREVIOUS COUNCIL ACTION: None. BACKGROUND/ PROJECT DESCRIPTION: Norma Dolle and Larry Ledingham (the applicants) seek GMQS Exemption in a LP (Lodge Preservation) zone for the construction of an 800 s. f. manager ' s quarters on the northwest corner of the lodge building. Part of the addition also includes a bathroom for one of the guest rooms. Please refer to the application text and drawings, Exhibit "A" . The existing structure is approximately 2 , 500 s. f. Proposed FAR is approximately 3 , 300 s. f. The two level addition will contain the kitchen, living and dining areas on the upper floor and the bedroom on the ground level. The project is located at 124 E. Cooper Ave. (Lot Q and east half of Lot P, Block 69, City and Townsite of Aspen) Although the structure is on the Inventory of Historic Sites and Structures, HPC does not review the design of additions on inventoried structures. Referral Comments: For complete referral memos, please see Exhibit "B" . CURRENT ISSUES: Staff discussion of the GMQS Exemption review criteria is contained in Exhibit "C" . Specifically, the unit must be used by lodge employees as required by the LP zone. The unit is part of the lodge property and cannot be sold off separately. Staff and the Commission believe that this proposal supports the concept of owners being able to live and work at their small lodges. The Housing Office believes that Category 3 restriction is a reasonable deed restriction for this GMQS Exemption proposal. FINANCIAL IMPLICATIONS: Planning processing fees for this application have been waived because of the policy to process affordable housing units at no charge. The applicant is aware that other building permit, park, tap and utility fees will apply to the new construction. RECOMMENDATION: The Planning Commission recommends approval of the Snow Queen Lodge GMQS Exemption for a Category 3 deed restricted unit with the following conditions which are included in Ordinance 1, 1994 : 1. The owner shall submit appropriate deed restrictions to the Aspen/Pitkin County Housing Authority for approval, prior to issuance of any building permits. The units shall be deed restricted to Category 3 occupancy. Upon approval by the Housing Authority, the Owner shall record the deed restrictions with the Pitkin County Clerk and Recorder ' s Office. 2 . Prior to issuance of any building permits for the property, a copy of the recorded deed restrictions for the new dwelling unit must be forwarded to the Planning Office. � �` 3 . The shed in the northwest area of the property shall be removed A�Y'Oand a fifth parking space shall be added off of the alley. All parking spaces must be shown and dimensioned on the site plan d included for a building permit. 4 . The site plan for building permit shall indicate the trash storage area for this project. 4))1 5. Prior to issuance of any building permit, the applicant shall state in a letter to the Engineering Department that the applicant U' 2 , recognizes the fact that their fence is located within the East Copper right-of-way. Should the right-of-way be desired by the City, the applicant shall remove the fence. This letter shall be recorded with the Pitkin County Clerk and Recorder ' s Office. 6. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission and City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. ALTERNATIVES: The Council could establish a different deed restriction category for the unit, alter the conditions as recommended, or deny the GMQS Exemption request. If occupants exceed the asset limits or income limits established by the Housing Office, the occupants are eligible for a special review hearing through the Housing Office. 2 PROPOSED MOTION: "I move to approve second reading of Ordinance 1, 1994 for approval of the Snow Queen Lodge GMQS Exemption for Affordable Housing for the development of a Category 3 deed restricted unit. " CITY MANAGER COMMENTS: Ordinance 1, Series 1994 Exhibits: "A" - Proposed Site Plan, Floorplans, Elevations, and Application Letter "B" - Referral Memos "C" - GMQS Exemption Review Standards / Planning Response 3 L1 A ——— I 1' F MITI;' PARK ( ' I City Conrail =stint A—bf � approved �_ . 19 4i-. i --J a. I - I By Ordinance aiiiii I HI 1 iiiiii i . k ! mina Dora " 1 .. ' H lii'. .. I T4 B ; 11111111 ¢ 111111 ll ' . 111111 R 5 '' Le:: - �- L--- -- 41 UPI _ .1111. ! HIi!iiI.. F MI ?J8S1C ... WAONER I la I � _ 6 t _ . � 1111111 - _� ,� __ _ O _ �J = - PARK E.111111 -- lusill 11110. ,. . ,.. Imilliimil _ _mai _ A Q 12131 5 6 7,6,9ilf 1,, • , , 213 3 11 7 I2212112C119118117I6 :1141I 21 4 e JUAN ST r_ 6 ' L■`__=` IN 4 S 6 718 910 11 IZ j�I 1 9 �� f 13 I I I I I I 1I % I 14 GILBERT ST. 11 1 'it t 15 II 16 I 13 - JUNIATA ST, ��Na 'll 18 —1 I^ I4 lII!1 I�S -It"• '1 I) 19 f 1 16 •\♦ ``I 20 HILL ST. - IT SNARK ST. ' I !iii, ` 23 � 24 I ♦ SUMMIT ST. ♦ ` 6 I . _ W P`I ♦ SNOW QUEEN LODGE Employee Addition The Snow Queen Lodge is a Victorian Bed & Breakfast Built around 1886 . It has been operating as such since the early 1970 ' s . There are a total of seven bedrooms; One room is used for the Managers 'quarters year round and another short term room is rented to two seasonal employees . This leaves -.5 rooms to be tented short term. There are six bathrooms and $wo kitchens; one of the kitchens is shared communally during the Summer months for the Music students . The approximate square footage of the lodge is% 2, 500, while the lot it sits on is 4500 sq. ft . Part of the Snow Queen includes an addition that was built on in 1986 . The addition consists of 2 rental rooms plus the re-building of the office and Managers ' living quarters . Over the past ten years, the number of pillows for short term rent has decreased from 18 to 12; This has to do mainly with improving the quality of the guests stay. Having such a small number of pillows, the Snow Queen does not generate much income and can' t afford to pay a normal Managers ' salary. We have also had to give up one of our short term rooms to house two seasonal employeess which has cut down further on our income . The present Managers ' quarters consist of a bedroom and bathroom of about 180 sq. ft . which is quite a small space to live in as a permanent residence . This means the possibilty of having the Manager live off site which would have a negative impact on the operation of the lodge . We feel that a separate Managers ' residence of about 800 square feet built on to the back of the lodge would enhance the Snow Queen in several ways; Having a larger living space would provide an extra incentive to keep the Manager working here . It would also improve the quality of the property by keeping the Manager living on site . By moving our employees into the present Managers ' quarters we could once again use their room as. a short term rental . The proposed project would not affect the visual impact of the Snow Queen from the street as it will be built on to the back next to the alley. Our current on site parking is 4 spaces and these will remain . We should be able to create one additional parking space by removing an old shed on the back of the property. During the proposed addition we also hope to improve and upgrade the Snow Queen by adding a private ,bath on to one of the existing rooms that currently shares a bathroom. We get more and more requests for rooms with private baths and feel this improvement will benefit both the guests and our business . It should be noted that we have already gone before the board -of id _ adjustments to receive a 3 . 6 foot side yard variance for a i! ! distance of 36 feet; We were granted the variance for 33 feet and a'7; we are including the motion from said meeting . We are also '' ; including a breakdown of the square footage of the Lodge . Sincerely, .�Zy Norma Dolle & Larry Ledingham Manager/Owners . ALLEY , . cN? 1°29 v60-9 IPC • N 7509 11'W 45.00 0 0.5 CI . . 1 st..01146 , c.. • CI 0 til a Start. ma :. sts \ . - . 7.sP:0poSCA 1 i ' 1 ri I : I itr 2" &k a * 7/1 ' gu • 66 i I 1 .1 ai 7 ..-# = \ .:4 • 4. Pet ra'..ti, IFTthre ‘);) MI // : • a. . ■ 2r‘ck Floor - rico', co% al / 7 • „.9 . sai,-#.;„„2 "1"i 51 9- la // 2, v49. 100.0 - Ln 0 // r2 _ . z I . .c.3.1" 6.4 — // .1- /Z /2 41 SCL. -C• .5°° • - tJat• - . - .., . I .1 1 ...../ • . , . A r LOT P I 7 u 4—a—Z11161 6 I ; M.S. I.:. II 1 I I • ..• . • •---. 