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HomeMy WebLinkAboutcoa.lu.gm.124 E Cooper Ave.A38-93Snow Queen GMQS Exemption A38-93 2735-124-71-006 ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 (303)920-5090 LAND USE APPLICATION FEES CITY: -63250-134 GMP/Conceptual -63270-136 GMP/Final -63280-137 SUB/Conceptual -63300-139 SUB/Final -63310-140 All-2 Step Applications -63320-141 All 1 Step Applications -63330-150 Staff Approval -63432-157 Zoning Plan Check -63432-157 Sign Permit -00100-00000-31070 Use Tax for Sign Permits HISTORIC PRESERVATION: -63335-151 Exemption -63336-152 Minor -63337-153 Major Devel. -63338-154 Signif. Devel. -63339-155 Demolition COUNTY: -63160-126 GMP/General -63170-127 GMP/Detailed -63180-128 GMP/Final -63190-129 SUB/General -63200-130 SUB/Detailed -63210-131 SUB/Final -63220-132 All 2 Step Applications D� -63230-133 All 1 Step Applications -63240-149 Staff Approval -63450-146 Board of Adjustment -63235-148 Zoning Plan Check REFERRAL FEES: -63360-143 Engineering - County 00115-63340-163 Engineering - City 00123-63340-190 Housing ---- 00125-63340-205 Environmental Health --- PLANNING OFFICE SALES: -63080-122 County Code -69000-145 Other (Copy Fees) TOTAL Name: /I Phone: Address: y9U/ Project - Check #: 'J Date: No of Copies: / ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 (303) 920-5090 LAND USE APPLICATION FEES CITY: -63250-134 GMP/Conceptual - -63270-136 GMP/Final -63280-137 SUB/Conceptual -63300-139 SUB/Final -63310-140 All-2 Step Applications -63320-141 All 1 Step Applications -63330-150 Staff Approval -63432-157 Zoning Plan Check -63432-157 Sign Permit _ -00100-00000-31070 Use Tax for Sign Permits HISTORIC PRESERVATION: -63335-151 Exemption -63336-152 Minor -63337-153 Major Devel. -63338-154 Signif. Devel. -63339-155 Demolition COUNTY: -63160-126 GMP/General -63170-127 GMP/Detailed -63180-128 GMP/Final -63190-129 SUB/General -63200-130 SUB/Detailed -63210-131 SUB/Final -63220-132 All 2 Step Applications _ -63230-133 All 1 Step Applications -63240-149 Staff Approval -63450-146 Board of Adjustment -63235-148 Zoning Plan Check REFERRAL FEES: -63360-143 Engineering - County 00115 -63340-163 Engineering - City 00123 -63340-190 Housing-- 00125 -63340-205 Environmental Health PLANNING OFFICE SALES: -63080-122 County Code -69000-145 Other (Copy Fees) ��— TOTALy Name: Phone: Address: fU/ Project: 6-o- c�-<-- __-------- /.- Check#: ____—____ _Date: --- r No of Copies: / CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 08/05/93 PARCEL ID AND CASE NO. DATE COMPLETE: � 2735-124-71-006 A38-93 STAFF MEMBER: KJ PROJECT NAME: Snow Queen GMQS Exemption Project Address: 124 E. Cooper Legal Address:-E 3, Lot P, and Lot Q, Block 69 APPLICANT: Norma Dolle & Larry Ledinaham Applicant Address: Box 4901 124 E. Cooper REPRESENTATIVE: Larry Ledingham 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 7_1 PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO Lam" VESTED RIGHTS: , YES NO DRC Meeting Date --------------------------------------------------------------- --------------------------------------------------------------- REFERRALS: City Attorney Parks Dept. School District City Engineer Bldg Inspector Rocky Mtn NatGas Housing Dir. Fire Marshal CDOT Aspen Water Holy Cross Clean Air Board Ile City Electric Mtn. Bell Open Space Board q 11 Envir . Hlth . ACSD Others �'� Zoning Energy Center Other IL DATE REFERRED: INITIALS: DUE: FINAL ROUTING: �__---- DATE ROUTED•: wINITIAL:!y��v City Atty City Engineer Zoning Env. Health Housing Open Space Other: FILE STATUS AND LOCATION: ORDINANCE N0. 