The URL can be used to link to this page

Home My WebLink AboutLand Use Case.610 West End St.A41-976 to 5 3*62 8 01 92 Luta_ ,4,LA_81 2737-182-67-003 A41-97 Gant-Conference Center Renovation J~ , h Â».le-MV 0Â«. \ 1 j P 1 4 IWLAWL-. CA OAD SUMMARY SHEET - CITY ASPEN DATE RECEIVED: 5/27/97 CASE # A41-97 DATE COMPLETE: STAFF: Mitch Haas PARCEL ID # 2737-182-67-003 PROJECT NAME: Gant-Conference Center Renovation Amendment to a PUD Project Address: 610 West End Ave. APPLICANT: Gant Condominium Assoc. Address/Phone: 610 W. End Ave/P.O. Box K-3 Aspen, Co. OWNER: Address/Phone: REPRESENTATIVE: Sunny Vann Address/Phone: 230 E. Hopkins Ave. Aspen 81611 RESPONSIBLE PARTY: Applicant Other Name/Address: FEES DUE FEES RECEIVED PLANNING $1080 PLANNING $1080 # APPS RECEIVED 15 ENGINEER $110 ENGINEER $110 # PLATS RECEIVED 15 HOUSING $0 HOUSING $ GIS DISK RECEIVED: ENV HEALTH $0 ENV HEALTH $ CLERK $ CLERK $ TYPE OF APPLICATION TOTAL $1190. TOTAL RCVD $1190 Staff Approval - .1 1 44- I - 4/ P&Z C]Yes UNO ~ CC CIYes UND CC (2nd reading) C]Yes UNO REFERRALS: U City Attorney m Aspen Fire Marshal 1 CDOT ,Â®'City Engineer (DRC) 01 City Water ZACSD m Zoning El City Electric U Holy Cross Electric El Housing U Clean Air Board U Rocky Mtn Natural Gas U Environmental Health U Open Space Board U Aspen School District U Parks U Other: Il Other: DATE REFERRED: INITIALS DATE DUE: APPROVAL: Ordinance/Resolution # Date: Staff Approval -D :83Â£â€¢be- Sâ€¢(â‚¬,A-Â®FN=~ --Date: 6<50/99- Plat Recorded: Book , Page CLOSED/FILED DATE: G, <23~97 INTTIALS: _gl~ ROUTE TO: l E)(*Bri- c] MEMORANDUM To: Mitch Haas, Planner RECEIVED Thru: Nick Adeh, City Enginee~~ JUN 1 6 1997 ASPEN / PITKIN From: Chuck Roth, Project Eilgineer d.t COMMUNITY DEVELOPMENT Date: June 13,1997 Re: Gant Insubstantial Amendment (Parcel ID No. 2737-182-67-003) I have reviewed the above referenced submittal, and I have the following comments: 1. Drainage - Any increase in storm runoff due to any increase in impermeable surface must be maintained on site. 2. On-site Parking - The application discusses that there is no reduction in on-site parking proposed, but it does not discuss the possible need to add additional parking for the proposed additional usable square footage. 3. Fire Marshal - Fire alarm coverage shall be maintained. 4. Parks Department - Trees shall be protected during construction. 5. Aspen Consolidated Sanitation District- The applicant must contact their customer service. An oil and grease interceptor will be required for the restaurant kitchen area. 6. Work in the Public Right-of-way - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: The applicant must receive approval from city engineering (920-5080) for design of improvements, including landscaping, within public rights-of-way, parks department (920-5120) for vegetation species and for public trail disturbance, and streets department (920-5130) for mailboxes, street and alley cuts, and shall obtain permits for any work or development, including landscaping, within public rights-of-way from the city community development department. M97.98 1 (771 7-ispen Consofidated 6anitalion District 565 North Mill Street Aspen, Colorado 81611 Tele. (970) 925-3601 FAX #(970) 925-2537 Sy Keliy Â· Chairman Michael Kelly Paul Smith Â· Treas. Frank Loushin Louis Popish Â· Secy. Bruce Matherly, Mgr. June 9, 1997 , RFer 3VED Mitch Haas Community Development -JUN 1 0 1997 130 S. Galena Street Aspen, CO 81611 ASPEN / PITKIN COMMUNITY DEVELOPMENT Re: Gant Center Remodel Dear Mitch The Aspen Consolidated Sanitation District currently has sufficient line and treatment capacity to serve this project. Service is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. The total fees can be estimated for the project once a tap permit is completed at our office. We would request that a tap permit be completed prior to the issuance of a building permit. We would also request that a District approved oil and grease interceptor be installed for the conference center kitchen as part ofthe conference center remodel. The District has policy of requiring the addition of interceptors on all building remodels where commerical kitchens are included. This has helped us meet very stringent oil and grease limitations at the treatment facility. Please call if you need additional information. ' Sincerely, -4.â‚¬k~-,uk ' O Bruce Matheriy District Manager EPA Awards of Excellence 1976 1986 Â· 1990 Regional and National City of Aspeii Pre-Applicalioii Conicience Sit 1111111*i-y , MITNI-# 4/92 I, I'lamicr ~ bile "â€ž,ject lA# dA#-C- ik>Â»ev GAM*alÂ¢g (6.~.'FÂ®Â¥41bd 1 1 Al.1,11cni,1 9 lir),ifiriti;,ilve .Svâ€¢141 V,WN Reprefrillalive 8 I'lic,1,0 925-6958 Owner'!I Nnme Type â€ž1- Applicalit,1, i&"*Pr#4Â¢)3r â€¢F ~iU) Qâ‚¬Netop,4*fr ~RDER Defeliptlim ul the 11,(licei/tic.Velop,111'111 bellig IC(pleSled |~0%'DEL .rb ADD A Â»MAK, eXERC,642- 1&,orl, MovE A a>Â»FeÂ£-a[ 200,â€¢1 -16 -1 .te-6,Â¥- 9*911<2 Ne,w A Fukr Eoor- (--7 0,0.04â‚¬ M...vASedâ‚¬ Roâ€¢F), MA AOO (lefUL Ctk.OULA-600 .,O H,<0(CAP r -ACCâ‚¬6Lm_4&4 :6100 - UN FT- 68Â¥ CE. tile'npplictilit lia.9 bern irtitiesled m ie,womt m Ilic 1011{,wing items nild provide Ilic fullowing repurls: 11 1 Ln,111 Use Cutle Ard lim C.1,111111('Ills Al,le~wlarref . fdO DelÂ· 0200Â£ 26. 84. 0*(85 Re/,80 51,Â»0-9 trux)-1 26 28. 050 Mooâ‚¬Â®e i>eosrrf Reâ€¢om:rnau (R-/30 0/.4 F .torIJ) 146. 2B. No 1.06â‚¬ Ov.mAY CO 2pug 019TZ,CÂ¥ *Oegrp#%*4* U.. 64.040 - REVIcÂ» S'TAWOWÂ»S %Â£96=AL 74,4. R '' 41 9Â® Di,Ae,0. 3* 36.4,4.060 .APPURN.4 6*EÂ» awleâ‚¬1 n Â¢ 00*nve, 0,6ectSS.te*~Dr-17.- A#04.1-9...Â£â€¢Netâ€¢e Ileterint Age,ocles 11,0 review 19: (l,&7, Â°"19 (ccoâ€ž4) (1,&Z aild CC) 41#Ele:,At R*leâ€¢.1 6161*12,04. I'lil,lic lir:tiing: (yes) q19 1 )ept,sit li,1 Ilit' Applic'alicm.J<eview: 4 /086 Rele":11 :,r.clicy ll:,1 12(9: *#o 11 I IA 1.1 1!~1'( )5 11' . 1194 (Aililitic,lial 11(11115 itic billea al a tale 01 410:ttlir.) I *v/84*r '0.1, Apply Sublfill Ilie lioillu" 11'g 1,111,1 "11,11:,11: 1. I'luu[ (,f (,WI,r,Sllip. 1, Sillned Ire illtlt'eltleill, 9. Appliennl'% 11:,ine, :,tlilies< 111:d leltÂ·plit,ne 1,1111,bri in :1 kiler signed hy Ille :qwlicalll w|11<'|1 11|st) Sll,11'9 1|~l' 11:11 1 1{' , :11|l| less :im| |Clet,| Illul: 11111 1 11)et u[ the tepiese, ilittive. 4. Tul:11 (Iriâ€ž,Nil 11,1 Irview; 01 Ilir nlydicalit,11 1; ,/90 - 45- c (,pic.9 1,111,(. c 1,1,11,1(,11, al,lilic:,lit,t, 1,;wkri :,i,(1 61:ips. 6. S~ 11, Innry lelle I crlil:,i i,i 14' 11 'l' 11'(wes| (ex is,|ing ( tilltlitirm.q :11,(1 ilit Ilic,Sed Iises), including Sl,rel :1(111,t'99 :11,(1 1<'1:;11 Clest'lipliâ€ž,1 01 liu' 1,101,('lly. 7. An 8 1/)" by l l" vicÂ·inily 111:,p IticÂ·:,Ii,Ii, IlitÂ· p:,uÂ·el will,in Ihe Cily of ARIN'11. 11. Silr plan gliall include punprily hound:nies, 101 si,r, pipposed access, and physical traltlit.9 ((11:lilingewilys, 51 1('511119, Iivelf, elf ) 9 , Au, Ofolet- ~42>. geD,(Qev A,4uam- lt> Git--8, 66,â‚¬-*taor Am: | 0, Urimt Fl"wl Al/728t-1091/6, c>49211 /*A,#- /7. /9' 7 These ilems need m be st,1,11!ilted if citcled: n. list t,f n,1.1:,cent 1),upelly I,u'licis will,ill .100 frel t,f Ilic still.jeel pwrelly with addresses. 1,0 .Sile Ill,(11(,3. c. 14,Hil <,f legal access Ii, Ilie pucel. d. III,floric I'leservation Collitilission levicw/nprioval, , z I Â«01'IT B I BooK 61.1- m'.-819 CÂ· r- C ../- ORDINANCE NO. ~< 2 1 4 -- CD' 0-J 0..2 (Series of 1989) U AN ORDINANCE OF THE ASPEN CITY COUNCIL REZCNING 1 THE GANT CONDOMINIUMS TO R-15 (L) PUD AND AMENDING SECTION 9-105 OF THE ASPEN LAND USE REGULATIONS TO PERMIT MINOR EXPANSIONS TO NONCONFORMING HOTELS AND LODGES WHEREAS, The Gant Condominiums (hereinafter, "The Applicant") is an existing multi-family/hotel development located in the R-15 PUD zone district; and WHEREAS, The Applicant submitted to the City of Aspen a land use application requesting rezoning of its property and amendment of the Aspen Land Use Regulations in order to make the project conforming; and WHEREAS, the Aspen Planning and Zoning Commission (hereinafter, "The Commission) held a duly noticed public hearing on June 20, 1989, to consider the applicant's request; and WHEREAS, The Commission recommends to the Aspen City Council (hereinafter, "The Council") that The Applicant's property be rezoned to R-15 (L) PUD and that Section 9-105 of the Aspen Land Use Regulations be amended to permit minor expansions of nonconforming hotels and lodges; and WHEREAS, The Council, having received the recommendations of The Commission, wishes to rezone the Applicant's property to R-15 (L) PUD and to amend the Aspen Land Use Regulations to permit minor expansions of nonconforming hotels and lodges. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO. JAN I J BOOK 611 2â€ž-619 - Section 1 That it does hereby rezone the property known as The Gant Condominiums, more particularly described in Exhibit A, attached hereto and incorporated by reference, to R-15 (L) PUD. Section 2 That the Zone District Map be and hereby is amended to reflect the zoning described in Section 1 and that the Planning Director is hereby authorized and directed to amend said map to reflect the new zoning. - Section 3 That the City Clerk be and hereby is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 4 That Article 9, Section 9-105 B, Lodqe and Hotel Preservation, of Chapter 24 of the Municipal Code of the City of Aspen, Colorado is hereby amended to read as follows: "Section 9-105 B, Lodge and Hotel Preservation. B. Increase in units or size. There shall be no increase in the number of units in the lodge or hotel, er-the bebeb-square-â‚¬eeâ‚¬age--i-n--the-*edge--orÂ·-het-eÂ» unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the ' principal use, consistent with the requirements of Section 9-105 C. 611 HAUE 620 5 L.' A Enlargement of the square footage of a lodge or hotel shall also be permitted if the expansion shall be for the purpose of improving the facility's non-unit space. The enlargement for the purpose of improving the facility's non-unit space shall be reviewed and considered as a Development Application for Special Review, pursuant to Art. 7, Div 4. In determining whether to approve, approve with conditions, or disapprove the application, the Commission shall ensure all the following standards and requirements are met. 1. The lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two thousand-five hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. 2. The external floor area of the lodge or hotel shall be equal to or less than 1:1 following the enlargement. 3. The expansion may be in rental rooms, provided an equal amount of existing square footage is converted from rental rooms to non-unit space." BOOK 611 RAGE 621 Section 5 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 portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 6 Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this ordinance, and the same shall be continued and concluded under such prior ordinances. Section 7 A public hearing on the Ordinance shall be held on the ,+W day of 524Â£* uy , 1989 at 5:00 P.M. in the City Council 0 Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the ~0<-~ day of , 1989. 4/0 doÂ» Milchae 1 Gas-smal~, Mayor Pre Tem ./ 4_4 411Â» r t.Kathryn ~.Koch, City Clerk 4Â£ 3 ikit 41 2 BOOK 611 pnu: 622 FINALLY, adopted, passed and approved this day of 19~.Â» , 1989. V7. -AilÂ«. + . William L. Stirling, Mayor b a f AS/. .6 ATTE~:-25 4,4 - . - '.