0 .2.7iN I a . . I. n 0 0 O• LOT 0 ,11 0 • t .%. C. 5 7509'1 V E . c It 5 C 45.00 ,0.' ‘... 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'in co --- � I tD tD LL ( 1 � ? p o HO 0 -,8 r. 0 414 1 'r 4.117 „WE z ,o£ 4' c n 0 -C aI j A i ..... y / • ' 3 c AVE6 -,8 • ai T zu to cu X N 'p City Council Exhibit 6 Approved • 19 By Ordinance _ MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 01, 93 2 : 44 PM Subject: SNOW QUEEN GMQS EXEMPTION Message: AFTER REVIEWING THIS APPLICATION, THE HOUSING OFFICE SEES NO PROBLEM WITH THIS APPLICATION. PER THE APPLICATION, SNOW QUEEN IS NOT ADDING ANY ADDITIONAL PERSONNEL SO ONLY SEE THIS REQUEST AS A BETTER LIVING FACILITY FOR THEIR CURRENT EMPLOYEES. MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 02 , 93 3 :32 PM Subject: SNOW QUEEN Message: Per our conversation, the Housing Office would like to see the deed restriction state that should this be rented out to anyone other than the resident/manager, that no higher than a Category 3 rent can be charged. Also, this individual must be a full-time employee as to the definition of the Housing Office's Guidelines. Rent does not have to be charged on this unit, but if it is, a Category 3 maximum limit should be stated in the deed restriction. Once this is approved, I can work with the applicant to get this completed. I • MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer Cc. Date: September 5, 1993 Re: Snow Queen GMQS Exemption for Affordable Housing and Special Review for FAR in the LP Zone Having reviewed the above referenced application, and having made a site inspection. the Engineering Department •has the following comments: I. Parking - The building permit site plan must indicate the dimensions of the parkins spaces. The minimum code requirement is 8 1/2' x 18' x 7' high for head-in spaces. 2. Sidewalk - The existing sidewalk does not conform to the guidelines of The Pedestria- Bikeway Plan, however redevelopment of the sidewalk area would not be required unless the site were being entirely redeveloped. Four sections of the sidewalk surface are extensively spatted, i.e. with surface finish flaked or chipped off. These sections should he repaired or preferably replaced prior :: issuance of a certificate of occupancy. 3. Encroachments - As shown on the improvement survey, the fence along Cooper Avenue encroaches into the public right-of-way. (The fence along the west boundary encroaches into the neighbor's parcel.) The applicant must apply for an encroachmer.: license for the fence in the Cooper Avenue right-of-way prior to issuance of a buildir._ permit. Applications are available from this department. The application fee is $320. At this time, there is no obvious reason why an encroachment license would be denied. Alternatively, the applicant could relocate the fence onto the applicant's priva:e property. The encroachment license must be obtained or the fence relocated prior to issuance of a certificate of occupancy. 4. Trash - Neither the site improvement survey nor the development plans indicate a trash storage area. It appears that the applicant shares a dumpster with one of the : neighbors. Both of the neighbors' dumpsters appear to be located in the alley right-of- way. The building permit application plans must indicate a trash storage area on the applicant's property. Providing a trash storage area may involve removing an old concre:e slab and pouring a new one. If a dumpster pad is constructed that straddles a neighbo • property line, there will still he space to meet parking dimension requirements. 5. Site Drainage - Storm runoff does not appear to be a problem at this site. Roof drains daylight on site, and the existing parking area is gravel surfaced and is slightly below alley grade. The applicant is advised that development applications are typically approved subject to maintaining storm runoff on the applicant's property and not conveying or increasing storm runoff to city streets and alleys. 6. Development in the Public Right-of-way - Given the continuous problems of unapproved work and development in public rights-of-way, the applicant is advised as follows: The applicant shall consult city engineering (920-5080) for design considerations of development within public rights-of-way, parks department • (920-5120) for vegetation species, and shall obtain permits for any work or development, including landscaping, within public rights-of-way from city streets department (920-5130). Approval of building permit plans does not constitute approval of design or work in the public right-of-way. Recommended Conditions of Approval 1. The building permit plans shall indicate (a) the dimensions of the parking spaces and (h) a trash storage location out of the alley right-of-way. 2. Four sections of sidewalk shall be repaired or replaced prior to issuance of a C.O. 3. An encroachment license must be applied for at the City Engineering Department prior to issuance of a building permit, or the fences must be indicated on the building permit drawings to he relocated onto private property. The encroachment license must he obtained. or the fence relocated, prior to issuance of a Certificate of Occupancy. cc: Bob Gish, Public Works Director Mr. Larry Ledingham, 124 East Cooper Avenue, Aspen l -t, L: e NI • City Council Exhibit(_ Approved , 19 _ °•r Ordinance STAFF COMMENTS: GMOS Exemption for Affordable Housing: Pursuant to Section 8-104 C. 1 (c) the Council shall exempt deed restricted housing that is provided in accordance with the housing guidelines. However the Commission shall review and make a recommendation to Council regarding the housing package. According to the Code, the review of any request for exemption of housing pursuant to this section shall include a determination of the City's need for such housing, considering the proposed development' s compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. RESPONSE: The Snow Queen Lodge has seven bedroom7, on boring used by two employees and one used by the manager (180 s . f. ) . This situation cuts into the available rooms for guests down to five. The applicant is voluntarily proposing to construct the new manager's apartment for the benefit of the manager and to replace a room for lodge accommodation. The deed restriction recommended by the Housing Office is Category 3, which allows monthly rent up to $910. 00 and maximum household income of $50,000. 00 . This restriction is agreeable to the applicant. Affordable housing for lodge employees is listr-d as a permitted use in the LP zone. The proposed addition received a side yard setback variance from the Zoning Board of Adjustment in May 1993 , and otherwise complies with the dimensional requirements of the LP zone. According to the Land Use Code, parking for residential use is N/A (not applicable) in the LP district. There are currently 4 parking spaces on-site, with the opportunity to add one more if a small shed is removed. Since the new affordable unit is allowing a bedroom to be re-established for guest use and the shed is already an encroachment onto the neighboring prcr.=rty, staff recommends that it be removed and an additional y.