1 (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 i 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", 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 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 3 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 day of 1994. i Yo-hnl Bennett, Mayor FINALLY, adopted, 1994. passed and approved this r day of �3 John Bennett, Mayor 4 i r MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager THRU: Diane Moore, City Planning Directo; 'j1j FROM: Kim Johnson, Planner �1�/� I 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 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. 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, Letter "B" - Referral Memos "C" - GMQS Exemption Review Standards 3 Elevations, and Application / Planning Response PARK H City Couwil zzhibLt if il Approved , 19 _ 1 �- � --�•J _ a: --�-----------� B.� Ordinance hjj Lp I I ! _ I f .1Y t t-�.�• t l 11 n o p r s a NO 1� � Eillglll �■I n 0 v li U a 0 cn WAGNER PARK 3 4 1 1 2 3 S 6 7 d 9 K]II I 2�3 7 HEEE16EEF Ii2 4 e JUAIVsr Tr-,_ _ S , 6 `=` ! 2 1314 S 16 7 8 19 FC I 112 - I 87 r� �� la GUHRT ST. II (! 15 '12 I 13 _ JUNIATA ST. f 16 j 17 4 (I i8 15 q 11 19 16 2C HILL ST 17 SNARK ST 18 21 \\NJ 23 2 25 i 1 c 6 SUMJ,11' ST. 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 Vwo 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 net 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 jsq. 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 600 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 ,path 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 �I 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. Norma Dolle & Larry Ledingham Manager/Owners • C'`p , 6129 ALLEY N 75*09' I I "N YPc �6129 T N NI F ca M � N w 3 �o I U cn -,9 „17/ l Z -,9 l � 7, to 119 CL)m p O � CY) r � C) N @ M OU co V O C O O J = CO 00 C lL (4 C7 •an N > O V) y p U C CN LL. M � O O I � � ' � � m co ` G7 m O > C 4 � O I I , I i p � o z v E c o G7 c C C � U O n C Ln CU -0 Ln o C 32 O N N UI U _ y X W O c0 :4 Oo C] C L U M L � O C ♦'.� f0 O .- N U �w " ... N O i�r Cn O O N _O -- L U F- C II N oil C) r C ca N C C y X y 0 W O C _C • c — y o N .o M R y (n L F of : a v G) O j t c F" y cc L C — a� a p y p —1 C cc C C (� c Q —n' y y N C7i `n ca 1— L- C13 4.1 cm U Q c H d ++ O U C G7 = y c Z _ U U G; O O i, C is co p p p -0 •� O N C Y\ U _ U o U G O +'-+ c " Id u7/ b N � cc � N 3 � a� r- > CO � c c O U p C � O 0-0 U 7 O Q c)CZ U C cm .N M C) co O W city Council Exhibit 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. 4PI. 0 MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer Cc�P Date: September 5, 1993 Re: Snow Queen Gi✓IQS Exemption for Affordable Housing and Special Review fo- FAR in the LP Zone Having reviewed the above referenced application, and having made a site inspection. the Engineering Department has the following comments: 1. ParkinLy - The building permit site plan must indicate the dimensions of the park'n= 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_ Bikewav 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 spalled, i.e. will- surface finis= flaked or chipped off. These sections should he repaired or preferahly re7iaced prior issuance of a certificate of occupancv. 3. Encroachments - As shown on the improvement survev, the fence along Coope- Avenue encroaches into the public right-of-way. (The fence alonQ the west bounda7. encroaches into the neighbor's parcel.) The applicant must apply for an encroachmen: license for the fence in the Cooper Avenue right-of-wav 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 - denied. Alternatively, the applicant could relocate the fence onto the apc_icant's pri%a:Z property. The encroachment license must be obtained or the fence relocated p-;or to issuan._ of a certificate of occupancv. 