~ 1 Kathr:yn Â¢00 Koch, City Clerk 'Â·" C.4 i '46*)3 < liatftord MEMORANDUM TO: Stan Clauson, Community Development Director 0 THROUGH: Julie Ann Woods, Deputy Dire 1.11 1 rFPRONS FROM: Mitch Haas, City Planner,~e\~\ 1 1991 iv i DIHECTOR RE: Gant Conference Center Renovation, Indubstantialp,PUD Amendment. Parcel I.D. No. 2737-182-67-003. *iv- 0@SP DATE: June 19,1997 SUMMARY: The applicant is requesting approval of an Insubstantial Amendment to a PUD. The applicant proposes to complete a remodel of the existing conference center which would increase the floor area from approximately 3,721 square feet to approximately 5,647 square feet, an increase of 1,926 square feet. Community Development staff recommends approval, with conditions, of the Insubstantial PUD Amendment to allow the proposed Gant Conference Center Renovation. APPLICANT: Gant Condominium Association, represented by Sunny Vann of Vann Associates. LOCATION: The Gant Conference Center is in Phase II of the Gant Condominiums, and is located on the east side of Ute Avenue, south of and adjacent to the Clarendon Condominiums. ZONING: Moderate-Density Residential with a PUD Overlay and a Lodge Overlay (R- 15/PUD/(L)). CURRENT LAND USE: Conference Center/Non-Unit Space. BACKGROUND: The Gant Condominiums consist of 143 multi-family dwelling units which are located on approximately 5.27 acres. The units were legally constructed and condominiumized in the early 1970's. All of the units are individually owned, and approximately eighty (80) percent of the units have historically been rented on a short- term basis as part of the community's tourist accommodations inventory. Prior to 1989, the Gant Condominiums existed as a legally established nonconforming use in the R-15, Moderate Density Residential, zone district. Under the regulations in effect at the time, nonconforming uses could not be expanded or otherwise enlarged. To eliminate the status of nonconformity, and to permit limited improvements to the Gant's 1 common facilities, the Condominium Association petitioned the City to rezone the property. In August of 1989, the City Council adopted Ordinance Number 41-89, which rezoned the Gant Condominium property from R-15, Moderate Density Residential, Mandatory PUD, to R-15(L), Lodge Overlay, PUD. The addition of the (L) Lodge Overlay designation eliminated the Gant' s status as a legalIy established nonconforming use in the R-15 zone district. However, the Gant Condominiums remained a nonconforming structure with respect to both density and allowable floor area. In addition, Ordinance No. 41-89 amended the Land Use Regulations to allow minor expansion of non-unit space in nonconforming lodge or hotel developments. In particular, the regulations were amended to permit the expansion of non-unit space up to a maximum often (10) percent of a lodge's or hotel's existing floor area, or 2,500 square feet, whichever is less. The regulations were further amended to limit the maximum external floor area ratio of a nonconforming lodge or hotel to a ratio of 1:1 following any enlargement of non-unit space. These provisions were subsequently codified and are presently found in Sections 26.104.050(B)(1) and (2) of the Land Use Code. On June 20, 1989, the Planning and Zoning Commission granted special review approval to a request to remodel and expand the Gant's lobby and office area. While the City's land use files indicate that an expansion of 820 square feet was approved by the Commission, the subsequent remodel resulted in an actual net increase in floor area of only 475 square feet. The total floor area of the Gant Condominiums, as measured under today's standards, is not known; however, this information is irrelevant because ten (10) percent of the floor area would result in an area greater than 2,500 square feet. Therefore, the 2,500 square foot limitation on non-unit space would govern. Thus, based on the Gant's prior expansion of 475 square feet, 25025 square feet of floor area remains available for further expansion of non-unit space. It should also be noted that while the Ordinance (No. 41, Series of 1989) that rezoned the subject property stipulated that the renovations now requested shall be carried out pursuant to the process and criteria of Special Review, there have since been revisions to the Code that include a new process (Section 26.84.080, Amendment of a PUD Development Order) which is more appropriate for this particular proposal. As there was no knowledge or foresight of these Code Amendments at the time Ordinance Number 41, Series of 1989 was drafted, the newer PUD Amendment process, while more appropriate, could not possibly have been prescribed. Taking the foregoing into account, the Community Development Director has made a determination that the proposed renovation will be processed as an Amendment of the PUD Development Order, pursuant to Section 26.84.080 of the Aspen Municipal Code. Section 26.84.080(C) stipulates that "in the absence Of an approved final development plan for a site designated planned unit development (PUD), an accurate improvements 2 survey of existing conditions may be substituted to permit evaluation of whether the proposal is an insubstantial or other amendment." To recap, pursuant to Ordinance Number 41, Series of 1989, the following summation applies: â€¢ Current Zoning: Moderate-Density Residential, Lodge Overlay, Planned Unit Development (R-15 (L) PUD). â€¢ Density: No increase in the number of units in the lodge or hotel is permitted, unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the principal use. â€¢ Enlargement of Square Footage: Lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two-thousand five-hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. â€¢ External Floor Area: Lodge or hotel shall have an external floor area equal to or less than 1:1 following the enlargement. â€¢ Expansion: Rental rooms may be expanded, provided an equal amount of existing square footage is converted from rental rooms to non-unit space. â€¢ Pursuant to Ordinance 41-89, maximum floor area expansion of non-unit space at the Gant shall not exceed 2,500 square feet. After the 475 square foot expansion in 1989, the Gant retained the potential to expand by up to 2,025 square feet of non-unit space. SUMMARY OF PROPOSED DEVELOPMENT: The applicant proposes to remodel the conference center's existing men's and women's bathrooms, which are located on the building' s lower level, and to construct a new owners' exercise room next to the bathrooms. The lower exterior terrace would also be slightly reconfigured. The upper terrace would be expanded, and the existing boardroom would be relocated to the area above the lower level's roof. A new ADA compliant elevator would be installed to provide handicap access from the street to the upper and lower levels of the building. Lastly, various interior partitions would be relocated, and a new sidewalk would be installed to facilitate access to the conference center. STAFF COMMENTS: The proposed remodel would increase the existing conference center's floor area from approximately 3,721 square feet to approximately 5,647 square feet, an increase of 1,926 square feet. With the potential to expand the conference center's floor area by as much as 2,025 square feet, the proposal complies with the requirements of Section 26.104.050(B)(1) and Ordinance No. 41, Series of 1989, and leaves a remaining potential to expand the facility by an additional 99 square feet. Also, as the Gant Condominiums' total floor area ratio, after expansion, would be less that 1:1, the proposal complies with Section 26.104.050(B)(2) as well. 3 f In order for this proposal to qualify as an Insubstantial Amendment to the PUD, the request must not violate any of the provisions of Section 26.84.080(A). The provisions of said section of the code follow, along with staffs responses to each. 1. The proposed amendment does not change the use or character of the project; RESPONSE: The conference center will continue to operate as it has in the past and no new uses are proposed; thus, the use and character of the project would not be changed. 2. The proposed amendment does not increase the overall coverage Of structures on the land by more than three (3) percent; RESPONSE: The proposed expansion would occur almost entirely within the existing footprint. The only area that would expand beyond the existing footprint would be the new stairway leading to the front entrance. The resulting increase in overall lot coverage would be less than three (3) percent. 3. The proposed amendment does not substantially increase trip generation rates or the demand for public facilities; RESPONSE: As use of the conference center is restricted to the existing owners/residents of the Gant Condominiums, trip generation rates would be unaffected since the number of owners/residents would not change. The proposed remodel would not increase the demand for public facilities either. 4. The proposed amendment does not reduce the amount of approved open space by more than three (3) percent; RESPONSE: As explained in the response to standard number two (2), above, the proposed remodel would occur almost entirely within the existing conference center's footprint; thus, the amount of approved open space would not be reduced by more than three (3) percent. 5. The proposed amendment does not reduce existing off-street parking or loading space by more than one (1) percent; RESPONSE: The proposal would not affect existing off-street parking or loading zones. 6. The proposed amendment does not reduce required pavement widths or rights-of-way for streets and easements; RESPONSE: The expansion, as proposed, would not have the affect of reducing required pavement widths or rights-of-way for streets and easements. 4 7. The proposed amendment does not increase the approved gross leasable area of commercial buildings by more than two (2) percent; RESPONSE: The Gant Condominiums' conference center is not a commercial building; therefore, this criterion is not applicable. Nonetheless, the expansion would be of non- unit space, or common elements that do not constitute leasable space. 8. The proposed amendment does not increase the approved residential density of the development by more than one (1) percent: and, RESPONSE: The approved residential density of the Gant Condominiums would not be changed by the proposed expansion of the conference center facilities. The approved residential density would remain exactly as it presently exists. 9. The proposed amendment is consistent with the conditions and representations of the project's original approval and does not require a further variation from the project's approved use or dimensional requirements. RESPONSE: The proposed remodel would not change the existing use of the subject building. Variation from the project's approved dimensional requirements are not needed, nor are any sought, for the proposed expansion. The conference center would continue to comply with all dimensional requirements of the underlying zone district. All conditions ofthe project's original approval would still be met. RECOMMENDATION: Staff recommends approval of the Insubstantial Amendment to the PUD to allow the proposed renovation of the Gant Conference Center with the following conditions: 1. Any increase in storm runoff due to any increases in impervious surfaces that result from the proposed expansion must be maintained on-site. 2. Fire alarm coverage shall be maintained. 3. Service from the Aspen Consolidated Sanitation District (ACSD) is contingent upon compliance with the District's rules, regulations and specifications which are on file at the District office. The applicant must contact ACSD's customer service representative to complete a tap permit before a building permit may be issued. 4. An ACSD approved oil and grease interceptor must be installed for the conference center's kitchen as part of the remodel. 5. The applicant shall submit to the Engineering Department, for filing, a set of mylar plans that will include an Improvement Survey and architectural 5 vâ€¢ drawings of the Gant Conference Center prior to the issuance of a building permit. 6. The remaining expansion potential for the Gant Conference Center shall be limited to ninety-nine (99) square feet of floor area. 7. All applicable conditions of previous approvals associated with the Gant Condominiums shall remain in full force and effect. 8. In the event required, the applicant must receive approval from: â€¢ The City Engineer for design of improvements, including landscaping, within public rights-of-way; â€¢ The Parks Department for vegetation species, tree removal, and/or public trail disturbances; â€¢ The Streets Department for mailboxes and street cuts; and, â€¢ The Community Development Department to obtain permits for any work or development, including landscaping, within the public rights-of-way. 9. All material representations made by the applicant in this application shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission or staff member (i.e., Community Development Director) having authority to do so. EXHIBITS: Exhibit A - The Gant Conference Center Renovation development application Exhibit B - Ordinance Number 41, Series of 1989 Exhibit C - Referral Comments from Engineering and the Sanitation District APPROVED BY: Â«40-4 -~ ,-- 8 1 10 .4- Stantfailson, Community Development Director 6 1_EX#'RIA| VANN ASSOCIATES Planning Consultants May 23, 1997 HAND DELIVERED Mr. Mitch Haas Community Development Department 130 South Galena Street Aspen, CO 81611 Re: Gant Condominiums/Conference Center Remodel Dear Mitch: Please consider this letter an application for an insubstantial PUD amendment to permit the remodeling and expansion of the Gant Condominium's conference center (see Exhibit 1, Pre-Application Conference Summary, attached hereto). The application is submitted pursuant to Section 26.84.080 of the Aspen Land Use Regulations by the Gant Condominium Association (hereinafter "Applicant") on behalf of the individual condominium unit owners (see Exhibit 2, Ownership and Encum- brance Report). Permission for the Association to submit the application on behalf of the unit owners is provided for in the Gant's Condominium Declaration as dis- cussed in the attached letter from J. Nicholas MeGrath, Esq., the Applicant's attorney (see Exhibit 3). Permission for Vann Associates to represent the Applicant is attached as Exhibit 4. Background The Gant Condominiums consist of 143 multi-family dwelling units which are located on an approximately 5.27 acre parcel of land situated between Ute Avenue and Waters Avenue in the southeast portion of the City. The units were legally con- structed and condominiumized in the early 1970's. All of the units are individually owned. Approximately eighty percent of the Gant's units have historically been rented short-term as part of the community's tourist accommodations inventory. Prior to 1989, the Gant Condominiums existed as a legally established nonconforming use in the R-15, Moderate-Density Residential, zone district. Under the nonconform- ing regulations in effect at the time, no such use could be expanded or otherwise enlarged. To eliminate the stigma of nonconformity, and to permit limited improve- ments to the Gant's common facilities, the Applicant petitioned the City to rezone the property. 