-avel parking space be accommodated off of the alley for a total of five on-site spaces. • ORDINANCE N0.1 S 2.The conditions of approval which with the Pluming and&erg Commission and City Exhibit E (SERIES OF 1994) apply to this GMQS Exemption are: Council shall be adhered to and considered condo AN ORDINANCE OF THE CITY OF ASPEN GRANT- I.The owner shall submit appropriate deed lions of approval,unless otherwise amended by ING GMQS EXEMPTION FOR THE CONSTRUCTION restrictions to the Aspen/Pitkin County Housing other conditions. OF AN AFFORDABLE HOUSING UNIT AT THE Authority for approval,prior to the issuance of any Section 3:A public hearing on the Ordinance SNOW QUEEN LODGE LOCATED AT 124E COOP- building permits.The unit shall be deed restricted shall be held on the 28 day of February.1994 at ER AVENUE(LOT Q AND EAST HALF OF LOT P. to Category 3 occupancy.Upon approval by the 5W PM N the City Council Chambers,Aspen City BLOIX 69.CITY AND TOWNSfTE OF ASPEN) Housing Authority,the Owner shall record the Hall Aspen Colorado,fifteen(15)days prior to WHEREAS,pursuant to Section 244104 C.Lc.of deed restrictions with the PBbn County Clerk and which a hearing of public notice of the same shall the Aspen Municipal Code,the City Council may Recorder-5018m be published In a newspaper of general circulation exempt deed restricted al fordable housing units a pdor to issuance of any building permits for within the City olAspen. �projm��¢the Growth Management Quota System the proprty,a copy of the recorded deed restic Section k If any section,subsection,sentence. r1Q5) umpemoR and tins for the new dwelling unit must be forwarded clause,phrase or portion of this ordinance is for WHEREAS,Norma Done and Larry Ledingham, to the Planning Office. any reason held Invalid or u cestlhebnal by any owner/opetatua of the Snow Queen Lodge('Apph- 1 The sired In the northwest area of thepmperty court of competent Jurisdiction,such Provision ant?)sulxnitted to the Planiklil Mee an appica- shall be removed and a fifth parking space shall be and such holding shat not affect themaliday of the BOO for GMQS Iamnplfon for arclable Housing to added off of the alley.Al puking spaces must be remaining Portions thereof. -construct a deed restricted manager en s apartment shown and dimensioned on the site plan.Included Section 5:TMs Ordinance shall not effect any Dante lodge Property,.and - for a building permit. misting litigation and shall not operate asan abate- WHEREAS,the Snow Queen Lodge property is : L The site Dian for building permit shall indicate ment of any action or Proceeding now pending zoned LP(lodge Preservation)and affordable ' the oath storage area suns project under or by virtue of the ordinances repealed or housing for lodge employees is a permitted me N 5.Pror to the seance of any building permit. amended as herein provided,and the same shall was reviewed by the applicant shag stale in e-.a letter to the Engineer_ conducted and concluded under such prior WHEREAS,the application Engineering Department and the Aspen/Pltbo the that applicant recognizes theEast C • County Housing Office and those agencies abmit- err right-of-way.fence k located right-deny ny bed Coop- INTRODUCED. Provid Id by la% D AND ORDERED PIbLL4® t drefrral cvmrnaas to the Plain gOfffce and r alhe City, Should the shall ll[ofway he desired as Provided by law,by the Gtr Caucg of the Cty WHEREAS,at a regular meeting held on Septem- ber .��a be recorded with the Plight ounty dASpman the 24dayd ld,Benn t,Mayor fence 21.1993,the Aspen Plannigstd Zoning Coo- Clerk and Recorder's Office. ATTEST:Kathryn S Koch.City Clerk mission found that the proposed 800equrefaot Category 3 deed restricted unit met the require- (i MI material repreatatinm made by the apph Published in The Aspen Tines February 4,1994. comb of the If zone dada as well as the review cant In the application and during public meetings criteria for GMQS Pxepption,and supports the ability of*Small lodge owner and the lodge " employees to live and wet on the lodge pmpertr and WHEREAS,the Planning and Zoning Commission voted$0 to recommend approval toteCity Coun- cil for the GMQS Exemption for thedevelopment of a deed restricted unit at the Snow Queen Lodge with conditions,and also approved Special Review for Floor Area Ratio for the building expansion on the parcel;and WHEREAS,the Aspen CIty CaurR_havhgconsid- ered and agreed with the Planning and Zoning Commission's recommendation,does wish to grant GMQS Exemption for Affordable Housing for devel- opment of a 800-square-foot Category 3-deed -. restricted unit at the Snow Queen badge and WHEREAS.the Applicants and the Engineering and Planning Offices recognize the encroachment of the picket fence in the E.Cooper Ave rghtol- way,and the Applicant agrees to remove the fence . encroachment upon reasonable request by the NOW,THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OFTHE CITY OFASPEN,COL- ORADO: Section 1:That it does hereby grant GMQS Exemption for Affordable Housing for the develop- bent of a deed restricted unit at the Snow Queen Lodge pursuant to Section 24-8-104.C.I.c.of the Aspen Municipal Code. • • MEMORANDUM 1/ri d TO: Aspen Planning and Zoning Commission 6- ° FROM: Kim Johnson, Planning RE: Snow Queen Lodge - GMQS Exemption for an Affordable Housing Unit and Special Review for FAR in a Lodge Preservation Zone District DATE: September 21, 1993 SUMMARY: The applicant seeks to construct a manager' s apartment deed restricted to Category 3 price/income level on the Snow Queen Lodge property. This is a GMQS exemption by Council with review and recommendation from the Commission. Also necessary by the Commission is Special Review for floor area ratio in an LP zone. Staff recommends approval of the GMQS Exemption and Special Review with conditions. APPLICANT: Norma Dolle and Larry Ledingham, represented by Larry Ledingham LOCATION: 124 E. Cooper Ave. (Lot Q and east half of Lot P, Block 69, City and Townsite of Aspen) ZONING: (LP) Lodge Preservation APPLICANT'S REQUEST: The applicant seeks GMQS Exemption and Special Review for FAR in a LP zone for the construction of an 800 s.f. manager's quarters on the northwest corner of the lodge building. Part of the addition also includes a bathroom for one of the guest rooms. Please refer to the application text and drawings, Exhibit "A" . The existing structure is approximately 2, 500 s. f. Proposed FAR is therefore approximately 3 , 300 s. f. The two level addition will contain the kitchen, living and dining areas on the upper floor and the bedroom on the ground level. REFERRAL COMMENTS: For complete referral memos, please see Exhibit "B" Engineering: 1) The sidewalk in front of the lodge needs repair. 2) The fence along E. Cooper is encroaching into the public right- of-way. 3) The project's trash storage area needs to be identified. Housing Authority: The Housing Office supports this request and recommends Category 3 deed restriction for the unit. STAFF COMMENTS: GMOS Exemption for Affordable Housing: Pursuant to Section 8-104 C. 1 (c) the Council shall exempt deed restricted housing that is provided in accordance with the housing guidelines. However the Commission shall review and make a recommendation to Council regarding the housing package. According to the Code, the review of any request for exemption of housing pursuant to this section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. RESPONSE: The Snow Queen Lodge has seven bedrooms, one being used by two employees and one used by the manager (180 s. f. ) . This situation cuts into the available rooms for guests down to five. The applicant is voluntarily proposing to construct the new manager's apartment for the benefit of the manager and to replace a room for lodge accommodation. The deed restriction recommended by the Housing Office is Category 3 , which allows monthly rent up to $910.00 and maximum household income of $50,000. 00. This restriction is agreeable to the applicant. Affordable housing for lodge employees is listed as a permitted use in the LP zone. The proposed addition received a side yard setback variance from the Zoning Board of Adjustment in May 1993 , and otherwise complies with the dimensional requirements of the LP zone. According to the Land Use Code, parking for residential use is N/A (not applicable) in the LP district. There are currently 4 parking spaces on-site, with the opportunity to add one more if a small shed is removed. Since the new affordable unit is allowing a bedroom to be re-established for guest use and the shed is already an encroachment onto the neighboring property, staff recommends that it be removed and an additional gravel parking space be accommodated off of the alley for a total of five on-site spaces. Special Review for FAR in a LP zone: The dimensional requirements of the PL zone district require FAR to be approved by Special Review, but shall not exceed 1: 1. Section 7-404 A. 1 and 2 . establish the standards as follows: 1. The mass, height, density, configuration, amount of open space, landscaping and setbacks of the proposed development are designed in such a manner which is compatible with or enhances the character of surrounding land uses and is consistent with the purposes of the underlying zone district. 2 . The applicant demonstrates that the proposed development will not have adverse impacts on surrounding uses or will mitigate those impacts, including but not limited to the effects of 2 ,-,,, `4..., ..