4. Trash - Neither the site improvement survev nor the development pans indicate trash storage area. It appears that the applicant shares a dumpster wah one of thlt- neighbors. Both of the neighbors' dumpsters appear to be located in the alley right��_- way. The building permit application plans must indicate a trash stora_e area on the applicant's property. Providing a trash storage area may involve removing an old concrete slah and pouring a new one. If a dumpster pad is constructed that straddles a neighb(--- property line, there will still he space to meet parking dimension requirements. 5. Site Draina4e - 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 allevs. 6. Development in the Public Right-of-wav - 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 huiidinU permit plans does not constitute approval of design or work in the Public right-of-way. Recommended Conditions of Approval L 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 I r r City Council Bzhibit_0 Approved • 19 n•, 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 bedrocT-:;, on,� boring used by two employees and one used by the manager (130 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 listt-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 t:e shed is already an encroachment onto the neighboring pre,_rrty, staff recommends that it be removed and an additiinal g.:avel parking space be accommodated off of the alley for a total off five on -site spaces. ORDINANCE N0.1 (SERIES OF 1994) AN ORDINANCE OF THE CITY OF ASPEN GRANT- ING GMQS E)"PTION FOR THE CONSTRUCTION OF AN .AFFORDABLE HOUSING UNIT AT THE SNOW QUEEN LODGE LOCATED AT 124 E COOP- ER AVENUE (LOT Q AND EAST HALF OF LOT P. BLOCK 69, CITY AND TOWNSR£ OF ASPEN) WHEREAS, pursuant to Section 24-&104 C.I.C. of the Aspen Municipal Code, the City Council may exempt deed restricted affordable housing units from the Growth Management Quota System —(GW.QSi cwnpeuttaC and WHEREAS, Norma Dolle and Larry Ledingham, owner/operators of the Snow Queen Lodge CAppfi- cantn7 submitted to the Planting Once an applica- tion for GMQS Exenpti-on for Affordable Housing to construct a deed restricted manager's 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 submit- ted referral comments to the Planning Office; and WHEREAS, at a regular meeting held on Septemf her 21, 1993, the Aspen Planting and Zoning Com- mission found that the proposed 800-square-foot Category 3 deed restricted unit meets the require- ments 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 five and work on the lodge property; and WHEREAS, the Planning and Zoning Commission voted 5-0 to recommend approval to the City Coun- cll 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 consid- 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 80&square-foot Category 3 deed restricted unit at the Snow Queen Lodge; and W TRFAS, 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, COL- ORADO: Section 1: That it does hereby grant GMQS Exemption for Affordable Housing for the develop ment of a deed restricted unit at the Snow Queen Lodge pursuant to Section 24-&104.C.I.c. of the Aspen Municipal Code. so, 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 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 restric- tions 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. S. Prior to the Issuance of any building permit. the applicant shall state in a letter to the Engineer- ing Department that the applicant recognizes the fact that their fence Is looted within the Fast Coop- er rightof-way. Should the rl&of-way be desired by the City, the applicant shad remove the fence This letter shall be recorded with the Pitkin Canty Clerk and Recorder's Office. 