230 East Hopkins Avenue â€¢ Aspen, Colorado 81611 â€¢ 970/925-6958 â€¢ Fax 970/920-9310 Mr. Mitch Haas May 23, 1997 Page 2 In August of 1989, the City Council adopted Ordinance No. 41-89 (see Exhibit 5), which rezoned the Gant Condominium property from R-15, Moderate-Density Residential, Mandatory PUD, to R-15 (L), Lodge Overlay, PUD. The addition of the (L), Lodge Overlay, designation eliminated the Gant's status as a legally estab- lished nonconforming use in the R-15 zone district. The Gant Condominiums, however, remained a nonconforming structure with respect to both density and allow- able floor area. In addition, Ordinance No. 41-89 amended Section 9-105.B. of the 1989 Land Use Regulations to permit the minor expansion of non-unit space in nonconforming lodge or hotel developments. More specifically, the Regulations were amended to permit the expansion of non-unit space up to a maximum of ten percent of a lodge's or hotel's existing floor area, or 2,500 square feet, whichever is less. The Regulations were further amended to limit the maximum external floor area of a nonconforming lodge or hotel to 1:1 following any enlargement in non-unit space. Please note that these provisions were subsequently recodified, and are presently found in Sections 26- 104.050.B.1. and 2. of the current Land Use Regulations. It should also be noted that the Planning and Zoning Commission granted special review approval to the Applicant on June 20, 1989, to remodel and expand the Gant's lobby and office area. While the Planning Office's caseload file indicates that an expansion of 820 square feet was approved by the P&Z, the subsequent remodel resulted in an actual net increase in floor area of only 475 square feet (see Exhibit 6). At the time of the rezoning, the Gant Condominiums contained a total floor area of approximately 157,763 square feet. While the project's floor area under today's regulations is unknown, the issue is moot as the 2,500 square foot limitation on non- unit space would obviously govern in this case (i.e., 2,500 sq. ft. is less than 10 percent of 157,763 sq. ft.). Based on the Gant's prior expansion of 475 square feet, 2,025 square feet of floor area remains available for additional non-unit space expansion. Proposed Development As the accompanying architectural drawings illustrate, the Applicant proposes to remodel the conference center's existing men's and women's bathrooms, which are located in the building's lower level, and to construct a new owner's exercise room adjacent thereto. The lower exterior terrace will also be reconfigured slightly. The conference center's upper terrace will be expanded and the existing boardroom relocated above a portion of the lower level's roof. A new ADA compliant elevator will be installed to provide handicap access from the street to the Mr. Mitch Haas May 23, 1997 Page 3 building's upper and lower levels. Various interior panitions will also be relocated and a new sidewalk installed to facilitate access to the building. The proposed remodel will increase the existing conference center's floor area from approximately 3,721 square feet to approximately 5,647 square feet, an increase of 1,926 square feet or approximately 52 percent. As the floor area of the proposed expansion is less than the Gant's remaining floor area expansion potential, the proposed development complies with the requirements of Section 26-104.050.B.1. of the Regulations. The proposed expansion also complies with the requirements of Section 26.104.050.B.2. as the Gant Condominiums' total floor area is obviously less than 1:1. Review Requirements As discussed in your March 17, 1997, letter, the Planning Office has agreed to process the application as insubstantial PUD amendment provided that the proposed devel- opment complies with the applicable regulatory criteria (see Exhibit 7). Pursuant to Section 26.84.080.A. of the Land Use Regulations, the Community Development Director may administratively approve an insubstantial PUD amendment when all of the following conditions are met. 1. The proposed amendment does not change the use or character of the project; No change in the use or character of the Gant Condominiums is proposed. 2. The proposed amendment does not increase the overall coverage of structures on the land by more than three percent; The proposed remodel and expansion will occur almost entirely within the existing conference center's footprint. Any resulting increase in overall lot coverage will be less than three percent. 3. The proposed amendment does not substantially increase trip generation rates or the demand for public facilities; The proposed remodel will not increase trip generation rates or the demand for public facilities. The remodel is intended solely for the benefit of the Gant Condominiums' existing owners. 4. The proposed amendment does not reduce existing open space by more than three percent; Mr. Mitch Haas May 23, 1997 Page 4 Again, the proposed remodel will occur almost entirely within the existing conference center's footprint. 5. The proposed amendment does not reduce existing off-street parking or loading space by more than one percent; No reduction in off-street parking or loading space is proposed. 6. The proposed amendment does not reduce required pavement widths or rights-of-way for streets and easements; No reduction in required pavement widths or rights-of-way for streets and easements is proposed. 7. The proposed amendment does not increase the approved gross leasable area of commercial buildings by more than two percent; This criteria is not applicable as the Gant Condominiums' conference center does not constitute a commercial building. 8. The proposed amendment does not increase approved residential density by more than one percent; and No increase in the Gant Condominiums' residential density is proposed. 9. The proposed amendment is consistent with the project's original conditions of approval and does not require a further variation from the project's approved use or dimensional requirements. It is my understanding that the Gant Condominiums were approved in the early 1970's pursuant to so-called Ordinance No. 19, an interim zoning regulation in effect while the City completed and then implemented the 1973 Aspen Land Use Plan. As noted previously, the proposed remodel will not change the existing use of the building in question. Similarly, no variations in the dimensional requirements of the underlying zone district are requested. Pursuant to Section 26.84.080.C. of the Regulations, an improvements survey may be substituted in the absence of an approved final PUD development plan. As no such plan is believed to exist, an improvements survey of the Gant Condominiums' conference center and its immediate environs has been prepared and accompanies this application. The Gant Condominiums' Condominium Map is on file in the office of the City Engineer. Mr. Mitch Haas May 23, 1997 Page 5 Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Yours truly, VANN ~SOCIATES . 2.8 ./.IM . Ir /unny:'Vann, AICP i/ SV:CW Attachments c:\bus\city.app\app34197.amd EXHIBIT 1 Cily of Aspeii l'ic-Applicalion Ct,Iiletence Su 111111(try fqITCW-Ja 5,2192 ' ; immier I Date 1,11,jccl 36 -6Atrrr .16:p-Â·p &â€¢ERakg Oar[GR. ~*10Â¥4-riod Ai,1,11cni,1 g li~,itÂ·~ri,I:Ave-1-=:1.1 VAWN Reptefri,Inlive R l'hone 925-6958 Uwi,cr'!I Nnme 7 yre ,,r Al.1.11( ..Ii,... ANIa~(Â¢w â€¢1: Rit) 081Â«â€¢ofMÂ¥4:rr ORIE De,crlption of ll,c pitiltÂ·li/(levell,111!le,11 bellig Icillicslcd G~EL 10 AdD A- Anati CKâ‚¬20.66- eoc>M, Mon, A a>NF'**/303 20Â£,â€¢1-16 -1 +46/1/ 9-+91 19â€¢Ne., AFL'd Root (w.-0 ENCU>Gâ‚¬ ,<UÂ»~ AAK R*/F),Ave AOO et,ULÂ· CiA-C)4â‚¬rto. 00,10 Rk#CA-P Arce,5 - 4&4. 90,1-11#rT- S#*CE-. I lier rtpplicnnt lins I er, i irque.slril I irslic,Itil 11 1 Ilic lullfiwing ile,1 15 Rod lifuvidc Ilic following repullj: Lnml Use Cudc Scul,m Cummetlls 16.84Â· 000 4401Dma'reâ‚¬-?119 De). 000â‚¬Â£ 26. 84 030(85 9*,ew .54Â»CM#os END'l N. 28. bsD Mgoâ‚¬Q.c DenSITY Râ‚¬6,06.r,.1. (R-/S) 0..4 11:'EIL;') 26. 93. SIC) U06â‚¬ OVIRL*Â¢ (L) 7~ug--f),g,zier *04*44< 74.64. 040 - Re/leÂ® 54*,Ahes IU.SP.=*u 744- : PUD A.,cuo. j. 14 . â€ž. 060 - *PUÂ¢*7706/ SPEEÂ»**V,â‚¬1 1 3 Coomp., VICÂ£Â©t.~,5-!E2'~4674. AAD*maw...cqâ‚¬tâ€¢GE, Ilere, i nl Age:,cles 1-1,0 review is: (tgh_21!00 (CC ul,19) (1'&2 al,(1 CC) 11,!Flwt,AL Avie,0 Egaitler/2,114. I'til,lie Ilcating: (yess) CL,1 1 )cposil lot Ihe Applicalic,idleview: 4 /08(3 Refor:,1 :ircmy 11:11 fecM 5#0 101-Al,1 11,01'<)Sll .1194 (Addition:11 1,011:5 nic billed al a tale (11411.1Illr.) t - NYAr \ '1*(, Apply 5,il,iâ€ž1111,r Irt,110"11'g 11,1111.1,11,11:m: L |'1(H)11,1 11Wt,Ciship 2, Sictti.d ire nitit'etticill. 1 Applicm,1'3 11:11,ic, :,clilir,9 iii':cl lelÂ·l,I,une ii,1,1,lic, in n IiÂ·lter sil,ltril by Ilic ;11)1)lical,1 W|11(Â·h :115,1 Slalt'.9 ||Il' Ii:~Ille, :,11(11(Si :mil |Clel,1199811111,111(1 uf lhe teplescillative. d. -101:11 deptixil Int irvinv t,1 11,r npplitÂ·:ilion $ 1/70 i .45~ ttil,icq til' 11,r crmplelÂ· 1,~ii,lic:,lion i,lick,3 6,it|MWM. 6. 5,111,111:11'y Irtle, explai,Ii,ir. ilitÂ· tequest (existing <Â·titi,litiwis anti pr<,1,(,sed uses), including st,cul nclilt<'99 :ind Irit:,1 de.sctiplitm i,l IlitÂ· pitilicÂ·,IY. 7. An H I/)" hy ll" vicinity 111:11, IticÂ·ati,il; flit' pallÂ·ei within the ( ily tif Aspe,1. 11. Sitr 1,1011 .dnill itictude Impoly liti,1,1iliwies, 101 sinÂ·, 1,1(,IM,sed access, and physical feall,IM (dialitage,vays, slicams, Fiveis, cle ) 9 Â· Au, 00102-- 102>. ge[PÂ«,250 A,4,4,r lt> G,10,--9 1*â‚¬1*Mem- GEP7: \U. Urmt. PRÂ« Alrrcer-Hâ€¢AS , 04-reo BM-20* 17. /91 7 I hese items tired lu be subillilted i r citcled: n. 1 .ist (,f nilince,11 1,11,1,elly (,wilets will,in .11)(7 fect <,f Ilic s lil,ject I,Ic,Imly will, addresses. 