✓ shading, excess traffic, availability of parking in the neighborhood, or blocking of a designated view plane. Response: The parcel size is 4,500 s. f. The proposed floor area on the site will be approximately 3, 345 s.f. or .71: 1, well below the 1: 1 maximum allowed by Special Review. The proposed extension is at the rear and side of the existing two story structure, covering a one story section and proceeding to the rear an additional 20 feet. The new rear wall will extend approximately 4 ' beyond the adjacent rear wall of the building. Twenty-one feet remain between the rear property line and the proposed rear wall which more than adequately accommodates the required 18 ' long parking space, including some snow storage space. The rear portion of the lot is already a gravel parking area, so the character of the alleyway will not be substantially changed. Additional landscaping along the rear of the addition is not necessarily advisable because of the parking and snow storage needs, although a sturdy low-growing shrub type would work. As earlier mentioned, the Zoning Board of Adjustment has already granted a 3. 6 ' variance for the required 5 ' side setback along the western property line. The property adjacent to the west contains the two-story Little Red Ski House. The proposed Snow Queen addition will block the easterly views from this property. RECOMMENDATION: Staff recommends approval of GMQS Exemption and Special Review for FAR for the Category 3 deed restricted manager's unit to be voluntarily constructed at the Snow Queen Lodge with the following conditions: 1. The owner shall submit appropriate deed restrictions to the Aspen/Pitkin County Housing Authority for approval. The units shall be deed restricted to Category 3 occupancy. Upon approval by the Housing Authority, the Owner shall record the deed restrictions with the Pitkin County Clerk and Recorder' s Office. 2 . Prior to issuance of any building permits for the property, a copy of the recorded deed restrictions for the new dwelling unit must be forwarded to the Planning Office. 3. The shed in the northwest area of the property shall be removed and a fifth parking space shall be added off of the alley. All parking spaces must be shown and dimensioned on the site plan included for a building permit. 4. The site plan for building permit shall indicate the trash It orage area for this project. op, ,{rPf0 Prior to issuance of any building permit, t - 1 - squired for thP.-.Eenca..ac pi1 ,rota� z /L�.G o o , (1,<,-1 ca,c 6 ne-H_t 4J h ,,,,,,/t � � �g,, qe- �CZ. t, f r?t. ; b t , ZD.9. h nal�� C f l r s .0°N 3 6. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission and City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to approve GMQS Exemption and Special Review for FAR for the Category 3 manager's housing unit to be voluntarily constructed at the Snow Queen Lodge with the conditions recommended in the Planning Office memo dated September 21, 1993 . " Exhibits: "A" - Proposed Site Plan, Floorplans, Elevations, and Application Letter "B" - Referral Memos 4 ATTACHMENT 1 tAND USE APPLIcATICN Fr± I - n . 1) Project Name 5 n o r.J Queen E N l +rye vn a J . FAR. 2) Project Location i -q E Coo a er /l yr l SPPCK Coq E -i %Z (,-•T (o-' P L0- Q -9tto (indicate street address, lot & block amber, legal description where appropriate) 3) Present Zoning L 4) Lot Size I-5 E60 Set • 5) Applicant's Name, Address & More # N n v Ha• IN o - • o ji 25--en71 &' Lc,. rr-i Leo( rny)tavv< I2'-1 ` fco7er +�}ve q S--7457c J 6) Representative's Name, Address & Phone # L rA r r y Leak i ny Luc von 124 & cooper Rue A s�`Y` 'gas-RJ�-isTC e/ 7) Type of Application (please check all that apply): _ Conditional Use _ Ck: neptual SPA _ Conceptual Historic Dev. _ Special Review _ Final SPA _ Final Historic Dev. 8040 cweeni i ne Ccnoeptual POD . _ Minor Historic Dev. Stream Margin _ Final Fi7D _ Historic Damolition _ Maintain View Plane _ a,t,riivision Historic Designation Candaniniumizaticn _ Text,/Map Merriment _ G2425 Allotment _ Lot Split,/tot Line G Exemption Adjustment 8) Description of Eri tij Uses (nutter and type of existing structures: approximate sq. ft.; number of bedrooms: any previous approvals granted to the Ply) - Set Air-kited fAa rs • 9) Description of Dev(,elc went Application ()et, ct- tek( e I?G, G 10) Have you attached the following? Response to Attadurait 2, Minimum Submission Contents i/ Response to Attach:rant 3, 4 • 'i fic S*ri n ion Contents / Response to Attachment 4, Review Standards for Your Application Snow Queen Lodge Development Application Applicants : Norma Dolle Box 4901 Aspen, CO 81612 925-6971 Larry Ledingham 124 E. Cooper Ave . Aspen, CO 81611 925-8455 This is to state that the above applicants shall choose Larry Ledingham as the authorized acting representative and that Larry resides at the above stated address . Sincerely, / � � • Norma Dolle & Larry L ingham Owner/ Managers Snow Queen Lodge Development Application Street Address : Snow Queen Lodge 124 E . Cooper Avenue Aspen, Colorado 81611 Legal Description : The East 1/2 of Lot P and all of Lot Q, Block 69, City and Townsite of Aspen . County of Pitkin, State of Colorado . CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc. , a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that THE SNOW QUEEN LODGE PARTNERSHIP, A COLORADO PARTNERSHIP is the owner in fee simple of the following described property: THE EAST 1/2 OF LOT P AND ALL OF LOT Q, BLOCK 69, CITY AND TOWNSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO. ENCUMBRANCES : Deed of Trust from : Norma L. Dolle and Larry C. Leddingham a/k/a Larry Leddingham to the Public Trustee of the County of Pitkin for the use of : First National Bank in Aspen to secure : $90, 000 . 00 dated : October 1, 1986 recorded : October 16, 1986 in Book 520 at Page 882 reception no. : 282413 Deed of Trust from : Norma L. Dolle and Larry C. Leddingham a/k/a Larry Leddingham to the Public Trustee of the County of Pitkin for the use of : First National Bank in Aspen to secure : $17, 000 . 00 dated : January 7, 1987 recorded : January 13, 1987 in Book 528 at Page 86 reception no. : 285264 Subject to easements and rights of way of record. This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITK COUN TLE, INC. BY: Li.. al Mk autho Jignature CERTIFIED TO: 1, 1993 @ 8 : 30 A.M. i _ _— H ' i_ _..fay' .�C "�R� '".'V I I I ' . PARK i 3 1111 :iiu — I --J - •a. i }--__, "- IIP11111 aie t j R. L�_ ____�_jh ___A_ 11,11111 , - . 7S 11pm11 ruiiui ; klmnoPa . s _ 111111 ' I 1111111 I 4 , : _j .- __ _ j 10111111111 111111111 111111111. O0 Sr . �_r R- 15 ;,• �_p 11191 IIb!!iil ; . . \ --4 7 1 WAGNER __ * iii 10141111 a PARK 1!! _' I 5167 1 2 3 4 5 6 7 8 1 2 34 8 +� t' 2 1 - :.- ,DEAN s.•ST. - — �„ ,.. .. 3 8 (5] I I 1213i/5 wG 7�819111111" - 1 2 3 '— 6-, 12212112491181716115114113112 4 •4 t F 6 JUAN §T . ' - 5 1 4. i 6 L/ � 1 234 567891011112 . I I I I 7 -I Nabs 4.. fl lid it (P o 14 GILBERT ST. �� 15 I [ _ 14 _ JUNIATA ST, ` _-�� 16 _�I6 III!II Ic I •`\� I} 19 r HILL ST. I B SNARK IS NAN 22 IIII A \\\ 23 1 .--� 19 It'll 2 X 24 1 � ` ' ' 6 SUMMIT ST. ` �.1 �Arr�� 3 SNOW QUEEN LODGE Employee Addition The Snow Queen Lodge is a Victorian Bed & Breakfast Built around 1886 . It has been operating as such since the early 1970 's . There are a total of seven bedrooms; One room is used for the Managers 'quarters year round and another short term room is rented to two seasonal employees . This leaves 5 rooms to be rented short term. There are six bathrooms and two kitchens; one of the kitchens is shared communally during the Summer months for the Music students . The approximate square footage of the lodge is 2, 500, while the lot it sits on is 4500 sq. ft . Part of the Snow Queen includes an addition that was built on in 1986 . The addition consists of 2 rental rooms plus the re-building of the office and Managers ' living quarters . Over the past ten years, the number of pillows for short term rent has decreased from 18 to 12; This has to do mainly with improving the quality of the guests stay. Having such a small number of pillows, the Snow Queen does not generate much income and can 't afford to pay a normal Managers ' salary. We have also had to give up one of our short term rooms to house two seasonal employeess which has cut down further on our income . The present Managers ' quarters consist of a bedroom and bathroom of about 180 sq. ft . which