6. Ad material representations made by the applF cant In the application and during public meetings with the Planning and Z3RTig Commission and City Council shall be adhered to and considered condi- tions of approval. sinless otherwise amended by other conditions. Section 3: A public hearing on the Ordinance shal I be held on the 28 day of February, 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 shalt be published in a newspaper of general circulation within the City of Aspen Section 4: If arty section, subsection, sentence, clause, phrase or portion of this ordinance Is for any reason held Invalid or unnccnstitutional by any court of competent Jurisdiction, such provision and such holding shad not affect the validity of the remaining portions thereof. Section 5: This Ordinance shall not effect any existing litigation and shad not operate as an abate- ment 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. PITRODUCID, READ AND ORDERED PUBLISHED as provided by taw, by the City Council of the City of Aspen on the 24 day of January, 1994. John Bennett, Mayor ATTfESf: Kathryn S. Koch, City Clerk Published In The Aspen Tknes February 4, 1994. Exhibit E % MEMORANDUM TO: Aspen Planning and Zoning Commission 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: GMQS 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 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 7torage area for this WI* 4. Prior to issuance .,license or removal is AA C building permit shall indicate the trash project. of any building permit, art-----e-n^r�rh=ant required for the fence locate -­E. tin, t bItUA r4r, f b 6 Atzeri.W OJ CuWf � 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 C Al��fii?7I' 1 n LAND USE APPI CA=C N FORM Iw� 5 e� 1) Project Name Snow u, e e v� n 1 are m n7--'� 2) Project Location 12LI E Coong-r 131 odk- 6 2 Ea (.T P J !-,- (indicate street address, lot & block rsrmber, legal description use appropriate) 3) Present Zoning 4) Lot Size 900 5) Applicant's Name, Address & Ptoine # fl o r- wcj D o l le- 4 q o i AsogvL per 4}ve qz' 6)Representative's Name, Address & PIXM $ L �, r r L Q A La Coca,- Rule- 7) Type of Application (pleasse check all that apply) : Conditional Use Special Review Final SPA Final Historic Dev. 8040 Online Caxxptual PUD Mary Historic Dev. Stream Margin Final PUD Historic Demolition Mountain View Plane Subdivision Historic Designation 03rcicmi ni tarsi zaticn `i &-/Map Amendment CMQS Allot Lot Spiit 10t. Line CM:�S ENrrption Adjustment 8) Description of Existing i n Uses (nmi er and type of existing sti n str�res ; apprmdmte sq. ft. ; mmiber of bed; any previous approvals s granted to the property) - 5ee 9) Description of Development Application 10) Have you attached the following? C- Response to Attachment 2, M?� Suhmi sion Oartents Response to Attachment 3, Specific Submission 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 I.ot 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 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 reception no. : 282413 Deed of Trust from : Norma L. Dolle and Larry C. 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 Leddingham a/k/a Larry at Page 882 Leddingham a/k/a Larry 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: autho ignature CERTIFIED TO: 1, 1993 @ 8:30 A.M. Islamism 112111101 4 6 7 ,--,DEAN .SST. 1 2 3 S 6 T 8 9 11 Alk19 18 17 16 15 14 1312 JUAN §T Omlo�fpo 14 16 t 17le 19 20 21 t 22 23 25 ]©©o©ooE 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 19701s. 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 the square footage of the Lodge. Sincerely, Norma Dolle & Larry LedTngham 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: Name: NORMA DOLE & LARRY LEDINGHAM Address: BOX 4901, ASPEN, CO. 81612 Location or description of property: 124 E. Cooper - Snow Queen Lodge Appellant for Variance: LARRY LEDINGHAM Variance Requested: 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 BAM5.27.93 are a terrific mddif-141"r. 11.0 Ron: 1 do-Wt w_-inr what I wzint. 'L v,"! r. is not l t Drued J-wj th.ci. 50% Want, lo 'I C) U a go i n to Ron V.