11. Silt: 1,1,111(,M. c, 1'1'MI 1,[ legal ncerss Ii, Ilie p:neel. d. I lislutic I'le.Crvation Collilli ISA tull teviCW/$11)111,)val. EXHIBIT 2 STEWART TITLE OF ASPEN, INC. OWNERSHIP AND ENCUMBRANCE REPORT PREPARED FOR: The Gant Condominium Association FEE: $ 100.00 Stewart Title of Aspen, Inc. hereby certifies that: 1. A search of the records of the Pitkin County Clerk and Recorder's Office was performed relating to: The Recreation Facility, as shown on the Condominium Map of THE GANTCONDOMINIUMS, Phase Il, recorded November 14, 1974 in Plat Book 4 at Page 499A as Reception No. 171343, and as defined and described in the Condominium Declaration for The Gant Condominiums recorded November 16, 1973 in Book 281 at Page 390 as Reception No. 163549 and Supplemental Declaration thereto, recorded November 14, 1974 in Book 293 at Page 291 as Reception No. 171345 and Amended Supplemental Declaration recorded December 5,1975 in Book 306 at Page 352 as Reception No. 179993 and Supplemental Declaration recorded August 24, 1976 in Book 315 at Page 716 as Reception No. 186412 and Resolution confirming Adoption of Amendments to the Condominium Declaration for The Gant Condominiums recorded June 11, 1988 in Book 512 at Page 605 as Reception No. 278648. County of Pitkin, State of Colorado Il. The subject property is a ' Common Element" of The Gant Condominiums. Title to individual air space condominium units at The Gant Condominiums is vested in various owners, together with an undivided interest in the Common Elements, as set forth in the Condominium Declaration and supplements thereto. Ill. Said property is subject to the following easements and restrictions: â€¢ Terms, conditions, obligations and provisions of the Condominium Declaration for The Gant Condominiums recorded November 16,1973 in Book 281 at Page 390 as Reception No. 163549 and Supplemental Declaration thereto recorded November 14, in Book 293 at Page 291 as Reception No. 171345, and amended Supplemental Declaration recorded December 5, 1975 in Book 306 at Page 352 as Reception No. and Supplemental Declaration recorded August 24, 1976 in Book 315 at Page 716 as Reception No. 186412 and Resolution confirming Adoption of Amendments to the Condominium Declaration for The Gant Condominiums recorded June 11, 1988 in Book 512 at Page 605 as Reception No. 278648, and Resolution confirming Adoption of Amendments to the Condominium Declaration for the Gant Condominiums recorded June 11, 1986 in Book 512 at Page 605 as Reception No. â€¢ Terms, conditions, obligations and provisions of the Articles of Incorporation of The Gant Condominium Association, Inc., recorded November 16, 1973 in Book at Page 445 as Reception No. 163352. â€¢ Easements as set forth on recorded plat for The Gant Condominiums, Phase 11, recorded November 14, 1974 in Plat Book 4 at Page 499A as Reception No. 171343. â€¢ Conditions, restrictions and reservations, as set forth on recorded plat for the D.R.C. Subdivision, recorded April 25, 1973 in Plat Book 4 at Page 381 as Reception No. 159161. â€¢ Terms, conditions and obligations of Grant of Easement as set forth in instruments recorded December 10,1974 in Book 294 at Page 353 as Reception No. and in Book 294 at Page 356 as Reception No. 171836. â€¢ Terms, conditions and obligations as set forth in Aspen City Council Ordinance No. 41 (Series of 1989) rezoning The Gant Condomlnlums and amending Land Use Regulations to permit minor expansions to nonconforming hotels and lodges, recorded January 10, 1990 in Book 611 at Page 618 as Reception No. 318975. This report does not reflect patent reservations, mineral rights, taxes, assessments, or other liens. Although we believe the facts stated are true, this letter is not to be constructed as an abstract of title, nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen, Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any statement contained herein. Dated at Aspen, Colorado, this 3rd day of March, 1997 at 8:00 a.m. STEWART TITLE OF ASPEN, INC. A Â£/17-1,. BY: / pdter P. belariR-5.V.P. ~ EXHIBIT 3 J. NICHOLAS MCGRATH, P.C. 600 East Hopkins Avenue Suite 203 A Professional Corporation Aspen, Colorado 81611 Attorneys At Law Telephone [970] 925-2612 Facsimile [970] 925-4402 J. Nicholas McGrath* CompuServe 74020.150 Susan W, Laatsch nicklaw@csn.net Diana L. Godwin www.aspenlink.cominicklaw/ Aaron C. Foy February 3, 1997 Aspen/Pitkin Community Development Department City o f Aspen 130 S. Galena - Aspen. CO 81611 Attention: Mr. Robert Nevins Re: The Gant Recreation/Conference Center Dear Bob: We have represented The Gant Condominium Association, Inc. for many years. We have reviewed the relevant documents, including the plat recorded at plat book 4, page 381, and the Condominium Declaration recorded at book 281, page 390. Based upon those recorded documents, it is our opinion that the Gant's Conference Center Building and the land on which it is located is a Common Element. Paragraph 1.7 of the Condominium Declaration provides: "Common Elements. 'Common Elements' means all of the Project, except the portions thereof which constitute Individual Space [each condominium unit]. . . .Without limiting the generality of the foregoing, the following shall constitute Common Elements:... (f) all recreation or conference buildings As such. the Center is owned by Gant unit owners to the extent of their individual interests. As a Common Element, the Gant Condominium Association is the duly appointed agent to act with regard to the Center, including any proposed improvements. Paragraph 3.4 of the Declaration states: "3.4 Association Rights. The Association shall have a nonexclusive right . . . to make such use of General Common Elements as may be necessary or 5, appropriate.... *Member, Colo. t 1971 j, Calif. O 9693, and D.C. 0 9661 bars Aspen/Pitkin Community Development Department Attn: Mr. Bob Nevins February 3,1997 Page 2 Further, the Association is appointed as the irrevocable attorney-in-fact for each unit owner ". . . to manage, control and deal with the interest of such Owner in Common Elements so as to permit the Association to fulfill all of its duties and obligations hereunder and to exercise all of its rights hereunder;.... " (Declaration, Paragraph 4.1) The Association is also charged, in Paragraph 4.2 of the Declaration, with the maintenance o f the Common Elements: "The Association shall be obligated to provide for the care, operation, management, maintenance, repair and replacement of the Common Elements. Without limiting the generality o f the foregoing, said obligations shall include . . . making necessary or desirable alterations, additions, betterments or improvements to or on the Common Elements." Consequently, it is our further opinion that the Gant Condominium Association has the authority to undertake the proposed improvements to the Recreation/Conference Center. Please let me know if you need anything further in this regard. Sincerely yours, J. NICHOLAS MCGRATH, P.C. 3 b Ic,16 AlÂ¢ UL By J. Nicholas MeGrath CC: Mr. Tim Hucke Ms. Molly Campbell Mr. Sunny Vann lib\c:\swl\gant\city0203.ltr EXHIBIT 4 THE GANT CONDOMINIUM ASSOCIATION, INC. 610 W. END ST. P.O. BOX K-3 ASPEN, COLORADO 81611 (303) 925-5000 January 31, 1997 Sunny Vann VANN & ASSOCIATES 230 E. Hopkins Avenue Aspen, CO 81611 Dear Sunny: This letter is to verify that the Gant Condominium Association Board of Directors at their meeting of December 11, 1996 directed me to retain your office to represent the Association in the matter of the application for the remodeling of The Gant's conference facility. For your information, J. Nicholas McGrath, Jr., is the legal counsel for the Gant Condominium Association, and may be of assistance to you as necessary. Thank you for your assistance. I look forward to working with you. Spcerew, ~ 1 / 1/U r M/1 \>< 1Mblly Campbll ) General Managee CC.: J. Nicholas McGrath, Jr. The Gant Condominium Association Board of Directors , EXHIBIT 5 ORDINANCE NO. ~~ (Series of 1989) AN ORDINANCE OF THE AS PEN CITY COUNCIL REZONING THE GANT CONDOMINIUMS TO R-15 (L) PUD AND AMENDING SECTION 9-105 OF THE ASPEN LAND USE REGUIATIONS TO PERMIT MINOR EXPANSIONS TO NONCONFORMING HOTELS AND LODGES WHEREAS, The Gant Condominiums (hereinafter,- Â·~ "The Applicant") is an existing multi-family/hotel development located ~n the R-15 PUD zone district; and WHEREAS, The Applicant submitted to the City of Aspen a land use application requesting rezoning of its property and amendment of the Aspen Land Use Regulations in order to make the project conforming; and WHEREAS, the Aspen Planning and Zoning Commission (hereinafter, "The Commission) held a duly noticed public hearing on June 20, 1989, to consider the applicant's request; and WHEREAS, The Commission recommends to the Aspen City Council (hereinafter, "The Council") that The Applicant's property be rezoned to R-15 (L) PUD and that Section 9-105 of the Aspen Land Use Regulations be amended to permit minor expansions of nonconforming hotels and lodges; and WHEREAS, The Council, having received the recommendations of The Commission, wishes to rezone the Applicant's property to R-15 (L) PUD and to amend the Aspen Land Use Regulations to permit minor expansions of nonconforming hotels and lodges. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO. 4 . Section 1 That it does hereby rezone the property known as The Gant Condominiums, more particularly described in Exhibit A, attached hereto and incorporated by reference, to R-15 (L) PUD. Section 2 That the Zone District Map be and hereby is amended to reflect the zoning described in Section 1 and that the Planning Director is hereby authorized and directed to amend said map to reflect the new zoning. Section 3 That the City Clerk be and hereby is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 4 That Article 9, Section 9-105 B, Lodge and Hotel Preservation, of Chapter 24 of the Municipal Code of the City of Aspen, Colorado is hereby amended to read as follows: "Section 9-105 B, I,odcre and Hotel Preservation. B. Increase in units or size. There shall be no increase in the number of units in the lodge or hotel, or-the bstab-square-â‚¬seâ‚¬age--in-the--3:-edge--er--he-be-Â» unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the principal use, consistent with the requirements Of Section 9-105 C. . . t Enlargement of the square footage of a lodge or hotel shall also be permitted if the expansion shall be for the purpose of improving the facility's non-unit space. The enlargement for the purpose of improving the facility's non-unit space shall be reviewed and considered as a Development Application for Special Review, pursuant to Art. 7, Div 4. In determining whether to approve, approve with conditions, or disapprove the application, the Commission shall ensure all the following standards and requirements are met. 1. The lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two thousand-five hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. 2. The external floor area of the lodge or hotel shall be equal to or less than 1:1 following the enlargement. 3. The expansion may be in rental rooms, provided an equal amount of existing square footage is converted from rental rooms to non-unit space." - FINALLY, adopted, passed and approved this )4 94.-0/ day of (~164:.64-P, 1989. 16 'r? ,- 1 William L. Stirling, Mayor 0 ATTEST: d Â».13 4 Lel_, Kathrin S/ Koch, City Clerk ~gantord . I. EASEMENT d & le 0. .... 3// 11 1 UNDecâ€¢ r NEW CONCRmE D-EWAY * ' AhEA OP - 1 (SEE DETAIL -A- ) 1 ./ + Â¥34'.0 - ,Â·4099.54.. 1 Â· N LINE OF NEW CANOFY 4 1. 4- I. 1 -77 16 .. ,Â£l ..Leâ€žV 6 '&3:~Â· *.. ~NEW co,6ETE SIDEWALK . [- --- 1. .. 4< ~ AMER 0"04 ~ T - ::y -. .~- L STRUCT E]OSTâ„¢O &*2. 03:i . Â· u -/*Â·i . ~ coNc;RAMP UP Â· ~ Mm PETAILS : LANDSCAPING frAANS,OFIMEN ENCLOSURE 1 I .' Â· ' ~B SHOWN. MATCH EXUTING 1.2 1 1 1 .7 277-I 71 C Pillill'llillill/1, :4./dof'M:64.-=96/7-79-- fa- i a.*C. m. - EXISTING BUILDING B e ': ,..Ag- 86+ 1 f L I Â· 1 .. :i.:... '.:. A 6,4 ..R,Ii* ./. MA â„¢MANFEMS & REMOVE PO-,001 . EXISM= 4 ME-COOISTNUCT AS *HO-1 *2Â¢2.-k g>VU>.'Oery:e-- M>t>9~- T ............. - 'hP** 09+ 48- E ' - mm:#5%,&4/96%4#Flou..0. NEW OFFICE FOOTING INSTALLAMON. --Â« 1 91 + fL/Cer- - i ~ INSTALL NEW CONCRETE SLAITO MATCH & ALION WITH EXISTINO. 47* 4 -POLA_- : "*ing MALLINI Â»46.f20Â· 1 BALER FALL IN A 10' d 38101 EXHIBIT 6 Mr. Sunny Vann - Vann Associates ASPEN Â· PITKIN 230 East Hopkins Avenue COMMUNnY DEVELOâ„¢EN-r DEPARTMENT Aspen, CO 81611 March 17, 1997 RE: The Gant - Proposed Conference Center Renovation Dear Sunny: In light of our meeting of Friday morning, March 14, 1997, I have prepared changes to the Gant Conference Center pre-application letter dated February 28, 1997. While the Ordinance (No. 41, Series of 1989) that rezoned the subject property stipulated that the renovations now requested shall be carried out -pursuant to the process and criteria of Special Review, there have since been revisions to the Code that include a new process (Section 26.84.080. Amendment of a PUD Development Order) which seems to be more appropriate for this particular proposal. As there was no knowledge or foresight of these Code Amendments at the time Ordinance Number 41, Series o f 1989 was drafted, the newer PUD Amendment process, while more appropriate, could ngt possibly have been prescribed. Taking the foregoing into account, the Community Development Director has made a determination that the proposed renovation will be processed as an Amendment of the PUD Development Order, pursuant to Section 26.84.080 of the Aspen Municipal Code. Section 26.84.080(C) stipulates that "in the absence of an approved final development plan for a site designated planned unit development (PUD), an accurate improvements survey of existing conditions may'be substituted to permit evaluation of whether the proposal is an insubstantial or other amendment." Thus. either an approved final development order or an accurate improvements survey of existing conditions will need to be submitted with your application. If the application is found to constitute an "Insubstantial Amendment," * it may be authorized by the Community Development Director. If, however, it is not found to be an insubstantial amendment, the application will revert to the Special Review procedures stipulated in Ordinance Number 41, Series of 1989. Regardless of which process is followed, and pursuant to Ordinance Number 41, Series o f 1989. the following still applies: A. Current Zoning: Moderate-Density Residential, Lodge Overlay, Planned Unit Development (R-15 (L) PUD). 