is quite a small space to live in as a permanent residence . This means the possibilty of having the Manager live off site which would have a negative impact on the operation of the lodge . We feel that a separate Managers ' residence of about 800 square feet built on to the back of the lodge would enhance the Snow Queen in several ways; Having a larger living space would provide an extra incentive to keep the Manager working here . It would also improve the quality of the property by keeping the Manager living on site . By moving our employees into the present Managers ' quarters we could once again use their room as a short term rental . The proposed project would not affect the visual impact of the Snow Queen from the street as it will be built on to the back next to the alley. Our current on site parking is 4 spaces and these will remain . We should be able to create one additional parking space by removing an old shed on the back of the property. During the proposed addition we also hope to improve and upgrade the Snow Queen by adding a private bath on to one of the existing rooms that currently shares a bathroom. We get more and more requests for rooms with private baths and feel this improvement will benefit both the guests and our business . It should be noted that we have already gone before the board of adjustments to receive a 3 . 6 foot side yard variance for a distance of 36 feet; We were granted the variance for 33 feet and we are including the motion from said meeting. We are also including a breakdown of the square footage of the Lodge . Sincerely, . Q, 'ISLI It Norma Dolle & Larry Ledngham Manager/Owners NOTICE OF PUBLIC HEARING CASE #93-4 SNOW QUEEN LODGE BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE DESCRIBED BELOW: Pursuant to the Official Code of Aspen of June 25, 1962 , as amended, a public hearing will be held in the Council Room, City Hall, Aspen, Colorado, (or at such other place as the meeting may be then adjourned) to consider an application filed with the said Board of Adjustment requesting authority for variance from the provisions of the Zoning Ordinance, Chapter 24, Official Code of Aspen. All persons affected by the proposed variance are invited to a}-pear and state their views, protests or objections. If you cannot appear personally at such meeting, you are urged to state your views by letter, particularly if you have objection to such variance, as the Board of Adjustment will give serious consideration to the opinions of surrounding property owners and others affected in deciding whether to grant or deny the request for variance. Particulars of the hearing and requested variance are as follows: Date and Time of Meeting: Date: MAY 27, 1993 Time: 4 : 00 p.m. Owner for Variance: Appellant for Variance: Name: NORMA DOLLE & LARRY LEDINGHAM LARRY LEDINGHAM Address: BOX 4901, ASPEN, CO. 81612 Location or description of property: 124 E. Cooper - Snow Queen Lodge Variance Requested: 1 PROPERTY IS LOCATED IN THE (LP) LODGE PRESERVATION ZONING CATEGORY. SIDE YARD SETBACK REQUIREMENT IS 5 FEET. SEC.5-216 (D) (5) ASPEN LAND USE CODE. APPLICANT APPEARS TO BE REQUESTING A 3.6 FOOT SIDE YARD VARIANCE FOR A RUN OF 36 FEET TO CONSTRUCT AN ADDITION. Will applicant be represented by counsel: Yes: No: X The City of Aspen Board of Adjustment 130 South Galena Street, Aspen, Colorado 81611 Remo Lavagnino, Chairman Jan Carney Deputy City Clerk Snow Queen Lodge Estimate of Total Floor Area ( 1993) (Square Footage) ------- - Rental Rooms: 1 . Last Dollar 140. 0 2. Jackpot 250. 0 3. Midnight 135. 0 4. Best Friend 290. 0 5. Fancy Lady 220. 0 6. Aspen Belle 220^ 0 - ---- Sub Total : 1255. 0 Manager' s Quarters 180. 0 Office 130. 0 Kitchen 220" 0 Living Room 256. 0 Laundry 35. 0 Front Entryway 40. 0 Upstairs Landing 48. 0 Upstairs Bath 40. 0 Spiral Stairs 45" 0 Outside Stairs and Landings 90^ 0 Front Porch 40. 0 Office Deck 63" 0 Fcy Ldy Deck 53. 0 Asp Belle Deck 40. 0 ------------------------- Sub Total 2545. 0 Proposed Addition 900, 0 '- - Total area with proposed addition 3345. 0 Total area of lot 4500. 0 --------------- -'------ N . • "I 0 F . S Y _ R - _ I° _ a F • - = T z ° 'l C 3 • _ m ' i - n g T m -I l f f N T 2 $ c 7"/ f r E ; 1 I • Y s > m n " f F { c s c —1 I 1-1; o X I!? 2 6 ...4.1 - , „ I I O % c, A I l V ^ - T - 0 r77 N, N irsp..,, o o t- ,,,. . if o \,.1\Ak A , . .„, . - I-...i y / i %\ J• •. ,.... ._._ , , ............. coc ":K 75. n • 4 a m e 2 § ° Q 12 ° a r i We:i i ill 0 VW _ _ 'S m v∎ — Z, on. - : . r_ _ - o e C 0-0 n T ; - - g - si, •= - r z o . ...< -I f- 'n T . 1 77 K` c - p S i N V =e - Z - q R p n ' n � -V — 9._ V) — O m o C r, z n . � V( 11 MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager THRU: Diane Moore, City Planning Directo FROM: Kim Johnson, Planner DATE: January 24, 1994 RE: Snow Queen Lodge Growth Management Exemption for an Affordable Housing Unit - First Reading of Ordinance 1, 1994 SUMMARY: The applicant seeks to construct a manager' s apartment deed restricted to Category 3 price/income level on the Snow Queen Lodge property. This is a GMQS Exemption by Council with review and recommendation from the Commission. The Planning Commission reviewed this proposal on September 21, 1993 and with a 5-0 vote recommended approval with conditions. PREVIOUS COUNCIL ACTION: None. BACKGROUND/ PROJECT DESCRIPTION: Norma Dolle and Larry Ledingham (the applicants) seek GMQS Exemption in a LP (Lodge Preservation) zone for the construction of an 800 s. f. manager's quarters on the northwest corner of the lodge building. Part of the addition also includes a bathroom for one of the guest rooms. Please refer to the application text and drawings, Exhibit "A" . The existing structure is approximately 2, 500 s. f. Proposed FAR is approximately 3 , 300 s. f. The two level addition will contain the kitchen, living and dining areas on the upper floor and the bedroom on the ground level. The project is located at 124 E. Cooper Ave. (Lot Q and east half of Lot P, Block 69, City and Townsite of Aspen) Referral Comments: For complete referral memos, please see Exhibit CURRENT ISSUES: Staff discussion of the GMQS Exemption review criteria is contained in Exhibit "C" . Specifically, the unit must be used by lodge employees as required by the LP zone. The unit is part of the lodge property and cannot be sold off separately. Staff and the Commission believe that this proposal supports the concept of owners being able to live and work at their small lodges. The Housing Office believes that Category 3 restriction is a reasonable deed restriction for this GMQS Exemption proposal. FINANCIAL IMPLICATIONS: Planning processing fees for this application have been waived because of the policy to process r affordable housing units at no charge. The applicant is aware that other building permit, park, tap and utility fees will apply to the new construction. RECOMMENDATION: The Planning Commission recommends approval of the Snow Queen Lodge GMQS Exemption for a Category 3 deed restricted unit with the following conditions which are included in Ordinance 1, 1994: 1. The owner shall submit appropriate deed restrictions to the Aspen/Pitkin County Housing Authority for approval, prior to issuance of any building permits. The units shall be deed restricted to Category 3 occupancy. Upon approval by the Housing Authority, the Owner shall record the deed restrictions with the Pitkin County Clerk and Recorder's Office. 2 . Prior to issuance of any building permits for the property, a copy of the recorded deed restrictions for the new dwelling unit must be forwarded to the Planning Office. 3 . The shed in the northwest area of the property shall be removed and a fifth parking space shall be added off of the alley. All parking spaces must be shown and dimensioned on the site plan included for a building permit. 4 . The site plan for building permit shall indicate the trash storage area for this project. 5. Prior to issuance of any building permit, the applicant shall state in a letter to the Engineering Department that the applicant recognizes the fact that their fence is located within the East Copper right-of-way. Should the right-of-way be desired by the City, the applicant shall remove the fence. This letter shall be recorded with the Pitkin County Clerk and Recorder's Office. 6. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission and City Council shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. ALTERNATIVES: The Council could establish a different deed restriction category for the unit, alter the conditions as recommended, or deny the GMQS Exemption request. If occupants exceed the asset limits or income limits established by the Housing Office, the occupants are eligible for a special review hearing through the Housing Office. PROPOSED MOTION: "I move to have first reading of Ordinance 1, 1994 for approval of the Snow Queen Lodge GMQS Exemption for Affordable Housing for the development of a Category 3 deed restricted unit. " 2 CITY MANAGER COMMENTS: Ordinance / , 1994 Exhibits: "A" - Proposed Site Plan, Floorplans, Elevations, and Application Letter "B" - Referral Memos "C" - GMQS Exemption Review Standards / Planning Response 3 SNOW QUEEN LODGE Employee Addition The Snow Queen Lodge is a Victorian Bed & Breakfast Built around 1886 . It has been operating as such since the early 1970 's . There are a total of seven bedrooms; One room is used for the Managers 'quarters year round and another short term room is rented to two seasonal employees . This leaves w- rooms to be tented short term. There are six bathrooms and two kitchens; one of the kitchens is shared communally during the Summer months for the Music students . The approximate square footage of the lodge is%2, 500, while the lot it sits on is 4500 sq. ft. Part of the Snow Queen includes an addition that was built on in 1986 . The addition consists of 2 rental rooms plus the re-building of the office and Managers ' living quarters . Over the past ten years, the number of pillows for short term rent has decreased from 18 to 12; This has to do mainly with improving the quality of the guests stay. Having such a small number of pillows, the Snow Queen does not generate much income and can't afford to pay a normal Managers ' salary. We have also had to give up one of our short term rooms to house two seasonal employeess which has cut down further on our income . The present Managers ' quarters consist of a bedroom and bathroom of about 180 pg. ft . which is quite a small space to live in as a permanent residence . This means the possibilty of having the Manager live off site which would have a negative impact on the operation of the lodge . We feel that a separate Managers ' residence of about 800 square feet built on to the back of the lodge would enhance the Snow Queen in several ways; Having a larger living space would provide an extra incentive to keep the Manager working here . It would also improve the quality of the property by keeping the Manager living on site . By moving our employees into the present Managers ' quarters we could once again use their room as. a short term rental . The proposed project would not affect the visual impact of the Snow Queen from the street as it will be built on to the back next to the alley. Our current on site parking is 4 spaces and these will remain . We should be able to create one additional parking space by removing an old shed on the back of the property. During the proposed addition we also hope to improve and upgrade the Snow Queen by adding a private ,bath on to one of the existing rooms that currently shares a bathroom. We get more and more requests for rooms with private baths and feel this improvement will benefit both the guests and our business . It should be noted that we have already gone before the board- of adjustments to receive a 3 . 6 foot side yard variance for a distance of 36 feet; We were granted the variance for 33 feet and we are including the motion from said meeting. We are also including a breakdown of the square footage of the Lodge . Sincerely, tcjt - 420-e(,2-)y Ai/Jr_- Norma Dolle & Larry Ledingham Manager/Owners A, LEY CKP 16129 YPC 16129 N 75'09'I I•W 45.00' 0.‘• N.s 11 • PNRXIN0 GRKVEL I n in ry 11 H.J. /1" . 7 if A , 2 Sturm N•+ -I N Proposedl I % 2nd µR 109.0 Li 11 U — c - d I i w a I { "� .• uQ Pro Pouch FoolE 1.00GE .t : 2..4 Floor *CO i .° _ 644.i+Con2 'Ili F1RS2 Fl-�R � - Z I # 1 0 M• 0.4 r• / 11 14.500 i SO in •� 'i. •1.01‘ . /r 11 E I /2 LOT P I A 1 .4 _ _ •1 NJ • I d Ns J•J' It sJ,J. •i Y Ir 3 , ❑ n I. LOT Q ❑ " ` qNC X' S 75'09' Il'E - ❑ p,s' 6 45.00'-B N. . - 1 /IJ s ' ' f 11, N. 1 . - 1 _ CONCRETE WALK • N.J t✓'. Coo96R A Vg. 0 J I m N O m � N W `° / / 0) W n .,b/L8 -,ZZ o > °' c c OV m / / / / `—° w .19 -,9 DWI. Z -.9 l HO -,8 v —°' w m m O x c --. p O c m0 m N_ _ CO en O� c O U v 'Cu O C 0 U co p J - _O r D u- O 01 C an co 0) C L-Fe U -V 0 Fe N 0) y al) 0 K L N L , ,...,..iii '..a_i o::4s IIIIIIIIIIIIIIIIIIIIIItIIIIIIIIIII 92 t... ` O d :ice.,p aay . . 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N O O C N n E Q ° C p c CO rn *CO '7 N N Co d O ✓ u W , C N N N p «°� N C `a R > 2 p c ` >>N >, d 0 U N U C X N ° d ° N Ca t] G O N ° N '0 Z 1' LL et i O co U f0 _o CO * / HIVE L -,b£ / ir ..WE l -,8Z in N �� 0 N 1- 0 :J 0 I in O ' .. pp tD (0 0 n _ ,- 2. LL c cad C O? p o , U O CC); —71.) S. `� �" 0 I cr- MA / / b„S -,b / d v M- O 0- • To � I- u) -c •p U 7 Co M VV) w. / if • C „b/£ 6 -.8 — = * A >. (O 0 X ,L. N '0 City ancil Exhibit f Approved , 19 _ BY Ordinance MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 01,93 2 :44 PM Subject: SNOW QUEEN GMQS EXEMPTION Message: AFTER REVIEWING THIS APPLICATION, THE HOUSING OFFICE SEES NO PROBLEM WITH THIS APPLICATION. PER THE APPLICATION, SNOW QUEEN IS NOT ADDING ANY ADDITIONAL PERSONNEL SO ONLY SEE THIS REQUEST AS A BETTER LIVING FACILITY FOR THEIR CURRENT EMPLOYEES. X MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 02,93 3 : 32 PM Subject: SNOW QUEEN Message: Per our conversation, the Housing Office would like to see the deed restriction state that should this be rented out to anyone other than the resident/manager, that no higher than a Category 3 rent can be charged. Also, this individual must be a full-time employee as to the definition of the Housing Office's Guidelines. Rent does not have to be charged on this unit, but if it is, a Category 3 maximum limit should be stated in the deed restriction. Once this is approved, I can work with the applicant to get this completed. p MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer ec Date: September 5, 1993 Re: Snow Queen GMQS Exemption for Affordable Housing and Special Review for FAR in the LP Zone Having reviewed the above referenced application, and having made a site inspection, the Engineering Department has the following comments: I. Parking - The building permit site plan must indicate the dimensions of the parkin_ spaces. The minimum code requirement is 8 1/2' x 18' x 7' high for head-in spaces. 2. Sidewalk - The existing sidewalk does not conform to the guidelines of the Pedestria= Bikeway Plan, however redevelopment of the sidewalk area would not be required unless the site were being entirely redeveloped. Four sections of the sidewalk surface are extensively spelled, i.e. with surface finish flaked or chipped off. These sections should be repaired or preferably replaced prior t; issuance of a certificate of occupancy. 3. Encroachments - As shown on the improvement survey, the fence along Cooper Avenue encroaches into the public right-of-way. (The fence along the west boundar. encroaches into the neighbor's parcel.) The applicant must apply for an encroachmer: license for the fence in the Cooper Avenue right-of-way prior to issuance of a buildin_ permit. Applications are available from this department. The application fee is $320. At this time, there is no obvious reason why an encroachment license would be denied. Alternatively, the applicant could relocate the fence onto the applicant's priva property. The encroachment license must be obtained or the fence relocated prior to issuance of a certificate of occupancy. 4. Trash - Neither the site improvement survey nor the development plans indicate trash storage area. It appears that the applicant shares a dumpster with one of the neighbors. Both of the neighbors' dumpsters appear to be located in the alley right-of- way. The building permit application plans must indicate a trash storage area on the applicant's property. Providing a trash storage area may involve removing an old concre:e slab and pouring a new one. If a dumpster pad is constructed that straddles a neighbor property line, there will still be space to meet parking dimension requirements. 