* L I u n d e 1. � 'n, L this secti or, Charlie. I cj,--) a I p) , ,,-3 ". f i t. 1 .� 6 t Would :-;IV et all. 1 7, c' : e it a f 1. 1 k, e can f ci on nor 0 Rick: I amend my notior. Bill: Let's ask t.1--e. room that he is ­ BAM5.27.93 on 'Ihe? si?.e of the Ron: thins" that: th- ss x 1s building out s o that T�i t 11 Q V,1� L, _-tlt -�`des at front and. back. And to mZ-,,k(� that •t1ir­j: could tctoalkly put. a deck oat_ t: h re Irt,'t _!,,_Iot ff ov P-. I - " I i-71 r g I woul(I carry rrie ro,:J .1 kn,� r put a out there licit 4:2. i I I: -it Vn o -vi.-! i'j m 0. But 1 wt i not J i ij 7� -pi irof tl%c-� other Sid- natut(:- of U� A bu 1. 1 d i 1-1g. My no :hey have had It I don ?t want don't. But any Zone -a n d cl u I C., t even turn A T fE-1,C. that was I v J t. s I d to do Led this in I am t 11 C Rick: rt­luction) in thi-, length of thc, feet to wiji the B i Roll C-11-1 Vc)t.o'- P, i l." yes, Rick Head, Yes, C ha r.-I 'L e 13 a. r .,rs a n , y s C. 4 C! e aChart ie had n I pt [_-lavid L. Rasnu s sen, M.D. stating his objetic.-iris tCj V3.1--ialIC:(� f(.)r this t. He then read the entire letter fcr the and mei,,)bers of the Board 9 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 G. 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 63.0 Asp Belle Deck 40.0 Sub Total 2545.0 Proposed Addition 800.0 -------------------------------- Total area with proposed addition 3345.0 Total area of lot 4500.0 -------------------------------- fJ KALE I 1- 10 FEET 0 S 4 S i0 (IIE TIFICATION I DAVID R M BRIDE A REG.STERED 1..0 5U41E104 IN THE STATE OF COLOAPDO ."E1t CERTIF. THAT THIS PLAT RAS PREPARED FROM A FIELD SURVE, PREFORMED V"A MY SLIVERVISION IN 1 99_ uD 15 TRUE AND CORRIC1 10 THE BEST OF AHONIEDGE AND WEL IEf THIS CERTIFICAIIGI. IS VOID UBE55 NET STAMPED ON AN ON 141NA1 BLIIEYRINT SIGHED INIS __ DAY OF 19v_ DAVID R Ma BN1DE BLS 1412S • ( 1Hv r u1. • I .NT 1lu • wa A. fA1 [11 .• xW h•1 ..4•n1iH w[I r(Wlu1 N It.NrW Fun sncoe.0 aax R(rtu. 1N LrtHIW. uI. aoa. uuo Mr ur Rllllt .H Ix. .1 M ( .i14 Ho.l IH1w 1IW tlul I.u1 tK WI( FI IK :I.I II IU11pW fH •N K.IRH (AP 161291.- f I I H 71•U9 4RI.IEI PAR, IIA, p..�y110 p, 10. Nl A 2.4 FLR 109.0 UTIL io S / I SION FRAME LODGE FIRST FLOOR T Y M 100 0 •// AREA a 500 SO FTLOT I p / /X N Y 1 AY 7 SOT 0 C 0 0,1, eR S TREE', Yi 16i:J 1 / LEGLND NOTES f D,VD PROPERTY (CANNER REP■ WITH CV OR AS t•LS(RIbEl1 BANS OF BEARINGS IS $14 50 49'0 BETWEEN IS 12707 CIPI ON THE EAST LINE K LOI S BLOCIL 6v AS ILW111ED IN 1911 AH1 11 A.III EBNCO 11 INAVERSE TO THE FOUR MWRRENIS AS SIN." HEREON ELEVAIIINIS ARE BASED ON FIRST FLOOR WIt DIIA• FLEVAIION OF I00 0 AS SIDWWI 101 DIMEN310115 FROM THE 1V59 OFFICIAL MP Ot THE CITY OF ASPEN -.:.LE NOW -5 FUIIUIIHLD NOR WAS ANY fI ILE SEARCH PC UNMILD 61 1N15 SURVEION E €NCE 7!{y III. TAPE FM F It -It ELEIAIIOH f, PO•IEG nDOREii IS '12A' 1 TO 2 FEET OF SNIA CUVERID lUI At TINE OF SwvE1 BUILDING I'FRI-II I SURVI EAST 1 i2F OF LOT P LOT 0 BLOCK 159. CITY t Mwll:lI IE OF ASPEN. PITKIII COUNTY. cLT PREPARED BY ASPEN SURVEY ENGINEERS. INC 210 S GALENA STREET P 0 BOX 2506 ASPEN COLO B1611 PIDNEIF•X 13031 925-3416 JOB ID 15259 NO, 17. 1992 0 • V(1 MEMORANDUM TO: Mayor and City Council THRU: Amy Margerum, City Manager THRU: Diane Moore, City Planning Director 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 "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 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 Letter "B" - Referral Memos "C" - GMQS Exemption Plan, Floorplans, Elevations, and Application Review Standards / Planning Response 3 r. PARK H Council zzhibLt A jApproved 19 _ 1 By Ordinance I it .1 qw', pe- qb., pll is I & mp.1411 - V.