130 SOUTH G.ALENA STREET ASPEN, COLORADO 81611-1975 - PHONE 970.920.5090 F.Ax 970.920.5439 - Printed on Ren'cled Paper , ' -Ilf B. Density: No increase in the number of units in the lodge or hotel is permitted, unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the principal use. C. Enlargement of Square Footage: Lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two-thousand five-hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. D. External Floor Area: Lodge or hotel shall have an external tloor area equal to or less than 1:1 following the enlargement. E. Expansion: Rental rooms may be expanded, provided an equal amount of existing square footage is converted from rental rooms to non-unit space. With regard to the non-unit expansion of the Gant, the following conditions apply: 1. Pursuant to Ordinance 41-89, maximum floor area expansion of non-unit space at the Gant shall not exceed 2.500 square feet. After the 480 square foot expansion in 1989, the Gant retains the potential to expand by up to 2.020 square feet of non-unit space. 2. The development application shall include fifteen sets of the following: the existing and proposed floor plans and elevations of the Conference Center, existing and proposed floor area calculations, an accurate improvements survey of existing conditions and/or an approved final development plan, and the general application information and responses to Section 26.84.080(A)(1-9), PUD Insubstantial Amendments. If the project is not found to qualify as an insubstantial amendment, responses to the criteria set forth in Section 26.64.040 and the materials required pursuant to Section 26.64.060 would need to be submitted. 3. The development application requires a base fee deposit of $1,080.00, Minor Review. The application materials will be referred to the Engineering Department for review; this referral carries a cost of $110. The total deposit required will be $1,190.00, and any additional hours required by staff to process the development application shall be billed at an hourly rate of $180.00. 4. Once a complete application is received by the Community Development Department, this matter should be resolved within three to six weeks. 5. If Special Review is required and approved by the Planning and Zoning Commission, it will be necessary to complete an Insubstantial Amendment of the PUD development order afterwards. This will allow for the applicable plat notes and other records to be amended to reflect the changes that were approved through the Special Review process. By contrast, if the only process required is an Insubstantial Amendment to the PUD Development Order, part of this process will require that changes to the applicable plat notes and other records be completed. Insubstantial Amendments to PUD Development Orders are "no-step" review processes involving the authorization/sign-off of the Director of the Community Development Department. While the preceding letter, dated February 28, 1997, regarding the Gant Conference Center Renovation proposal stated that staff has not yet formed an opinion as to whether or not employee mitigation would be required for the proposed expansion, the - Community Development Department staff and Director has now made the determination that employee mitigation will not be required. This determination was arrived at pursuant to Section 26.100.050(A)(2)(d) of the Aspen Municipal Code, which states that "all development not classified as 'tourist accommodations,' 'residential' or 'commercial and office' development . . not limited by the provisions of Section 26.100.040 shall be " exempt from the growth management competition and scoring procedures. To reiterate, as the proposal involves only the expansion of non-unit space in a building that does not fit any of the above mentioned classifications, employee mitigation shall not be required. If you should have any questions or I can be of further assistance in any other way, please do not hesitate to contact me at 920-5095. I apologize for any misunderstandings and appreciate your patience. Sincerely, *D Mitchell Haas Planner, City of Aspen cc: Nick McGrath, esq. "Stan Clausod, Community Development Director * ~re J. NICHOLAS MCGRATH, P.C. 600 East Hopkins Avenue Suite 203 A Professional Corporation Aspen, Colorado 81611 Attorneys At Law Telephone [970] 925-2612 Facsimile [970] 925-4402 J. Nicholas McGrath* CompuServe 74020,150 Susan W. Laatsch nicklaw@csn.net Diana L. Godwin www.aspen.com/nicklaw/ Aaron C. Foy March 17, 1997 Mr. Stan Clauson Aspen/Pitkin Planning Department City of Aspen 130 S. Galena Aspen, CO 81611 Re: The Gant Dear Stan: We believe the Gant's small conference facility remodel should be exempt from GMQS employee mitigation fees for the following reasons. The Gant was previously approved for an additional approximately 2500 square feet of non-unit space. It used some of that for an office remodel a few years ago. Now it wishes to add a small exercise room, move a conference room to an area that is now a flat roof, and add some better circulation and handicap access. The Gant has about 40 FTEs of employees, and this remodel will not generate any more employees. The affordable housing mitigation requirements of the GMQS are, we believe, inapplicable. This is because the remodel of the conference room does not constitute residential, commercial or lodge development as those are regulated by the GMQS process. Pursuant to Section 26.100.050.A.2.d. of the Land Use Regulations, all development not classified as tourist accommodations, residential or commercial and office is specifically exempt from the GMQS. In addition, Section 26.100.050.A.2.a.(1) specifically exempts the remodeling of a multi-family structure which does not create additional dwelling units. *Member, Colo. (19711, CalÂ¢ (19691, and D.C. (19661 bars Mr. Stan Clauson March 17, 1997 Page 2 While one could stretch to view the existing building as commercial, the commercial definition is aimed at "leasable" space. For example, the definition of net leasable commercial space" includes the words "those areas within a commercial... building which are or which are designed to be leased to a tenant and occupied for commercial purposes." The Gant's conference center is a common element owned by all of the owners and is used to service owners and guests. The same is true of the exercise room. It will not be open to the general public--as a practical matter none of the conference center is. Similarly, we believe the matter can be processed as an insubstantial amendment with a decision by the Director; that procedure did not exist several years ago when the PUD amendment to the Gant was approved. Thank you for your consideration. Sincerely, J. NICHOLAS MCGRATH, P. C. OWLY BY J. Nicholas McGrath VANN A30(CIATES 4 BY ~3p*Knn D:\NEWDAT\LETrER\GANT0317.LTR MAR. 6.1997 3:54PM MCGRATH ASPEN CO NO.422 P.2 L NOIOLAS MCGRAilt P.C. 600 East Hoplans Avenue Suite 203 /1 Fn#swmd Corpon,t*m Aspen, Colorado 81611 AttO=â‚¬M ,Ai~Â¢ I,i,aw Telephone [970] 925Â·2612 J. Nicholas MeGrathâ€¢ Pa,=imile t970] 925-4402 - ConkpuServe 74020,150 Susan W. La atsch nicklaw@cuninjet Diana L. Godwin www.aspen~com/nirltlaw/ Aairm C, Foy Mardi 6, 19'97 Aspen/Pitkin f'Manning Department City of Aspen Attn; Mr. Stan Clausan 130 S, Galena Aspen, CO 81611 Re: The Gant Dear Stan: I am troubled by thE . pemingly unnecessary attempts at changing positions in the Planning Office. Bob Nevins did a careful job; he said he reviewed the administrative ruling with you that exempted the Gant. We now appear to have other planners second guessing and retreating, I suggest a uneeting: Molly, Sunny, me and you Ow'vith whomever else you wish). I will be at a Club 20 meeting all day tomorrow, but can meet on. Monday, If I do not hear from you, I will call you. Thanks. Sin'.{Intrely, J. NICHOLAS MEGRA-nt P.C. Alwk' By I. Nicholas McCrath 'Me=824 Colo. f197'IJ. CdÂ¢f. l~$591, and D.C, [19661 t.rs MAR. 6.1997 3:54PM MCGRATH ASPEN 03 ' NO . 422 .p,Â£.3 MAR 03 '97 01:22PM 1 SUNERS CCUK . . I .1 . 11 , I I . I 1. . , February 28,1997 . Vann Associptes , ~53 - 1* Sunny Vann M L=,Ua-CL I. 230 East Hopkins A,venue . As"per<.CO 8161 1 AgEN.Â·.Pl,F,N Cy#IMUNrn' DÂ¢Â¥â€¢LOFI,lb, DD.un,Exr RE: ~ The Gant - Proposed ionfereace Center Renovation Dear Sumy, 1 have reviewed Mr. Mci}hih;s memorandurns of October 2 and 8, 1996, Bob Nevin's teiter to bir. MeGrath df Nove:xkber 11, 1996, City files regarding past'actiobs assotiated with The Gant, did applicable sectidns of the Land-Use regulations. Accordingly, I would like to confirm that the approVal of Ordinance 41, Series of 1989 mandared the following: A. Current Zoning: ' Moderate-Density Residential, Lodge Overlay. Planned . Unit Development .Â® 15 03 PUD) B. Density: No increase in the number of units in the lodge o"r hotel is permittei unless the wilarsement is for the purpose of constructing deedrestricred employee howing - units aggessory to "[fle principal use. . C. Enlargement of Square FootigeÂ·. Lodge or hotel shail not be expanded by more than ten percent (10%) of its existing floor area or two-thousand five.hundred (2,500) square feet, Â· whichever is less. Enlargement which OGCUrS in phases shall not exceed tiese limits, - mensured on a uiaximum cumulative.basis. D. hiernal Floor Area: Lodge or hotel shall have an external floor area equal to or Xess than t. 1 folloWiitg the enIargement. . E Expaasion: . Rentak rooms may be *:Epauded~ provided an equal amount of existing . squire footate is conver[ed from rental rooms to nori-Upir space. . .F. Review Procedure: Enlargement for the purpose of improving the facility's non-unit space shall be revieliped an considered as a Development Application for Spevial Reviek, Art. 7, Div. 4 (recodiNed as Ckapier 26.641 . 1 With regard to the non-unit expansion of the Gant, the following conditions apply: 1 . Pubuant to Ordinance A1-89, malimlim floor area expansion of nen-unit space at The Gant shall not exceed 2,500 square fect. After the 480 squate Siot expansion in 1989. the Gant retains the potential to expand by up to 2,020 square feet of non-unit *Ne, 2. Puls=ant to Ordioance 41-89 and Chapier 26 64, Special Review, an amendment to The derelopmenr order shall be submitted Fo the Community Developdent' Director fer review and rec~nmendation for approval, approval with conditions, or disapproval by , - 730 SOWITICAFNA 5*mn . Aspeâ€¢, CaulkeD 51611-1975 Â· PwiNâ€¢ 00.920.5890 : f.~ 970,970.5439 ' RA,1 6,1 1Â©cle,1 ram, 23*3 MAR. 6.1997 3:55PM MCGRATH ASPEN CO NO. 422 p...P.4 . MAR 03 '97 01: 23PM 1 SUMMERS COOK, . the P[anning and Zoning Commission. It is a one-step review before the Commission at apublic meeting. 3. The development application shall include fifteen sem of the following: Whe existing and proposed floor plans and elevations of thE Conference Center, existing %md proposed ..14-'---',b-0-2-2-2~8!~~ and responses-to-Secuou 1 -+O, Mview Staiiaards for Special Rwview, and the malerials required pursuantro Section 26.64.060. 4. The development application requires a base fee deposit of 31,080.00, Minor Ke view. The application ma*ials will be referred to the Engineering and Housing Departments for review; these relerrals cany a Â¢Â©srof $110 and $70, respactively. The totai deposit required will be $1260.00, and any additional hours required by staff to process thâ‚¬ development application shall be billed at an hourly rate of $180.00. 