5. Site Drainage - Storm runoff does not appear to be a problem at this site. Roof drains daylight on site, and the existing parking area is gravel surfaced and is slightly below alley grade. The applicant is advised that development applications are typically approved subject to maintaining storm runoff on the applicant's property and not conveying or increasing storm runoff to city streets and alleys. 6. Development in the Public Right-of-way - Given the continuous problems of unapproved work and development in public rights-of-way, the applicant is advised as follows: The applicant shall consult city engineering (920-5080) for design considerations of development within public rights-of-way, parks department • (920-5120) for vegetation species, and shall obtain permits for any work or development, including landscaping, within public rights-of-way from city streets department (920-5130). Approval of building permit plans does not constitute approval of design or work in the public right-of-way. Recommended Conditions of Approval 1. The building permit plans shall indicate (a) the dimensions of the parking spaces and (b) a trash storage location out of the alley right-of-way. 2. Four sections of sidewalk shall be repaired or replaced prior to issuance of a C.O. 3. An encroachment license must be applied for at the City Engineering Department prior to issuance of a building permit, or the fences must be indicated on the building permit drawings to be relocated onto private property. The encroachment license must be obtained, or the fence relocated, prior to issuance of a Certificate of Occupancy. cc: Bob Gish, Public Works Director Mr. Larry Ledingham, 124 East Cooper Avenue, Aspen • 11 I( y Conrail Ez6lbie ri Approved , 19 _ "v Ordinance STAFF COMMENTS: GMOS Exemption for Affordable Housing: Pursuant to Section 8-104 C. 1(c) the Council shall exempt deed restricted housing that is provided in accordance with the housing guidelines. However the Commission shall review and make d recommendation to Council regarding the housing package. According to the Code, the review of any request for exemption of housing pursuant to this section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. RESPONSE: The Snow Queen Lodge has seven bedrooms, on(?. being used by two employees and one used by the manager (180 s. f. ) . This situation cuts into the available rooms for guests down to five. The applicant is voluntarily proposing to construct the new manager's apartment for the benefit of the manager and to replace a room for lodge accommodation. The deed restriction recommended by the Housing Office is Category 3, which allows monthly rent up to $910.00 and maximum household income of $50, 000. 00. This restriction is agreeable to the applicant. Affordable housing for lodge employees is lists-d as a permitted use in the LP zone. The proposed addition received a side yard setback variance from the Zoning Board of Adjustment in May 1993, and otherwise complies with the dimensional requirements of the LP zone. According to the Land Use Code, parking for residential use is N/A (not applicable) in the LP district. There are currently 4 parking spaces on-site, with the opportunity to add one more if a small shed is removed. Since the new affordable unit is allowing a bedroom to be re-established for guest use and the shed is already an encroachment onto the neighboring property, staff recommends that it be removed and an additional g1:avel parking space be accommodated off of the alley for a total of five on-site spaces. iii , I, __rte PARK H f by Conaail ss111►it +t�'1, i RpOlpVed i i_ �.��Jj 1 • 1 By Ordinance x�11t11111 ° Iflhllilil Rq^ 1111111 J LEI I® ' 111 111 1 r..... �� r rrr�rrr Y rrrir��. � IUIII1I ; kinroDr, r • _ �_N1111111!! 1111111 . ii 1IIHHIIl1 . 11111110 R- 15 • . g o fa - teem a LPL" _ :x.:.1111 1I I IIb!!iil , . _ s �roj I WAGNER 1 _ .f_ # tEj 1 • bi - £ ,Ii 1'_� �� lianas tc PARK 0 �i`VYr�s m • `` A es ! _ • `, 1 • _ J 1 !i5hii! 1 2 3 4 3 6 7 vj 2 -,,.L.0EANuu ST.�.�.,ar...,... ;. -. .�_. ., 6 (Sg . IIII2IS ( ISG7Ie9I�III - - f * ` ; I 23 I 16 I22I212c{19I161716115114113112 . (--4 111 4 `` 8 JUAN §T 1 rrJ 6 giigjniiii - .H ! _ _I - — 'i __ I I0 ,11�� 13 �� 14 GILBERT ST. II 12 16 ( _ 1 II 1 .I,- IS _ JUNIATA ST. i mitilli, 16 �� I� - i -_ I6 SNAR1Ill 1 1 \�, 22 HILL ST. 19 ",III 2. .1 23 �_ \M 24 I N. SUMMIT ST. `` • S _. IIIw • .b1 iii -. • P... 4 djrtt ♦ 3 ...�... ._ .... _.. . _.i.. .+YA4�R.1+'.�,a.Y!"F*'�,,a�..y.}..•.`�yf�.'^we'-^.. ..� l'.fT�p}-,ayt14.J] .. 11 �l • L ty Council Exhibit_ !proved , 19 ^1.i Ordinance STAFF COMMENTS: GMOS Exemption for Affordable Housing: Pursuant to Section 8-104 C. 1 (c) the Council shall exempt deed restricted housing that is provided in accordance with the housing guidelines. However the Commission shall review and make a recommendation to Council regarding the housing package. According to the Code, the review of any request for exemption of housing pursuant to this section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. RESPONSE: The Snow Queen Lodge has seven bedrooms, one being used by two employees and one used by the manager (180 s. f. ) . This situation cuts into the available rooms for guests down to five. The applicant is voluntarily proposing to construct the new manager's apartment for the benefit of the manager and to replace a room for lodge accommodation. The deed restriction recommended by the Housing Office is Category 3, which allows monthly rent up to $910.00 and maximum household income of $50,000.00. This restriction is agreeable to the applicant. Affordable housing for lodge employees is listed as a permitted use in the LP zone. The proposed addition received a side yard setback variance from the Zoning Board of Adjustment in May 1993, and otherwise complies with the dimensional requirements of the LP zone. According to the Land Use Code, parking for residential use is N/A (not applicable) in the LP district. There are currently 4 parking spaces on-site, with the opportunity to add one more if a small shed is removed. Since the new affordable unit is allowing a bedroom to be re-established for guest use and the shed is already an encroachment onto the neighboring property, staff recommends that it be removed and an additional g,:avel parking space be accommodated off of the alley for a total of five on-site spaces. Ci. ' Council Exhibit 6 Approved , 19 3v Ordinance MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 01,93 2 :44 PM Subject: SNOW QUEEN GMQS EXEMPTION Message: AFTER REVIEWING THIS APPLICATION, THE HOUSING OFFICE SEES NO PROBLEM WITH THIS APPLICATION. PER THE APPLICATION, SNOW QUEEN IS NOT ADDING ANY ADDITIONAL PERSONNEL SO ONLY SEE THIS REQUEST AS A BETTER LIVING FACILITY FOR THEIR CURRENT EMPLOYEES. X MESSAGE DISPLAY TO KIM JOHNSON CC CINDY CHRISTENSEN From: Cindy Christensen Postmark: Sep 02 , 93 3 : 32 PM Subject: SNOW QUEEN Message: Per our conversation, the Housing Office would like to see the deed restriction state that should this be rented out to anyone other than the resident/manager, that no higher than a Category 3 rent can be charged. Also, this individual must be a full-time employee as to the definition of the Housing Office's Guidelines. Rent does not have to be charged on this unit, but if it is, a Category 3 maximum limit should be stated in the deed restriction. Once this is approved, I can work with the applicant to get this completed. ORDINANCE NO.1 l,,,/ yam. (SEISES OF 1994) AN ORDINANCE OF THE CITY OF ASPEN GRANT- INC GMQS EIEMPIION FOR THE CONSIRUCIION st The restrictions to the All su _ Wy.. ,A OF AN AFFORDABLE HOUSING UNIT AT THE &m Authority to pr aAspen/mud,sr t County edusing ' SNOW QUEEN LODGE LOCATED AT 124E COOP- bohorgp m approval,mesh a Me deeatres deed shall be eld on the 28 day on tire 1994 at ER AVENUE(LOT Q AND EAST HALF OF LOT P, toCathg permits.3 occupancy.The sum shall be approval al restricted slat l PM.held on My Council u day d Pr As en C at BLOCK 69.CITY AND TOWNSI EOFASPEN) to Category 3 ority,the Upon hall record We; HUB PMpen Col raCamcl en 05)Members,s prior to WHEREAS,Pursuant to Section 24&104 CJ.c.of Housing Authority,the Owner County Demand Hall,Aspen Colorado.is not a of the same ro the Aspen Municipal Code,the City Council may deed restrictions with the RUM Countygerbaed which a hearing of anewspaper pa tame d the ame sMB Pe Ritz r�'s0®ca btNWaMdrs spree. r*Mural cbashlanon exempt deed restricted affordable Management housin8 mots 2.Prior to Issuance of any building permits for wither the City of Aspen. from the Growth Management Quota System the ply a copy of the recorded deed hilt - section t s any section,subsection,sentence, dons for the new dwelling unit stmt be forwarded clause.Phrase or pardon d OM ordinance r Ira e• ..