-fill m 0, 3 6 0 er .9C O 120 M©©©mmu MINK =+` t 21314151 6171819110111 112 I 7 8 9 13 10 =� 14 GIL13ERT ST. II 15 12 13 16 J17 14 18 15 II 19 17 0\` ( 20 HILL ST. 18 2 2 19 23 24 ' I 25 SUMMIT ST. 6 ' ♦ i f jWAGNER v a PARK z 0 'L CF 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 Cwo kitchens; one of the kitchens is shared communally during the Summer months for the Music students. The approximate square footage of the lodge is42,500, 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 ,pq. 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, V���. Norma Dolle & Larry Ledingham Manager/Owners Al� LE Y 0 G nP ,6%29 YPG 16129 T N t�, COO?6R A uE - • N w u „tb/ l 8 -.ZZ „9 -.9 1 .,tl/ l Z -.9 l i� O U- O N V) U-) O N u-) O -C 4-cu y s C c�0 v N i E5) N O -0f-- O O C C ►MR CD C N x W O C J O _O lL N v) 'D -p O O E U C O o) 4' O •a E C Q) O O C -O O U = c m m = O m cr- -0 U Im E _0 CD O U C C O N M X w O C O -C au �N E Via, in0 O O H C O U N > O W s tf O Z m O M � N 3 � (L)> r- U M N C O M cfl >�� CT)U�-c � O m N 3 a c p U U O � 00 O C 2) N tN U O N 0 w mla a-; w O O C '1 m is ~ V) 'C -O U O v N :A L C cu u U X N p iit7 -.0Z �r Q. L N Zo I c0 O „S-,t,I \ 1.LL-,SL r` m M M l.0 M O M M 0) O 1-1 co O aU N Of • c N o CL N O L U L y F- ` D O F- j O .0 y_ Vf O O y Y y � aI _U I- U n U � C. E O C,Ea O N W N U m � O O 0 N C — cc Y ,C 0 ' O 9 .O N S -0 L U 0 C Q. F- y U -� U O � 4-1 U y L _ O >cc i 14- a) X L- N 'O C $IV/t b -all u U tD U X .L N � 0 ►M U cv U fN n rn M cM w rn M O M • city 11uncil Exhibit Approved , 19 _ BV 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. MEMORANDUM To: Kim Johnson, Planning Office From: Chuck Roth, City Engineer Date: September 5, 1993 Re: Snow Queen GMQS Exemption for Affordable Housing and Special Review fo- FAR in the LP Zone Having reviewed the above referenced application, and having made a site inspection. the Engineering Department -has the following comments: 1. Parking - The building permit site plan must indicate the dimensions of the parking 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 Pedestrian 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 spalled, i.e. with surface finis' - flaked or chipped off. These sections should be repaired or preferably replaced prior 1.` issuance of a certificate of occupancy. 3. Encroachments - As shown on the improvement survey, the fence along Coope- Avenue encroaches into the public right-of-way. (The fence along the «-est 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 building 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 1N,- denied. Alternatively, the applicant could relocate the fence onto the app:icant's privat. property. The encroachment license must be obtained or the fence relocated p-ior to issuanc_ of a certificate of occupancy. 4. Trash - Neither the site improvement survey nor the development pans indicate trash storage area. It appears that the applicant shares a dumpster w ih 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 conga:, - slab and pouring a new one. If a dumpster pad is constructed that straddl-s a neighbor_� property line, there will still be space to meet parking dimension requirements. 5. Site Drainawe - 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 (920-51.30). 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 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 Wy Council Bzhibitri,_ 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 bedrooir-3, 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 regx-irements 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 p►-o;,, arty, 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. PARK H P ING & ONING COMMISSION IE IT APPROVED 119 BY RESOLUTION .......... liill I r le 22 -1 F Is 23 24 L SUMMIT ST. SUMMIT N40 I I I Fir q, u u r --.y Council Ezhibit_= Approved • �! — By Ordinance "ity Council 8zhibit_ b pproved 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 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 regL,irements 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 p► ej,,.