5- Once a complete applicadon is Kwceived by the Community Development Department, this matter should be brought before the Planning and Zoning Commission within facr to six weeks. *6. Insubstanrial Amendment of the PUD development order. This will allow for The If the Commission approves the Special Review, it will be necessary to completÂ© an applicable plat notes and other records to' be amended to reflect Ihe charges that were approved *rough dle Special Review process. Insubst=ial Amendment m PUD Development Orders are a "no-step" review process involving the authorization/sign-ofT ofthÂ® Director of the Comraunity Developroent Department This letrer involves some changes forn the letter sent to Mr. MeGrath on Novemki 11, 1996. Specifically, the proposal does not qualify as aa insubstantial amendment under special review, Section 26.64.090, and number "6," above, was not ~dicated as a necessary step, The other substantial change from th# information contained in said letter involves the~ Staff has not yet formed an opunion as to whether-ormorein-=fi,y~e-mitgation woutirEerequired for the proposed expansion; rather, the application matenals will be referred to the Housing Department, and their recommendations will be forwarded to the Planning and Zoning Commission. If you should have any questions or I can be of further assitance in any other way. please do not hesitate to Gontact me at 920.5095. I apologize for any delays experienced in waiting for this response and appreciate yourpatience. Trh bkim21 Haas 1 Aspen Planner encl.: pre-application confereace summary 6.1997 3:55PM GRATH ASPEN CO i NO. 422 P.5 I , Â· ' it November 1996 Mr. Nicholas McCrath, P.C. ......... Attorneys At Law - 600 East Hopkins Avenue, Suite 203 Aspen, Colorado 81611 ~ AspEN Â· Prn[IN (970)925=2612 COUMUNWY DEvE[Â£Â»lvilbrr DEPARIMEN'r Re: The Gant - Proposed Conferue Center Renovation E)ear Mr. MeGÂ·rath. Having reviewed your memorandum of 2 Oc[ober 1996, City files and applicable sections of The Land Use Regulations, I weuld lila to confirm the following based upon the approval of Ordinance 41, Series~ of 1996: A- Curreaf zoning: R-13 (lodge) PUD B. Density: No increase in the number ofunits in tlie lodge or hotel-lmless the enlargement is fOr the purpose of constructing deed restricted employee housin4 units accessory to the principal use. C. Enlargementof square footage. Lodge oc hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two thousand -five hundredÂ· (2,500) square feet, whichever is less..Enlargement which occugs in phases shalI not exceed these limits, measured on a maximum cumulative basis. D.' External floor area: Lodge or hotel shall havt an external floor area equal to or less dian 1: 1 following the enlargement. '- E. Expansion: Rental rooms may be expanded, provided an equal agiount of mcisting square footage is converted frooh rental ro6ms to non-Unit space. F. Review procedurd: Enlargement for the purpose of improving the facility' s non-'.init space shall be reviewed and considered as a Development Application for Special Review, Art. 7, Div. 4 (recodified as Chapter 26.64). In regards to the non-unit expansion of the Gant, the following conditions apply: 1 Pursuant te Ordinance 41-89, maximum floorarea expansion of non-unit space at the Gant shall not exceed 2,500 square feet. After the 480 square foot expansion in 1989, the GÂ·ant continues to have 25020 square feet of non-unit expansion potential. 4 1 . r 130 50ui1 GAL.ENA S'rREEr - AbwEN, Cou~Â«Aoo 31,111-19* . PHONE 470â€ž920.5998 - PAX 970.920,5439 prinke,n pmhd f,par MAR. 6.1997 3:56PM ' -EGRATH ASPEN CO r40.422 P.6 2. Purstant to Ordinance 41-8~ and Chapter 26.64, Special Review, an amendment to the development, order shall be submitted to the Community Development Director for revie~' and recommendation for approval, approval with conditions or disapproval by the Planning and Zoning Commision. It is a one-step review before the Cori~mission al a public meeting. 3, The development applicatio~ shall include existing and proposed floor plans and elevations of the Conferenge Cenrer in addition to the general application informâ€žation and responses to Section 26.64.090, Insubstantial amendment criteria. 4. The development application requires a bass fee deposit of $1,050.00, Minor Review, Any additional hours lequired by staff to process the development application shall be billed at Whourly rd of $175.00. 5. Once a compleze developme~nt application is received by Community Development, the matter should be brought before Planning and Zoning Commission within four to six Weeks. Based upon our review and curient understanding of the Gant's refurbishment/expansion plans, Community Development shall process the development application'as an Insubstantial Amendment subject to Special Review. The proposed non-unit space expansion shall not requirs now employee mitigation, If I can provide further information or ~larification regarding the City' s requirements and review procedure for the proposed 043â€žasion and refurbishment of the Gant' s ngn-unit space, please contact mei Sincerely, P.V/KNPr . Robert Nevins City Planner J. NICHOLAS MCGRATH, P.C. 600 East Hopkins Avenue Suite 203 A Professional Corporation Aspen, Colorado 81611 Attorneys At Law Telephone [970] 9252612 Facsimile [970] 925-4402 J. Nicholas McGrath* CompuServe 74020,150 Susan W. Laatsch nicklaw@csn.net Diana L. Godwin www.aspenlink.com/nicklaw/ October 8, 1996 Aspen/Pitkin Planning Department City of Aspen Attn: Mr. Bob Nevins 130 S. Galena Aspen, CO 81611 Re: Gant Dear Bob: I wanted to get you a couple of thoughts to support the position that realistically and practically The Gant's small remodel of its Conference Center (the small building at the rear near the pool) is not subject to the mitigation fee. First, as you know, in large part, whatever actually usable space The Gant obtains is in part storage, larger bathrooms, larger circulation (the latter two to comply with the ADA), and a replacement meeting room. Second, the mitigation provisions of the GMQS seem more aimed at commercial and office, although lodge or hotel may be included, and aimed at "leasable" space. For example, the definition of "net leasable commercial space" includes the delimiting words "those areas within a commercial... building which are or which are designed to be leased to a tenant and occupied for commercial... purposes." The Gant's space is not leased separately from Gant units. The Gant uses the building in connection with guests. The Gant's kitchen, dining, and tavern liquor license were designed and obtained to serve existing Gant guests in the existing Gant units, and no expansion of such units is sought (or could be under zoning). While technically a liquor license holder must be open to the public, we represented to Council many years ago that there would be no marked entrance, no signs, no advertising, and thus no way for members of the public, other than Gant guests, to use the Gant's conference/dining/liquor facilities. The same is true for the exercise room that is to be part of the Conference Center building. It will serve existing guests, and it has been identified as an *Member, Colo. (19711, CalÂ¢ 119691, and D.C. /19661 bars 1 1 11 1 C.,_ ) ) 2 amenity that existing guests and owners desire. We think this approximately 1000 to 1500 square foot remodel (.009 increase), permitted by the FAR provisions, is more in the nature of a remodel accessory use and not within the GMQS mitigation provisions. Thanks for your consideration. Sincerely, J. NICHOLAS MCGRATH, P.C. AA Â£1_ By J. Nicholas McGrath *Member, Colo. /1971L Calif. f19691, and D.C. 09661 bars 1 - /--1 . f < 4__0 21-092_ *0 7% ~trj (~1~0 1 1) 41. Y J, NICHOLAS MCGRATH, P.C. 600 East Hopkins Avenue A Professional Corporation /93//; ff;. Aspen. Colorado 81611 Suite 203 Attorneys At Law Telephone [970] 925-2612 J, Nicholas McGrath* Susan W Laatsch . lita_ Telecopier [970] 925-4402 Diana L. Godwin October 2, 1996 CornpuServe 74020,150 nicklaw@csr'I.net MEMORANDUM To: Planning Office, City of Aspen From: Nick McGrath, Esq. Re: The Gant - Proposed Renovation of Conference Center The Gant is considering renovation and perhaps expansion of its Conference Center. We are submitting this memorandum to you not as a formal application, but simply to familiarize you with certain history of The Gant and the possible alternatives it is currently reviewing. The Gant operates as a condominium hotel. It has 143 units, 118 of which are rented short-term. Historically, about 80 percent of its units have been rented as short-term tourist accomodations. The Gant sits on approximately 5.2 acres. In 1989, The Gant existed as a non-conforming use. To solve that problem, The Gant petitioned the Aspen City Council to rezone The Gant property so that it would be a permitted use. As a result Council adopted Ordinance 41 on August 14, 1989, rezoning The Gant from R-15 PUD to R-15(L) PUD. The enactment of Ordinance 41 made The Gant a conditional (permitted) use instead of a non- conforming use, while remaining a nonconforming structure i as to FAR and density. In addition, at the same time in 1989, The Gant desired to expand its office and reception area. At that time, Section 9-105 of the Aspen Land Use Code (the "Code") did not allow any increase in total square footage in a lodge or hotel. As a part of Ordinance 41, Section 9-105B of the Code was amended to permit 1 A nonconforming structure "means any structure which was established pursuant to the zoning and building laws in effect at the time of its development, but which does not conform to the dimensional requirements imposed by this Code for the zone district in which it is located." Code Â§3-101. *Member, Colo. [1971], Calif. {1969]. and D.C. 11966] bars t Mernorandum Planning Office, City of Aspen Re: The Gant October 2, 1996 Page 2 expansion for the purpose of improving the facility's non-unit space. In accordance with amended Section 9-105B, approval was granted to The Gant to expand its office and lobby area by 480 square feet. While Code Section 9-105B does allow expansion of non-unit space, it also limits that expansion to a 10 percent cumulative increase in existing floor area, or a cumulative increase of 2,500 square feet, whichever is less. After the 1989 expansion, The Gant has 158,243 square feet; 10 percent of that is 15,824 square feet, so the 2,500 square foot limitation is the applicable standard. After its 480 square foot expansion in 1989, The Gant still has 2,020 square feet available for expansion before reaching the 2,500 square foot cap. Because The Gant wishes to continue to be one of Aspen's finest condominium properties, its Board wanted to consider a number of alternatives for refurbishing the Conference Center which would add long term value to homeowners. Currently under consideration are the following: 1. Plan #1 - Complete Refurbishment. Under this option, The Gant would use the existing floor plans with no major construction improvements, and would complete very high quality decor and furnishing renovation, including carpet, furniture, remodeling of the bar and fireplace in the lounge room, replacement of woodwork and doors, and refurbishment of the rest rooms and dressing rooms. In addition, necessary repairs would be made to the upper terrace of the building. This work contemplates no increase of interior area, and, we believe, does not need approval for completion. 2. Plan #2 - Meeting Room Addition. In addition to the work contemplated in Plan #1, this proposal would add a meeting room on the existing open roof area of the facility at the level of the parking lot near J-building. Further, there would be substantial renovation to an existing room to provide for lobby space, the entire facility would be brought up to the standards of the Americans with Disabilities Act, rest rooms would be improved including replacing the saunas with steam rooms, and an elevator Memorandum Planning Office, City of Aspen Re: The Gant October 2, 1996 Page 3 would be added. The square footage increase under this proposal is approximately 1,100 square feet. 3. Plan #3 - Meeting Room and Exercise Room Addition. In addition to all items contemplated in Plan #2, a 450 square foot exercise room would be added on the lower terrace. This addition would also allow for the expansion of the upper terrace by approximately the same square footage as the exercise room. The kitchen would also be enlarged and remodeled. The square footage increase contemplated by this plan is approximately 1,550 square feet. The Gant is in a competitive market. Currently it has the largest meeting facility of any Aspen condominium property but those facilities fall short of the local hotel competitors. While the addition of a meeting room and conversion of an existing room to lobby space will not significantly increase the total square footage available for meetings, the redesign of the rooms will allow the facility to better meet the expectations of meeting planners and will improved overall functionality. The enlargement of the deck area if Plan #3 is approved will significantly increase The Gant's summer capabilities for food and beverage, meeting and specialty functions such as weddings and family reunions. The fact that the meeting facilities at all competitive properties are either new or remodeled places The Gant at an additional competitive disadvantage. Further, among all of The Gant's competitors, only one lacks even a rudimentary exercise facility. As to employees, The Gant believes that any proposed expansion will not necessitate hiring new employees. The board feels that any increased services can be handled by its current staff and the expansion will allow The Gant to employ its existing staff more regularly on a year-round basis. The board of directors of The Gant would like to make a decision as to which alternative to pursue by early November. This would allow for a two phase construction project, the first of which would be completed in the spring of 1997 and the second in the fall of 1997. Molly Campbell, John Baker (The Gant's architect) and I look forward to- - working with you on developing this new project. e 5' u 20'-1Â» u 3' 8Â» - 1 n - -/121&11,1,/irrl .,ii.,illili- 1 U : Meal. b ' oma 22 i Â¢G b ~ NEW ' ROOM n~ BOILER ROOM 150 S.F. (NET) 3 , : I U I ...... NEW 4 4 , BAR NEW ~ - BOARD ROOM AREA NEW BREAKOUT 25 8 886 S.F. (NET) LODGE ROOM ~ STORAGE 7 122122220 tU 3 : b : p _ 4â€¢ Ii=,7,9,11,219-.