- y, 1-edindmnh•j WUhe Prn8t90®R' any rases held Invalid or wmrtNdbtWi by my ,g7+lfsen . " a The shed inthenorthwest mad court of competent Jurisdiction,such provision ', shall be removed and•ffMt patina space CAM be and such holdbhgshali not acct the validity of the • a inflicted maaga`t+panat4d added of ef the alley.Al parking spars mist be rernebmq{Perdonntlmeof. Amman!.dimensioned.O n the site p4 included Section 5:This Ordinance shall not effect any vitrloor moony;App Sapw QpeeN LOdga r trabuklingpernd- eriXngflligaran and shall not operaremanabate- 9.Make plan tar building genic shall its inert of aae''thenor proaedind DOW pending hew* f6edgs PrawaUs and te under or by viten:to ordoaeee repded or theoaiYfaRea bit tlhr protect. h sate empbryea r a permuted yes r wended m l and concluded and the sate shad ininnInlet arhd • 5.P.ter a the won,of to s PAL .be conducted mid concluded mode•such prior Engineering kite applcaton wee Deplamshahawe reMbnt snorer.. odYwlaa , l erbng Oepattment and the that the applicant MOSS CanwYfruWigJMkeaedsfaan moths Siruld aerffldrlbbed INTRODUCED, by the ANDORDEBED Crac P5 Ckhy the tedrderY tothe. .t - home cty,me a its[ an seem* mace o Aspen on t4SYy the SSY194. qb WFRALeAS,at aregtder mealry 3; - tome sine sNgramre dte taste dAspamtlhb29dq•dJvumy 1986. ber21, founheAspa propogent 'N "° derdeli'aNed rglMtheWtlnCOmay ,. • miubn farad that der i r • and Recada's Ogbu �'.e ' are. ya.nsv-. + h�3d LP zone �unr meet: n in mandalrcpemnarbro ms4 the lP medetrklmwM � tear indtrdheaplAkatlon and during o-w-•. r rc flak GMQS Ei empttons lad< ability of a small'lodge Owner -employee to lore and wort on the . WHFSOto reMPrnodigaed void 5atoremrnmedan fore*, a dlfor deed eGMQed unit at mrtI*' a deed restricted unit at tie Snow wrb floor Area eno for approd building IorfluorAraBarrrtiebuldblg -"rt-- depacd:and W flEAS.theAspen qty Cuarfi...: ered,nd agreed wffh tie Pl •` CaQd Eesmaremmmardeni "r. . ..w.•OM0.d t of a 00-squg a-Loot' opined of a 800 -square J _... N+Ibeinf qm AppiantsaM the.'[ hen and eide)ls GleenitheE C AMyoe.rihtent of:Bha d the iM e_h tlteE.CoipRIwa etfencl- annend thentOP eat lea hie"1esliefe fence erwroecmnent upon reasonable"rest by Use 10Mf Rl,BE IT O1t6AR,le°BY THE CITY cOUNEIL OPINE CITY OP"ASPEN,CCOL- ORADD: Section totMhtll does hereby ant GmQS meatof 4Atrtdable Housing farina develop- Meat o w deed rerutcted unit at the SnowQueen (edge,pursuant to Section 248-104.C.l.c::of the Aspen Mudelpal Code :. • MESSAGE DISPLAY TO Diane Moore CC Mary Lackner From: Amy Amidon Postmark: Jan 25, 94 11: 34 AM Status: Previously read Subject: Reply to a reply: Forwarded: Reply to: Snow Queen Reply text: From Amy Amidon: It is on the inventory. It did not go to hpc because they added a second story onto an existing portion of the building and a full two story new addition onto that. (hpc doesn't review additions on inventoried structures) . BUT, this was presented to me during the summer when I still believed in the 50% demo. rule. I am sure that they had to remove some walls or parts of walls to do these additions and if the project were to be shown to me today, hpc would review it as partial demolition. Preceding message: From Diane Moore: Amy, is this on the inventory only or is it also landmarked? Why didn't it have to go before HPC? From Mary Lackner: FYI Previous comments: From Amy Amidon: no, it wasn't required to. From Mary Lackner: Did this case go before the HPC for approval of a manager's dwelling unit and addition of about 1, 000 sq. ft. ? X 0 Norma Dolle / Larry Ledingham Snow Queen Lodge 124 E. Cooper Aspen, CO. 81611 January 6, 1993 RE: City Council Schedule for the Snow Queen Lodge GMQS Exemption Dear Norma and Larry, This note is to confirm that the first and second readings for the new employee unit at the lodge will be held on January 24 and February 28 . The February 28 meeting is the public hearing for ordinance adoption. The City Clerk handles the newspaper notice, so you will not need to deal with this aspect. Agendas for each meeting are set by the City Clerk the week before, so contact Kathryn Koch at 920-5064 for a better idea of the time of your item each meeting. As I will be out of the office on maternity leave during these meetings, your case will be presented by Mary Lackner, another of our city Planners. I have completed the paperwork myself already, so everything seems to be under control. If you have any specific questions, Mary may be reached at 920-5106 . A copy of the staff memo and approval ordinance will be ready the Friday before each Council meeting - you will be notified by our secretary when to pick them up. Good luck, I 've enjoying working with you folks. Have a safe and happy ' 94 . Sincerely, Kim Johnson Planner ASPEN/PITKIN PLANNING OFFICE 130 S. Galena Street Aspen, Colorado 81611 (303) 920-5090 FAX# (303) 920-5197 August 10, 1993 Larry Ledingham 124 E. Cooper Aspen, CO 81611 Re: Snow Queen GMQS Exemption for Affordable Housing and Special Review for FAR in the LP Zone District Case A38-93 Dear Larry, The Planning Office has completed its preliminary review of the captioned application. We have determined that this application is complete. We have scheduled this application for review by the Aspen Planning and Zoning Commission on Tuesday, September 21, 1993 at a meeting to begin at 4 : 30 p.m. Should this date be inconvenient for you please contact me within 3 working days of the date of this letter. After that the agenda date will be considered final and changes to the schedule or tabling of the application will only be allowed for unavoidable technical problems. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to the application is available at the Planning Office. If you have any questions, please call Kim Johnson, the planner assigned to your case, at 920-5100. Sincerely, Suzanne L. Wolff Administrative Assistant apz.no.ph ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 Phone 920-5090 FAX 920-5197 MEMORANDUM TO: City Engineer Housing Director Zoning Administration Historic Preservation Commission FROM: Kim Johnson, Planning Office RE: Snow Queen GMQS Exemption for Affordable Housing and Special Review for FAR in the LP Zone District Parcel ID No. 2735-124-71-006 DATE: August 10, 1993 Attached for your review and comments is an application submitted by Norma Dolle and Larry Ledingham. Please return your comments to me no later than September 1, 1993. Thank you. Nitta MEMORANDUM TO: Snow Queen GMQS and Building Permit File FROM: Dave Michaelson,Planner DATE: September 26, 1995 RE: Deck Enclosure and Compliance with GMQS Exemption The Snow Queen Lodge was granted a GMQS Exemption for Affordable Housing for lodge employees in January of 1994. The approval references an employee unit of approximately 800 square feet. The applicant's currently are proposing to enclose a deck and modify a previous variance, which will increase total square footage by approximately 140 square feet. The GMQS exemption was based on the consistency of the use with applicable sections of the Code, and not the size. The FAR in the LP zone district is 1:1, and the proposed FAR with the deck enclosure and the variance would result in an FAR of approximately 1:.77. Therefore, no amendment to the GMQS exemption is necessary for the proposed improvements. 3 m m m / 17. r , em - � . t =I n - _ r 0 is f -----G_ / / ' m // _ _ � o \ z`�/ - \`- �, 0 \--.. A7Z//,. \ „ "S -±-----_ / IS - � m- C) i.oWm s � �, - „ C 0 X S Cl H c C z m — n m N Co N — -1 a Cl fn o a a <n e o C v n 71 _ _ .. - m - - m m - -1 r- I S 0 T m - C -o - n - ^ Z O O P m z - m Co m r Llt - -I - m ti M o Z-- n \. (n Q1a9 I 14 1S1 5.5201 4 71401 9x-o (You 40Ai . cY a/CCat49 SQd or ;s � Gang 10407 Z,CL i 8AII \ ' 1 plo ' ' c2 of 90 CAP . 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