=_Yty, staff recommends that it be removed and an additiinal y,:avel parking space be accommodated off of the alley for a total of five on -site spaces. • PLANNIM & ZONING COMMISSION EXHIB23 _, APPROVED 19 BY RESOLUTION 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. Ci Council Exhibit approved 1 19 0 I i_nance • ORDINANCE N0.1 (SERIES OF 1994) AN ORDINANCE OF THE CITY OF ASPEN GRANT- ING GMQS EXEMPTION FOR THE CONSTRUCTION OF AN AFFORDABLE HOUSING UNIT AT THE SNOW QUEEN LODGE LOCATED AT 124 E COOP- ER AVENUE (LOT Q AND FAST HALF OF LOT P, BLOCK 69, CITY AND TOWNSf1E OF ASPEN) WHEREAS, pursuant to Section 24.8-104 CJ-c. of the Aspen Municipal Code, the City Council may exempt deed restricted affordable housing units from the Growth Management Quota System (GMQS) ,rowpwbon; and WHEREAS, Norma Dolle and Larry Ledingham, owner/operators of the Snow Queen I-oige CAPpli- cants-) submitted to the Planning Office an applica- tion for GMQS Exemption for Affordable Housing to construct a deed restricted manager's 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 submit- ted referral comments to the Planning Office; and WHEREAS, at a regular meeting held ou Septem- ber 21, 1993, the Aspen Planning and Zoning Com- mission found that the proposed 800-square-hot Category 3 deed restricted unit meets the require- ments 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 employers to five and work on the lodge property; and WHEREAS, the Planning and Zoning Commission voted 5-0 to recommend approval to the City Coun- cil 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 consid- 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 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, COL- ORADO: Section l: That it does hereby grant GMQS Exemption for Affordable Housing for the develop- ment of a deed restricted unit at the Snow Queen Lodge pursuant to Section 24-8-104.C.I.c. of the Aspen Municipal Code. A2. 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 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 restric- tions 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 the issuance of any building permit, the applicant shall state in a letter to the Engineer- Ing Department that the applicant recognizes the fact that their fence Is located within the Fast Coop- er right-of-way. Should the right -(-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 appli- cant in the application and during public meetings with the Planning and Zoning Commission and City Council shall be adhered to and considered condi- tion of approval. unless otherwise amended by other conditions. Section 3: A public hearing on the Ordinance shal I be held on the 28 day of February, 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 unccnstitutional by any court of competent jurisdiction, such provision and such holding shall not affect the validity of the remaining portions thereof. Section 5: This Ordinance shall not effect any existing litigation and shall not operate as an abate- ment of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 24 day of January, 1994. John Bennett, Mayor ATTEST: Kathryn S. Koch, City Clerk Published in The Aspen Times February 4, 1994. 0 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.? 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 194. 