*.- 10 , W W Â· 15'-0- C U DN ~ NEW 1 atv. - 7 - 3; 360 SLF. ~ ~ 4 EXPANDED LOWER TERJIACE (NET EXPANSION)Â·Â· 1 ~ a UPPER TERRACE O 4% il - . ''- DN 9 - I - Ok, ~~~~ NEW UPPER FLOOR PLAN - 5CM EME ~ SCALE 1/8" = 1 '0" OCTOBER 7, 199â‚¬ f PROFO5ED ADDITION5 AND ALTERATIONS TO CONFERENCE CENTEK TM E GANT CONDOMINIUM5 BAKER FALLIN A55OCIATE5, INC. 1280 UTE AVENUE, A5PEN, COLORADO 8lGll ~~1!! III 'Ililit! 11111 1IKI I I!!I III 111 11 t: 1~~~~1 1 It) 1 -I....'ll'll'.............'............".-'...................... I , ri I â€¢ v-Â·- MECM. r===p BOILER ROOM %~_ ROOM \ 1....." ..............., '............."ll'."I" , 1 0"CE) 1 0 CONFERENCE -L ROOM i *Dor --. ~ ON 8S LODGE ROOM 11 STORAGE 3,1 ...:ttb------4 11 LOWER TERRACE UPPER TERRACE DN - 4 MOT TUB 1 EXISTING UPPER FLOOR PLAN *Ali 1/8" = 1 '0" OCTOBER 7, 199â‚¬ f PROPOSED ADDITION5 AND ALTERATION5 TO CON FERENCE CENTER THE GANT CONDOM INIUM5 BAKER FALLIN A55OCIATES, INC. 1280 UTE AVENUE, ASPEN, COLO KADO 8lGll ...:â€¢-I-Il--Il-%------------% I- % - -% --I r U 'Ii'11111111111111111Ut11111111111~'1111111111111111111111111111111111111~1111}111111111111111111111111111ill}111111111111111//1:1~1111111111111##1111111111111~1111/111111111lull1111/111111111111, '11111111!11111111/11111111111111}Ill/#iltltlitillitttlit/tlittltii:), STORAGE ~ STOR. ~ 5TOR. STORAGE 11 STOR. STOR. A STOR. 9 STOR. 3 UP j 1 i r , A,;41*1 Al,R~ Z - - - - VÂ« 0 It. ,ll. 1:11 '#1 - lIt , 3 CONFERENCE ROOM r CONFERENCE ROOM 1.. (< STORAGE i r----- 1 11 UP KTCMEN I 1 2 *2~ 3'"""Â·, _ --, __ _ -j . 1 11 11 2 -0 1l'. 4-1 0 0 WOMEN C 15 4/1 MEN 1 1~1-,7 003 , 12+=9~4 &,4/i - iril 6926 TERRACE .=1 ==5 - / - slial,m i - LOCme - 1 UP 1 101 4- P -2 C 111 Up STORAGE EX15TING LOWER FLOOR PLAN 5CALE 1/8" = 10" OCTOBER 7,1996 FROPO5ED ADDITION5 AND ALTERATIONS TO CONFERENCE CENTER THE GANT CONDOMINIUMS BAKER FALLIN A55OCIAT[5, INC. 1280 UTE AVENUE, ASPEN, COLOKADO 8161 1 2.W:* ANA=a\:*am'**91\,W I .....i.,mnne\ \UNF UNX\Â«X\31 41\1\\\\111\1\\\\\\\11\11\11\41~\11Â« AXÂ« 11\1\11\\AlÂ» PANNUKHHHNNHUNMMUVROANNUNNHUNHWOM.Â«mix. /4,4,Â®*4*NÂ®Â®4NN**2114,7 C :9 0/0~ S mmill" i lili STORAGE ~ STOR. ~Illitl ST. 11 STORAGE ~ STOR. ~ STOR- ~ STOR. ~ STOR. 3 11. 1. % .4 %. % 3:-Em CONFERENCE ROOM CONFERENCE ROOM e 5'-4" u 19'-3Â» rT < STOC NEW - I FANTKY / 41 S.F. (NEO j U~ ' L Krl-CMEN ~fi?//////////////t;/i'//////////////1//Ii;;;;;;;;t- - . .8 11 LINE OF DECK ABOVE New ~~C) ~ L 00 El.EV. 1 . h U 2 oct 0,0 MEN j WOMEN L ADA COMPLIANCE n'% n ==24& 1* 0Lt REMODELED FOR I ,5 : 5(ERCISE STEAM E STEAM 111 f m-11 L~/ 9 Ffr~7777'mnnun~â€žii,â€žiii,iâ€ž7,7,77;7'r lOCI~ mlt C1 i J > 1- S ~777........ 1 , l . m P///1/UE, MECHANICAL f.//U 1 1 -UP 1 2 1 1 3 , 6 1 18' 29'-6' 0 1 L_____.1 TOCPF'& ?UCE NEW LOWER FLOOR PLAN - 5CMEME ~ SCALE 1/8" = 1 'O" OCTOBER 7, 1996 PROPO5ED ADDITION5 AND ALTERATIONS TO CON FERENCE CENTER T M E GANT CONDOM INIUM5 BAKER FALLIN A55OCIATE5, INC. 1280 UTE AVENUE, A5FEN, COLORADO 81â‚¬1 1 '13*ah,1*44*01*4*&,Na . \ T NEFUNR~ Ary/*makÂ«kix_NaaÂ®444 h\\\\\\\\Na\\\Â«inti~Â«~na~~\\\942Â». AlÂ».422 ~\1\\1\\N &\NNNEXH\\111444Â«1111\\\1\11114Â«\\\\\1111\\\\2*\\11Â«11111\\\\\1\1 U ft STORAGE STOR. <011111 ~ ST. STORAGE ~ STOR. ~ STOR. ~ 51-OR. ~ 5TOR. 1 0 '111 llili Â¢ 0 # 'Â·123 CONFERENCE ROOM CONFERENCE ROOM 2 24'-7" C 5.-4. .3 1 k li~*NET EXPANSION ~ ~ 19 up liz 72 S.F. EXPANDED 411 111111lt!111!t 41:1111!111111//11111!1111, 4 KITCHEN It 1 11 4.41 IX 11 _MEÂ°E-8~MAB~ _-1- --7-~"=1-"-,=-mm~a~_~ ' NEW ~1 ELEV. ~ 0:0 NEW REMODELED FOR I ADA COMPLIANCE k EXERCISE TERRACE ROOM Â· Â· 338 S.F. (NET) . PO L Ar 1-1& A od : Ir. ST- E sn"M Elli \/ 10 I. I IL .1 UP â‚¬ i 11--1 =99= 2 r 414Â«L log n , 1-"1231 ............. - J , U:g::' "....' 0./.'......'.../7,/'.,1 ,/,--'/" "., "' 1"d " 5 7 2 MECHANICAL Tr, r 1.1 , :- 1 :0 15' 32'-6~ NEW LOWER FLOOR PLAN - 5CMEME ~ SCALE 1/8" = 1 '0' OCTOBER 7, 199â‚¬ PROPO5ED ADDITIONS AND ALTERATION5 TO CON FERENCE CENTER THE GANT CONDOM INIUM5 BAKER FALLIN A55OCIATE5, INC. 1280 UTE AVENUE, A5PEN, COLORADO 81â‚¬1 1 1- faaEgaaIR**22,1 44Â·le**24** \.wimm /6666421 â€¢ .pFRANHHm m.jill'jillillillifillillillilicid\~ WAKINH.*INN&*a 749?P:Pt;Rete~RANÂ®**Ne Q c 5' . 20'-1" u 3'-8. J 1 0 pmm--*-I-m-mm- I -m-mm-U-m-m-: t. N MECM. BOILER -2 " ' ROOM ROOM A / oFFICE : z 87 150 w. (NEI) , im , $ UODGe NOOM .... 1.- .... w NEW BREAKOUT AREA BOARD ROOM DN Â·+Â· 886 S.F. (NET) . 25 . ' STORAGE 10 : f U 'rh . 1 9& \ M E ' A -2 FO~Â«- Z I ' . U U ...."ll'... . .MI . . . DN 15'-0. t 1 ./m NEW I CLEV. I 5(FANDED 530 S.F. UPPER TERRACE LOWER TCRRACC - - (NET EXP*NSON) .1 UN 19'-2 1/2Â» 4, ...1 U ON - I - ~~ NEW UPPER FLOOR PLAN - 5CMEME ~ 4 5CALE I /8" = 1'0" 1 OCTOBER 7, 1 996 8 FROFO5ED ADDITION5 AND ALTERATION5 TO CONFERENCE CENTER THE GANT CONDOMINIUMS BAKER FALLIN A55OCIATE5, INC. 1280 UTE AVENUE, A5FEN, COLOKADO alâ‚¬l l """"""""""-""'.""""%% STORAGE P 1 0 CONFERENCE ROOM CONFERENCE ROOM 24'-7' 5'-4. : 4 . 11 3 UP.. 4 - R 7 S.F ~ 2XPANDED '1(NET ~PANSION~ ~ KTCMEN 1%,4 - 111 11 || .~ UNE OF DECK ABOVE d - NEW ~ azv. I L - 1--'~~ 010 flo Â¢ MEN I 1 REMODELED FOR --1 ADA COMPUANCE 00 TERRACE NEW -130 L -1 1-1 /-1 1 ID(CRCISE W UP ROOM srEAM STOM 500 S.F. (NET) ~0 F . R j '-9 71 1 6 -7- E-1 / E -122 1 3< MECHANICAL 1 1 1 W Vi --UP . 1 \ 1 3 1 1 L- - - -31 LINE *F STAIRS TO UPPER TERRACE 18' 32'-8" 8 7 4 k k.Â· F t? NEW LOWER FLOOR PLAN KK SCALE I /8" = 1 '0" OCTOBER 18,1996 . PROPOSED ADDITION5 AND ALTERATIONS TO CONFERENCE CENTER T ME GANT CONDOMINIUM5 VeÂ« 9 BAKER FALLIN A55OCIAT[5, INC. 1280 UTE AVENUE, ASPEN, COLORADO 8IGII 1*Ne**4*4*&*2**Ne*Â»Â®Â« ';10;irdÂ»Se*MA#Hjjilijf. X\\%\\\\\\\\\\\\\\\\\1\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\4:Ild=fa ummi ww Â»Â»\\\\\7Â«\\\\\\Wa\\\Ill\\\9 FOLDING WALL. N\\â€¢ .Â©.\\W 6.\\UÂ»A~VANVOON 1.1 6:.,1-'-Â·1.3./,r.,Â·U.,A#.6.-u'.t......US Â¥f.7.Â«<.4 -4,-:?*JIN-2,3,~161Â£2~ .2.91.724.,237 5' 20'-1" 3'-8. U U n 0 .. MECM. r-'- BOILER b 0 = NEW : ROOM ROOM oFFICE V 150 S.F. (NET) 8 .. 0 2 =71[ NEW BAR 9,3 < .. 1 NEW 11 NEW BREAKOUT 11 0 4 AREA LODGE ROOM 11- 1 7= . - ~~ STORAGE . i' 1 \ DN- 182 ...fm~Im-~ i b - *> W .1 - . -7'.. -- ......'d& 1 ... 18'-0~ ~ 6 DN - | Ne# 1 ELEV. 1 . 1 Â¢*6>+6 . I . 1 . 500 S.F. ~~ , EXPANDED- j~ LOWER TER~CE ~ Â· ' CNET EXPANSION) 1 i UPPER TERRACE .. lm A 4/11\32Â« 1 1 1 01 DN- ff 1 NEW UPPER FLOOR PLAN 1 SCALE 1/80 = 1'0" Â»CTOBER 18, 199â‚¬ FROFO5[D ADDITION5 AND ALTERATIONS TO CONFERENCE CENTER T H E GANT CONDOMINIUMS BAKER FALLIN A55OCIAT[5, INC. 1280 UTE AVENUE, ASPEN, COLORADO BIGI I 11!111!!Illlilli!!1111,7!11!!lill!!: Vill"000N * Aft J Tl-IE CLA:M.EN CON CONAOMIINIUMIS / 1 / t... / // .1 - if - / 4 1 .. , j , \ i 1 Â· 050 20 30 40 . 506 ~~~ba- ~ ; - f i ill'll il|i 4 \ F / 50\LE'' 111=101 - 4 / + 0 / / 1342)15 Of ]DE,AiKING u <~ i /" PONDEROSâ‚¬> h + Cf- 50 L.INE 1-2, ADFEN DWKE,ITE:b.1282Â©' E -- - I ... I I * . PAV E:D . 81 k E ' ~ PA TH / 50Â¥:NE:for<t, CENT\E\OKIE I / 1/JAVIES) F, REâ‚¬>OK ~ HIE#,EPr- CfKTIFN- TI-I,AIT+-119:> 3* .. ... 1/1/\F IKErfreENTS A FIELD SUIiVEN-OFA FOFTIOIN N49Â°1900"E / OF Il-1,Â«DE U OF THE GANT CONCOVIINIUkle IN 1 57.1 1 h -/ r.#j: Er'W vt 'L- 95Â·32.- (~ MANPEÂ¥_E TNE CITVOF AÂ©FEN, FITKIN COUNTE COLOWEO. mat 1~ . THE 1â‚¬2CALâ‚¬FION F:ALILITT- COI UDING WAS> 6.01 1,0 10 4 0.0 I 1 .2.3 r#t. ' 1 ' â€ž 17./5 (~1~ H.1 C 13.25 'o) 3450 FOUNDTO DE LOCATED ENTIRELY WITHIN -TUE a..... fU.,hl[PAfÂ« LINES OFTH[ FleOPER-Tr DEOCKIDED >65 - .. 1/11 1 i | "~ ~ ~~-/ / / / / / / , CAJILDINGâ‚¬5 11/IFIKOVE-MEN-[5 EADEM ENTA ' . . Amod. -THE Lai/'TO'H AND [3!kIEKE>IONâ‚¬p OF AU- Kle-115 OF Wer IN EVIDEKEr Ov KNOWN TO ME 922 ...4....% 5.5 1- 4.4 ~ Â»IE) ENEÂ·FOUNIVIEND DÂ¥ OK ON THE fREMIâ‚¬)15 1 1 673**1 4 ARE TCCU~KATELY Â©HOWN. IEAAJN ..p ,07 ' - ~ 1+AjER Â·. ... Ch i / - VALVE Â·2 < KEUg,il~ FALILITY / / IN /O.3-5 ALFINE SUM:yrrE; INC. , 1 ... Deb/ffNEK , - / / ($6\26_C-O>Atoet.XESÂ«T) / AI475 2 - 4 I><ELODUQE mer 1 .... ... 43~ CD / /2.7 4 DATES BY: . JAVIES> r fLES>mR, 1 L.5.9154 FL . E CA/Ir 1 14 - 0 -23.7 LEGEND +NOTES &9 6 riÂ· A r 1 3 A. 1 2 4 6-t OTEWARITITLE OF/Â©FEN, IKE. OWNEâ‚¬Â»HIr AN[J> ENCUMIE>RANCE- lu-rogr DATED MAâ‚¬H B 3 1997 WAÂ© USED IN THE FKE MNKATION OF 1*.ff O / .1 5.0 Lm Ti-11 0 OUAVEr. . i â€¢ 1 -7 - 1 ... :1 OK O RDOFÂ·10 -' KE-'DAR/rLASTIC OV, / L.5. OIlb.4 < : I/6/77-nf)45 11/// / /4 $ Â· N E 1 - 0 11// i I // 112 3- 9 9 .T k I k 11:., 4 1 I 5 M |i 575- 11/ / / Â£ i 10 iril . 10" A5PEN Â·k' 06 " VICINIT'r MAr Â©CALE-- 1 = CDO WAKIHOLE 42.152 _ -Z -- -jl- --i=f?zA C 4" ArENO 11 1 370â‚¬44Â· ' 'Â·Â·Â· bONN -1 41 De,NN \PLANTER - 11 6(,0 - 41 ~04Â¢. Â· 1 A ir i:- .' , Â« 6/DEWALK 1 ' ...1 /[/ 1 1 P..:2'.~ 1 . ... 1 *4973202 95.32 1 1 j . 4 CF-5 1 V | 4 N Â· ~- - 4 1 ike. 041 4" r, JEWER 1 145 C) MANNGLE A M P. A R. K /+ N G ~Â» 8 * Â·au..,2 am7z5 4.,~t \ ita 1 4 40 Â· Â·.~1 LAK I b [al 9 U k D. k â‚¬ PHASE I - . . 0 44 , 1 4 . .. 4 - . L .... I . F 0 6 I 4 X- I r 9. , 11,8 ..14 1 - - . | ~3 h o G Â· I Â» 6 il 1 ...2 1 44 1.-91 -0 . .1 . .. . .4 h Â· ... 1 4. 5 5113>-- -'-01 3~yEN U: | 11 1 .. . 1 3 PHADE. 11 -il ~ orafft it.97.3 4 1 447-= fÂ·. 1 rwom n O b-= /, E OG THE GANT CON[DOMINIUMIO 0~ 1,-----/1 4-65 .. .:th M. 1 I. f Â·Â· . I ... 91 t.1 i 2 T14E GANT CONCOMINIUMS . . ./:1'X .....1 1 a , 9.(0 -- M ..19 ika f 12 . 1 ,11 1 1%0Â· . 4 6-9 . 1 - 1 .../.1 0 1 0- 3 8 1 -71 1 - 1.,04 - | ---- 4 +4 - 4 I ' I *Au i 50Â·281 u 'J V ,-- 6.-b ,= 43Â·43 - , 370~* AD 0-, 9,444 -4 .09*41 0,46) , 0 31 \ .4 leii= 1 '31 01* Fl (21 r~ *02~* ~~ 515 51 -0-.0--00---*---- 0- *di//160 ..Wal I , 2% 00 41 ( 4.# - 1 -53* 10*, 509 / f HASE In 511 3232.-, cr ColfHER NO. 1 4 - AerEN laWNSITE NOTICE Accord,ng to Colorado law you must commence any legal act,or, based Alpine Surveys, Inc. Surveyed 4 IO.97 Jf:9- Revisions 5.2017 Title Job No 75-154 li.OR Q upon any detect In the survey wur,In three years after you first discover such detect Drafted 4Â· 14.17 LIHO' Ily'lfKOVEk/IE-HT SURVE>6 Client m-IE GANT EC In no event may anv action based upon any detect in thls survey be commenced more than ten years liom the Oate 01 the cen,flcallon shown hereon Post Office Box 1730 FHASDE. I[, TINE 44,11- CONCOMIINIUMS, r f Aspen, Colorado 81612 W . 970 925 2688 CLI TY OF Aâ‚¬:fEN, FITKIN cc)UNITY; COL-01Â«pO 7--1 lA ./ a . . 1 1 4.-8. P\ tf --- -4 4-111/2 . ' 1 0%1--9 1 4 1 , \ \ 1. 7 1 .\i L Â¢ 11 p , 4 EXIST'G STAIKAND PLANTEK-Â·,1.---< 1 CKIDBING KEMOVED \ \ pf \ 4 1 New Door 4-1 New Window ~SHEST NUMBER .~ ~~7 LOWER LEVEL ADDITION PLAN 1 1 1- 1 t /1 .1 A2 ./--k -1,1 1 K\ -1., 4411 -11.-1 . 1 . ~ elm / '9 1----3--2Lt> tiC_211-2.zz_( ~B>-_3____----t 1 OF SHEETS 1 R <97Â» 1Â»I .1, -V -I 7-4 .1 1,5,4 1, ..nr : BAR liN L 1 ... 0 1~ A 1~14 1N 1 1-1 11 111 11 1-1 11 11 11 11 1 S . . : I .' 7. 1 1. 1 / 1. , .I: t .1 4 . 1 '' 1 .%. . .. 0 - 0 ./ J E .. a - . 0 ~/-:4*//94*7/F' ' Â· .. 4 a 5 t --- - . 1 1 1 1 0 . . 11 ... Ii; 1 111 *ee-0-â€¢</*/r 1 ..=3%* - F 4 ;3 -- 34 -11|1. 4, a 1% W $ I m .I A , 1 09 -1 4 - It ~Ap-&A- -Â»1------& m -Â¥09*Â£32-*mÂ·***453e*Â¢-&m~ra?st .: ..# I ' . . 4 ... : ' ... 41 , 1- 4 75-9 1 2/1 ( B> 1 0 <.~1 1 1 19 KE-*1~2&..c %1'.inwi<%445*5< . -_ 1 1 & 11 Al<[E 14 7 r ..&*,bll-*-3. I .. . rt st?*>/923'Â·!./4.$Â¥:I'IN, 1 -. R ir----4- k 1 v. ' if ' 1 1 1.1 2 10 IC A 1-1 ~IN 1 3 W i Â·Â·Â· 0 t., 1 2.E 11 1 MECH Exbting Koof Below 1/ 1.-W. t-,i 422=KE--r-=Â«t====4695Â·35-Ek#E- - 1 2QILER. 3 @ , 1 1 2 . , 0 \ ASSOCATES :NCORPORATED Â¥ LO \------ 2 Z . , - . - e O / <23 RELOCATED OFFICE -- ARCHITECTURE AND PLANNING 2 < f 50 N 3 1 . : 0 1., John R. 3.6.z- AIA % 2 /24, E R Rickard A. FallEn -\ -LU Â· 3 Z h + 1 1.. k Â¥ ED ! P .<- \ NEW STORAGE ~ New 3 11 1 New New U 1280 Ute Avenue : 4 A.pen, CO 81611 4 pÂ·n'Â»4.â‚¬ Â·eN=>u,maaÂ·aÂ· AAO::&*44-AÂ»rÂ»*& >%n-r.=V .: 2, 3 27 'dEr,2.2...,2,1~ w,W4'P ~Â· e:NÂ»,;4224$%4 m= C. 970/925-4262 , 4'-Cr 4-7 12-0" 1 FAX 97c/925-2639 0; Â· # ,, ~ (12Â· 0'' -- -- -\. 1 1.k...../ ,/ J P.O.Box 2902 New 42 1,/Itl. Fipe Rig -li- -_ 3 ~ * X ! // . 11 .. (5 U ien.Â©02 Spring., CO 81602 PAX 970/928-9704 970/928-9706 . 1 1 i 9 - -Ch' 91 -~ 2 -- NEW BREAKOUT AREA /2 ; 94 Â« RELOCATED DOARP ROOM j A-fY 1 - 71,1.' 1 1 1 F , :=64 R I 1'.// I=Â·ii ~ 1 1 - E IR - '90 - Â£11+Jew 4" Conc ~ 5,dewalk -9 - - , ' .. ... . 1/ 1,/ - I 50 - LODGE ROOM ~ 1 Existing Stalr Kemove,~--=Â·r -~ - -Â· Â·- Â·Â·Â·- + -- *S.K 1, :,11 . XI.,5Â· 9 . .11.7 1. i-1 1 &61, i~ â€ž 1 tr / . tb I. :A W . L r '; a f Â·1 - - STORAGE : 1 illa' 1- 1 1 ~1 .J.~'r, ~ -*.J# U==4 f-bt ~ 1 0 4 .-- 1 it r < O Â·'25 ; U I . 1 , @ 1 r %~,2/ P r--1 ..4 - 1 T.oFF. 4.103-0. 1 1 - B.â€¢ 1 4, u.1 ~ EXISTING STAIR } 4 - ' f r 777 rn i Ir . 'vi I ! DN' 1 ~ .1 1 ~ 1 1 1. 1 . 1 ~:' 1' Â·. ' - l FLANTEK i ~ O - I My â‚¬ ' *.1 . r Â· Al Â£ -4 /4 v : n . 1 | Cd in I 4 11 , --- 1 ' m 11111.-- 1 i --i-7--4 U 4 i 1 1 .L r 1 .11 1111 -{DN 1 . lilli 4 1 14 (1 i .1. 1 6 1#1 1 .- . -9 . '99 I=: U ' W , 1 - AL e 1*0 k//.-9 ~ -* . I. T.#I-.#-.....~ : ..44?8Â§*0Â¢ewet..21 #44- ---- 1 . r.j . .f~.S*RQUAÂ·.W#BE.*BeR vabÂ·i)*Â·3.Â·i*:Â·323%4Â§9 x r- 191 - 1 1 1 1 1 Â· i r -i- -- 4 -, ~. -- : _jii.zz,c-1.Flzi / t,-r -11 1 0, 1 il Â£.2 1 f ! 1 : -5' -71/2 ~ , , Â£ A 1 g i! i <Â·f' 1 5 -4 Â» Ill ~ . 0 1 0 , t '| . r.. ' lilli 4.-==-*Â·103.-0.~--4 NEW DECK i ~ i '; r 1 1 /1 ILY -- ib 2 | 1 | 1 - 1 - 441 1' 1 4 'i L.., 43> , 24Â« 2-- --- Â·4Â·Â·Â·- DN ; 311 4.1 1 Â·ri, . iii., 1 1 1 ; , 1 1 . r - -1 Fll , 1 41 ...t rl - 1. lili, 01 1 , 1 9, 11 1 .1 lili 1 1 1 It a D. 1 1 i 14 1 02 - . 1 1 1 1 '--s -~c---_ ;' ~i NEW ELEVATOR~ ~ i } ~ ' 1 1 1 1 ----0 -# ----~- ADA Corhpliant Â£ 4 jÂ·; i i I | i .i Iii 1..1 c lilli' \ 1 1 1 1 1, $ 1 1 1 h. . 1 1 1 ~ 1 1 9 , 11 1 1 14't 1. ...:. p; ii, '9~~# ' jl .. . 1 , 1 I , .* 00!/N\ LOWEK TERRACE i +97-24. \1 1.0.7 90:10' Â· ~ 1 Â£14 1 J ./' -4- 1 *e 1 1 1 11 1 1 1 11,1 3,-4 '. . 1\ i il t IIi 19 1 1 1 ,1,11 1 \ 4- UPPER TfiRRACE ---- ..-- , 1 ! 1 1 1 1 :4 SIDENALK "Â·. ''<Â·4, A .1 \R...'' ..> 1 H. ./ I Â¢ 5'-71/7. ': -' 52 ,>9 15'-O1/1 . 1 1" REV:slows , ~11 1 1 4 1 1 2 , , 1 1 4 1 1 IIi 1 Â· y.:Â« 11. - - -1 1 -ts - V 1 1 1 -,1/ \ i.. 1 1 , 1 1 1 1 . ~\ , 11 1 , 1 11 - - LEGEND +96'.101/4" â€¢ \ 1 1 1 1 1 &1 i Room Name D.4 Â· 1 ! 1 1 1 11 000 1 1 ; i -AN* AT-Tk,Â·2:20 . ' 5 --- Existing wallsernatning 96-04 P 91/11. K-- I--1-- -i---- . i i .1-1 Existina Nalls Kemove,j ,, DATE 1, 1 8'-5 - | 1 FLAN'fIER 1 1 ~ New Frame Walls 5/12/97 Ne., Flanter J .1. 1Â¢.. 1, / S e V - - E)(15*G STAIR +XX-XX" N :w Conc.reig WAS DRAWN BY i 1/ i :NfWFÂ»ITER , ~ 193 4--(405--2-LtiA1*.14&.,Â£â€žA;t --2 _~--1__ ~~ 9 ------ ----- - ~------ REMOYED 1 1 CHECKED BY , 96'Â·Â»6" V.1.Fi. Ul M 11 JK[3 i ill i FLANTER 1 '' 13 New Door 1 F'LANTER 11 New Window SHRET NUMBER ,/: 0 . 0-7 11'-101/2 , . 1 1 .1 A3 - UPPER LEVEL ADDITION PLAN ..1 . C I .1 1 i '~ ~ ' ' ' . /1/4Â»-1'-0" 1 . ./ \ ... -I F -- ~ -~ ~ OF SHEETS . A .... / 2 18 bj ' . A I -' ' 'J''/ '1 1 . 1 1 V -1,< V L.A. 1 w b 14 h f R D NEW 01 lEO[OWE b'/1,Â·4Â·~4,6, 'W,k,Mif 6-91/2 I . 44<3. . 0 0 0 0 0 1 -74 / 1 1 12 11Â¥M HIROS 13A31 33Mol ..tb,-91 1 44 . 1 I 1 /\ 14 I i N I . +0 I -, I..........Â·.1 2/5/5 N -1 '-~' -' 31]VUE) HS}NI.3 Ic/\141.IN .- 4 i I ASSOCIATES INCORPORATED ARCHITECTURE AND PLANNING Bolin R. B.6., AIA Rick.2 A. Fellin ' 1280 Ute Avenue A.pen, CO 81611 11 eâ€¢ .. 970/926-4252 1 0 : FAX 970/925-2639 P.O. Box 4 ...1, 3Â¢,/tr & e â‚¬ r.- r - ~ 9)08Â¥002 Sptings, CO 81602 . .. 1 970/928-9704 i /1 ./ 9/3/ 1 1 1140 111 Al 1 -p qn' #21 r ..../ to R [5 1 ' f , 1~ tar, :.11 '1'1 111 1" '""" 11 lili h k m 7 1 ~ 0 0- Il Ft L FAX 970/928-9704 E . ' ' -14*#drILIE {1~11 flipiI~~~ ' 1*lti'lljpm* Il '~" i' 9dgiWx** 11114111 ~11~11,11111!111<11~l~1111111~11111111~:1Â£~1~11111~11#11 r 11!1111111 lili - 111 11 11 :-I 111 1111 lili 1411111111hill IP'1111 F*Fl'IMINIM,111! I tl" r m 1 1 - 111 1 H 1 44~Al/44&9-4.-9-1111#119-~1211 *6 1 111 11,11]11 MmemWAI,iMP "i, Nmi - "iilill~iiii,ii'liii,i iriâ€ž~'11:1'jilLU ililli'11114*LI 1 1 ,- \ 1 14#Et't'11'11,1 lili'11.11 1 1~ 9 'A' 111-11 i . 'tÂ·11 "'1- -1 ~~ 11=*It 1 .1 11 | ~| ) | i| ||~| |h',J14 0 I 11-r 1 1 1 11 lilli'll E///",/ 1 rm 4 1 F/" 1 .lili 1 1611 . 11- 1 lilli 11111111~11111' 1~ 1 m 1 ~~:~3&*I I itt.Jill~'lillfilly'IT 111=2111110411111111111~~11111~~~11,~~1~~~ 11~11111111~11111~1111111,V:,11~~ 11~11141~~1 < 1.11 lilli 11 11111111!11111 lilli T 11111111~11~el I 1 2 W , 11' lilli '11 11 111 lilli 1111111 111111]11~ 1114 11 ~1111'N '111111111111111 1 111 ~11111111111111111~1 ~ 14~1111 ~11'I:1111~11 Ilit 111' 111 l illi 111~11111'1111 1- 111 ~,1 1*t'Nit lilli 1 111 lilli' ,/, 1 1 U' 1 -I ./. , I 1 1 ~ ~'~ ~~~ ~ m 6=4 - III 04 - 1 1-99=Ftlt 1- 4414 4''st It' 1111111.LA- lit: 1 114111 1 1 11 11~ 11 1 11 1 1 1 11 1 lili I .1 1 ~1 1111111'~I'~I-JI'll' 1 li lli ': lili 111 lilli' 1 1 1 1 1111'111 lili lili 1 ~ lillill // .." / - 1 .-- ./ Il 11 1 11 .il- 1 lilli il'11+1111 1 11111111111'illl'll ./- 1 , I. '' I r 4 5 )Lfil' 'i *4~1 -Ilpj' lu 4"i f~ ' I 3*114,*lir liu kill/1~ '7' 44 K 1 /1: 1111~1~1111111111' &#W#&MAI'll~'Eho#&Aj"11'111.111'1111'1111'11'11'11111.11.1.1.111'111' 11' .' , 5 '" ' '11" 'Ii' ~ !Ilil 1,111 Â¢1 1 ~' 91~,i' ill 11,11(il '111'i ill "'l' 11 1 <i~~ ~ ~ ~i I : i 1 W )Ij 4 1 Â¥'./'.'. 1. 1111111111111111,11111111 lilill. 11~1111 ,--F' 01 f 1 h| I ,1 , 7: \ 596,59Â»490*59~ 1 ill'~ 111 J' 1111~1111111111111 1~11111 11 1 1 1 11 1 m III N a 011111111111 lili Ld 111,11111111111 11 j 11 1111~ 11~111 1 111 -Â£ 1.11* tur; 14'11-111! 111 11 11'111* i 11,11,1111!1111111.-lili I liE A#P#111 bult 114'1 I"llip#11 M 4 9 2 6 1 lilli 1-1 -1 Ul Z -1 1 1 1 1 111111 1,1111 111 11 If.11 ~11 Id ~1111 'll'li 111;1111~11 ~~111 1111'll'11 lili 311111111111.111 ~11'i gl< 111111~111111111111111111'v'~1111~11* *42 ;4Â»4' 84; '11 '126 4 ~74 IY~~"litolt}14{d C ~ f ivd ~I Glj i~' ~ill!#'ilII~ ~~<b~i'9* H #jE #'1' Y~,~ , j ;il 11~, i J'i~~1 " I:11Ii, ~ki~i'31 1; Airi IM#Jlbll,{41'k~l' %'JI~"t~' '~~'11 ~ ~, ~% ~'11'WI'bit~#1,1 1 11 1 Ipl 1 1 â€ž. .//,///, .... 4 / 06 rub 1 1 1 11 1 1 1 ,= -I l | Ul I %--t 4 I.1 L#Id,'11 11'~~ liiivif~ 9514*~. wI ~~it~I "-L ir,Udle|| Ill '1112 1119& :11 1||pq ~IhÂ®|1 1411 lil li| Iit Tjil ~ 6 .#rid-IN# I.trilin'lpli t:'911 1 4, Ill+111!Im Eviii i Z; 0% Ttl 0 . 04 - 4 U ''..t , I 9111111 1 1 1, , '.51 - - + -1-Ii- -*tiina@mITICim;Ip,-i- + -,-21,5---- 'i , 9 T-L_ 7 3 -: Al +1 7-r I d lili, 4404*14-11411+411 1 ' iii' -3 lili 111 1 li lli 11111111~ 11 ~ 1111 li l li 1 E4111,1~11 wL-Ii'litlitlitklidw_Ii *Â·iimi*i? _ r---- U ill r . I el I'll. I ... 7 -9 - yU4 lili 1 1 1 11 1 4 1 11 I. , 11111$=-1 1 1 lilli 1 4 1 11 11 j/. 1 1 1. " ..10 - 0,/" lili 1 1 1 r-/1 0 r I h=/ 1-1 U-1 64 U U oil mr- --" J L. ~i' ~*~f -t -. '; - - .... ... ... , 1 1 Fb &~b~//vb:' ~- ..Â«-154â‚¬- 7 1 ; 322 21 49 '' ' Â·k#L L. 11 1 .1111.111 ~l, w r c:'.'5': >292 1.,tam ' 3 -122 -1 4 P Â· - *111 1 /1. 1 -04~ t}v...4.-9.*4â€¢rin'-IllÂ¢ ry-'727- F,lii - _-- 1 1 -1 1 1-11 11 Lit vt:1904 // f ~ 1 ' ... $ /2 ' , 1 - 11+1 ~ - r 1 K -- rt) f - 'll/=al ~ 1 * I # i,/3,x. ' 4 7 2 _ LEELL 'd' 4 1 1 - .3 - 1 a. k! - 555 m le Â·~Â· Â· f , 1 1 " -'*i _ _ i i *- i i _ _ Prl I 1 .. r--b 1. -1 lit 2,4, 11 . flai t ..........1- w. -*:ijr ..242_ir::-2 - , --1 I â€ž I ' , 8 ID . .11,1 1 , 4 - . /. ve[ 1- 1 t..Â·ls>. r. 1 . 2 Â»/0 i ir- 1 L.- 'i i --- - F=I== , 64 L + -44 11--- - EAÂ·,k 1. .t 'â€¢â€¢1 1/1 ' f 4 , , \ L. i.1211' 9 - >r ' . E- / belt , f,,1 \34 1 ----* 1 6 1 m __ .i-13~~ J ,\1Â£,AN'-.2-7-3 , --' , ', 0 â€ž 1 -ti -1 }11 -Li n r. .. 41 1- 1 . 1 9.1 ,- I - -- -Ip-- -- 0 , , 1 1 \NE -, - - 1 1 1 1 \\ 1 1 1 1 11 0 -46 11 E i -- 1 1 1 - 11, b _ --I M ==I_.- _.- In' L - 11 1 l It R 221 ' D 13 J ----- 9 = 1 \- 121.1, ' 1 92.- ./r 8 57. ...,a. * 13 3 . 1 ' 0 1 , i i i I , , ' Ch 30 . r. UPPER LEVEL FAR PLAN_ LOWER LEVEL FAR PLAN -- -- --- --- ---- - ~ 1/8" -1'-0" R3VISIONS 1 1/8" -1'-0" - 1 \ . f : t FINISI-1 GRADE; .'a, ~ * 4 ,Bahâ‚¬ FAR AREA CALCULATIONS . I. .* , Area Gross Area FAR ~FAR Area ~ '' ~*92}NLower Le*el-Â£)<1@tih~- _ ...3,843.98 S.Fr.__ _ 0.53 2,019.61 SF x 55233-Lower Level New 627.63 S.F 0.53 329.75 S F. EmÂ®miplam|ilill' Upper Level Existing -1,702.15 S.F. 1.00 1,702.15 SF. LOWER LEVEL NORTH WALL - - -- :03 NU]y.33R 1*188**1Upper Level New 1,380.12 S F. 1.00 1,38012 S.F. 96-04 Total 7,553.88 S F DATE Total New 2,007.75 S F. 1,709.88 S.L 5/12/97 i .- ~ 1 Deck Existing 1,981.01 if. DRAWN BY 0 190 - ~Deck Existing Rernoved 38.36 S-F.-_ i Deck New 567 45 S.FÂ·_ _ 35'100 S F. 216.45 S.F. CHECKED BY JKB ' Deck Total 1,61O1OSF. Total New Builti'*w [29 ck 1,926.33 Sf.Â·- Jnused F.A.R. Â· ~ ~ 98.67 S F. Allowable FAR 2,025.00 S.F. SHEET NUMBER Total FAR 187,680.00 S F. 1 5% Deck AnoW-dist'g [*cks 351.00 S.F. *ew?ge I Above Grade 1,896.01 if. 4 Below Grade 1,712,72 S.F. ITotal -- 3,608-704 5S215 2Above/Total 03 SHEETS M*V 9. - 4 3. , I 11VM 1S3M 13A31 VUL) HSIN13 ....... 4 1 IÂ· 1 \ 1.9- - / 1 -h-- , . It ASSOCIATES INCORPORATED lifFÂ«au --%- ' Â· '21' 1 , )'*4 .ARCHITECTURE AND PLANNING T.O.Fly Joln R. Baker, AIA 5:. wr'J 4 , ' ~ Riclard A. Fallin r-71 . venue 4 2 0 970/925Â·4252 1 1 Aspen, CO 81611 $ i.,1*'22/,9"/1/'"'p.:-mrN] â‚¬ 1 i# P f L- FAX 970/925-2639 1 1 I IL_ _3[l 1 , 2.0, Box 2902 i KIL~204 JEEZZIZZILIZE~ =laniat 1~ l i \ 970/928-9704 1.n,wood Spring., CO 8160 E---7 ~ffi~*-3 ~*~*-eff, rifir,Ij=z,5I~=~ FAX 970/928-9704 TO NewÂ· Patio 1 ----- ---I---- ==f--4 , IL- --k - 11 ] I K- T.O.Coric - 1 r-- t. 1 ' 5.0.JEt 11 T.O. Exiefo Patio 1 1 1---- ==-1--- -----------------1 ----- - - ----- ---.---------- --- - ---- -. --- -------------.--- I 1 1 1 1 , 1 7 1 1 11 1 1 1 11 . 1 i K---- - 777 1 1 1 1 1 ' F=# 1 1 1 Â£ 1 1 1 1 1 .,5 1 III 1 r- . l. .111 1 . 1 1 1 L I T.O.Slab LEI 1 U 1 1 2% 1 1 7; w III , 94 590 /~.NEW WEST_ELEVATION------------ L (* i~/1/4'-1'-0. ta Â£ n~, 64 w 0 1 Â£14 ul 4 03 *1 4, Ul .7. 6 % m 01 a 1 Wi '2 1 i ----< -- ------ -- - ---- - ----- - ---- --- - -- 6: ----- -A~-=/Â£-4~2-0-4.* .7-.2-- 2..21.-=-1.-y--'I--Cr.;_:17-1.a=~.-1-1;: 2 ... . .1.-r-- - - ~;:~~ - 1 1 64 , ' Ici . . 11 . . 1 . :IR z: A 1 1 - 1 -. EXI ! 1 1 , 1 -7 4#) ' 'F -4 U 1 1 1 9 1 1 , Lu, 11,411' ' : 11 ~ '4Â·-Â·4--+AN rTe r r 1'1 1 Mital 111 4 : 1 744 11 1 , Ii] 11. 1 1 1 Pl 11 1 1 11 E.~ - 11 L 11'E 11 1 1 __ 1 H Â£*-4*..1..../diL..,2,1. I # ' L ; 4' 111 , 11 .1 4 11 L 1,1 it I r. 4 - 4 ** , -4 *68~227352=-T #ff---------* Fif=*-IlTLES=&-*-72-, ~ 16--,â€¢..1.4.4.,Â·r==ry=rr] w.Â« 3 - 72?rT-33+7--TJAIT~T-'Ur-TI---'~- ~ --Il.&--/--- r--Â·-LL_._1--..--*-__- ..I-- *___~ wir/LIZIZZINII.--1.--2- <8 r- --Tr -11-12:s~FT-z:zsnl EE-- - ==2=-7= A--- - - --- ---------------Â· aer':"1 keaKÂ·221251Lma;namr.tn.Â·0:Â·Â·-9265.m# tÂ·-- - --- --Â·-- ----Â·- ------------ ---- i ~ 7 I IM/~ p.-ZE=ZI.11 111 11 1 . 1 T.O.Corie. â‚¬11 . 13 1 -- 1 1 , 1 i i 1 1------- t~f--11~ ri-~~~~1rr~*- 111---"-111 -- - -4. -# . 1 , 1 r-1- i ; _~~;~~iNT#,2-~:.,~a.Â£:cl=~Lt 7 -inh/-_31' -a,LL_i lild- i-t=2-321 1 1 ! t , 1 -~ I 1 Â£ 1 r i Â·t 51 .1 A ' 11' L H .1 11'1~ 111 9 it| 1 1 1 't, 14.-------- 1, .1 1 1 ~41 JI' 9 4 U + 2 11, f Ill- 11 In 111 1 : 1 111 .lilli ill. 111 1 1 11 !11 lili 111 j fil .IL.41 - l ili. 11 1 1 d 4 1 1 i [If 1 --- - ----------- -- 1 Ct 9 . 111 *1[ 1 4 1 "g -~ ~ i Ill i T.O.Slab ~ JOB NUMBER ---1 1 1 11! 41 1 ,1 It 4 1 --1 1 1 96-04 I. . Lit il; 1 ' DATE i 4 5/12/97 1 43 1.3&4 DRAWN BY 1 4 -M '0 1 ,--7--, NEW NORTH ELEVATION C:OCKED BY ~ i JRB C 1 1 1/4> -1'-0, 1 1 F-SHBET NUMBER -,1,8 ?' 0153 AS - -1,1 1 1 .94 02 SHEETS i I ic~ . . . . . . .0 :441 '' 43.2*270*23.3~ ASSOCIATES INCORPORATED ARCHIT3CTURB AND PLANNING Baker, ALA ..................... Richard A. Fallin ...................... O>I-E*Fg-9*21*;-22%21*EeÂ»>giÂ·*--3-2*EXâ‚¬giÂ·*5â‚¬**EyEEÂ»92 . ' Â· ~ Â· - 1 1280 Ute Avenue T.O.Fly. Ir Â£-----,4----$-1--*--I--------4.i--*-__IWI- A.pen, CO 81611 --------- - - - - -- ------ r- -1 1 1 ----77< WL---4.-7-,-=--=-=19=49,- -=E--=--=6.-4-=---=.-4-:=-414.1 970/926â€ž4252 a 11 - - SAX 970/926-2639 P O. 80* 2902 AFF 1 11[-]i' 1 9â€ž.-----==:.-=ng ~ r--,1-*=Â»r 11 f -11~F--Â«11Â¢Â¢42=Zzz=34 Jlenwood Springo, CO 8160: 970/928 9706 FAX 970/928-9704 . 1?1 1 1 Itt 1!22*-4- - 1 - 1 . 1 i 1 ~ 6=~*...:=*i'#.;....:--4-=---=.'*---*=â€ž:'.-,-#+,m.*w-*,0.-:v='-*--:9 4.- T.O.Con= , E---------------------1---------------#---------4----------,-----4--------4-9.----r-------------------------------4------------------ - ----- --I-----.- 1 1 Â¥ '/ 41. I, 1 --------.--- - ------------ Dq EN 1 1 5= ' ru U 4 1 III 1 t J i ' 1 1 . Dq 44 17 1 1 ! T.0.91* 1 IE --------.----------------- U.1 -5 0 0 e% CD ~. p-,NEW SQUI!1 ELEXATION 4-1--- ~i/4" 372-61 .1 E.. , , I MEL ., W Ca i IA 044 N :5 1 1 /--\ k / 2/ 1 ///2///// 4. 1 ., *A :N ~ \ 1 1 -1-7-77Â«j t.--Ill/-.=*--.a........./.---- --------=-----=-*..4 4 1 ITI . .1 i.' 1 ., t=hz--4 1 1 An ' r--7 ' I - Â· â€¢ I 1 1 f Â· ..1. 1 . .1 --1 i ~~4=Izzrr=-A Â·-1- ----- --+: '---------- --4 5-------- -----4 REVISIONS : Â· I - , . , . / 6~~~7mip-~Â·, .. .-----------4 '----- ------ -- r.------------- -1 Â· . . '. It T,0.Gone 1032-0. I . F ' ~ i /6....46$ | r- Â« . ES,OJst L Â·. 2 11.. 1 1 =31.1 1 1. -1 1 6-121 ' Â» , 41 3 -11 1 , i 1 M 1 1 20 1 -J ,-7 1 1 L ' i L,7' 1 1 ' 11 1 - 11 - â€¢ 4 I T t. L.-,L 1 I ,, 4 {- -- -- -- -- -- -T ~ -4'-Â·Â·Â·~ -2==- - Â· -_=~_-_.__.L_- ~ JOB NUMBER ' pl /3/'ll:â€¢r:â€¢1 â€¢41.viÂ·1-*."7r70-J â€¢"Â· - -,-Â·- v, â€¢T- - 1 . 1 1 1 1 1 96-04 1 1 11 r.- .- 1 1 It. 1 1 .1-J I 11 1 DATE ! 1 1 .4 ~ 5/12/97 lilli-It 1 1 1 1 1--1 It. 1 , 1 1 DRAWN BY ' | t. . i 14 11 1 1-j .1 1 1 T.0.51,D 90'-11" . 1 1 ~ - 1 1 ' ' ' I CHECKED BY Jle 14EW EAST ELEVATION SHEET NUMBER , A6 , p OP CILI'79'Ora Wl A U U I W . 1 01 9[Ecow FAL LIN