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 y date, we will call to inform you that a copof 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, �J Suzanne L. Wolff Administrative Assistant apz.no.ph 0 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. • • 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 L.77. Therefore, no amendment to the GMQS exemption is necessary for the proposed improvements. SCALE I INCH - 10 FEET ID IS 2D CERT I F I CP,T I ON I. DAVID W. Mc BRIDE. A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO. HEREBY CERTIFY THAT THIS PLAT WAS PREPARED FROM A FIELD SURVEY PREFORMED UNDER ryY SUPERVISION IN 199_ AND IS TRUE AND CORRECT TO THE BEST OF KNOWLEDGE AND BELIEF THIS CERTIFICATICN IS VOID UNLESS WET STAMPED ON AN ORIGINAL BLUEPRINT SIGNED THI5 _ DAY OF 199_ DAVID W. McSEIDE RLS 16,29 wi CAP 16129 1- T F �, u U op�-R S TR��T LEGEND & NOTES FOUND PROPERTY CORNER REBAR WITH CAP OR AS DESCRIBED BASIS OF BEARINGS IS 514 50 49'W BETWEEN L5 I-707 CAPS ON THE EAST LINE OF LOT S BLOCK 69 AS SUR.vE/ED IN 1985 AND TRANSFERRED BY TRAVERSE T„ THE FOUND MON.MI AS SHOWN HEREON ELEVATIONS ARE BASED ON FIRST FLOOR BUILDING ELEVATION OF 100 0 AS SHOWN LOT 01 MENSION' FROM THE 1959 OFFICIAL MAP OF THE CITY OF ASPEN NO TITLE WORK WAS FURNISHED NOR WAS ANY TITLE SEARCH PERFORMED BY THIS SURVEYOR WOOD FENCE Flo TREE se a SPOT ELEVATION POSTED ADDRESS 1S -124- 1 TO 2 FEET OF SNOW COVERED LO- AT TIME OF SURVEY BU I LD 11'JG PER['! I T SURVE'( EAST 1/2 OF LOT P 6 LOT 0 BLOCK 69. CITY & TOWNSITE OF ASPEN, PITKI"I COUNTY. CO. PCERaP.ED BY ASPEN SURVEY ENGINEERS. INC 210 5 GALENA STREET P 0 BOX 2`.06 ASPEN COLO 81611 PHONE/FAX 13031 925-3816 JOB NO 15259 NOV 17. 1992 5flT, kbcf(—, C Lro , cM ROOF l y 7,TZ- /6, ac 3 -11/g . M,L, ,A- 2.0 f) FU2, �;-2 6 M. :v4wa szTia��L 9TV95 NO i-1 -'\ 2bc —z CIED� 2xc F11'--,f � !6 ate, i StM, st lO lZlID b) S 4 J s • r • Q- at e a PV-T4 FWA-Rw.q 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 63.0 Asp Belle Deck 40.0 Sub Total 2545.0 Proposed Addition (including deck) 1070.0 -------------------------------- Total area with proposed addition 3615.0 Total area of lot 4500.0 -------------------------------- i M 0 MI 00 • • • �J 1 m O M @ @ U cM = aj m CO N N O p CF) x U 2 c .-. W N x II O O LL M O M W U M `. m O m O D U O (n 0 O � _0 C � Q) N N , C 41 Ln X W O � ' N W a-+ I � � I c I �—� •� W I I 1= I� ' I I � I I I I c I I L � N N ca 0 SCALE I INCH - 10 FEET 0 5 10 15 20 CERTIFICATION I. DAVID W. McBRIDE. A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO. HEREBY CERTIFY THAT THIS PLAT WAS PREPARED FROM A FIELD SURVEY PREFORMED UNDER MY SUPERVISION IN 199_ AND IS TRUE AND CORRECT TO THE BEST OF KNOWLEDGE AND BELIEF. THIS CERTIFICATION IS VOID UNLESS WET STAMPED ON AN ORIGINAL BLUEPRINT. SIGNED THIS _ DAY OF 199_. DAVID W. McBRIDE RLS 16129 ��/'s ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS PLAT WITHIN THREE YEARS AFTER YOU FIRST DISCOVERED SUCH DEFECT. IN NO EVENT. MAY ANY ACTION BASED UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. u p optIy, C 5mr-sm ALIF•v DEPOSITED THIS DAY OF ,199 , IN BOOK OF THE COUNTY CLERK'S LAND SURVEY PLATS/RIGHT OF WAY SURVEYS AT PAGE AS RECEPTION NUMBER I THIS LAND SURVEY PLAT COMPLIES WITH SECTION 38-51-102 COLORADO REVISED STATUES. SECTION L2 3/3, TOWNSHIP /O SOUTH, RANGE a,�WEST OF THE 6th P.M. COUNTY CLERK AND RECORDER LEGEND & NOTES ® FOUND PROPERTY CORNER REBAR WITH CAP OR AS DESCRIBED BASIS OF BEARINGS IS S14 50'49'W BETWEEN LS 12707 CAPS ON THE EAST LINE OF LOT S. BLOCK 69 AS SURVEYED IN 19>:' AND TRANSFERRED BY TRAVERSE TO THE FOUND MONUMENTS AS SHOWN HEREON ELEVATIONS ARE BASED ON FIRST FLOOR BUILDING ELEVATION OF 100.0 AS SHOWN. LOT DIMENSIONS FROM THE 1959 OFFICIAL MAP OF THE CITY OF ASPEN NO TITLE WORK WAS FURNISHED NOR WAS ANY TITLE SEARCH PERFORMED BY THIS SURVEYOR --- WOOD FENCE FIR TREE 98.6 SPOT ELEVATION POSTED ADDRESS IS '124' AT TIME OF SURVEY I TO 2 FEET OF SNOW COVERED LOT UILDING PERMIT SURVEY EAST I/2 OF LOT P & LOT Q BLOCK 69. CITY & TOWNSITE OF ASPEN. PITKIN COUNTY. CO. PREPARED BY ASPEN SURVF.17 ENGINEERS. INC. 210 S. GALENA STREET P.O. BOX 2506 ASPEN. COLO. 81611 PHONE/FAX (303) 925-3816 JOB NO 15259 NOV. 17. 1992