Loading...
HomeMy WebLinkAboutcoa.lu.rz.925 E Durant 500 S Galena.1982 I ;;;;;;;;ii.uiil iii iiiiiiiisiri(liiiliiiliitiiiiiII .. aor...-a-.usu.l..s.sr NSn.11issul.Iets.stI."II ■ ' 925 East Durant Street 1 - • & 111 ;: 5C3 South Galena Street it • un. ,t R.T.O. Rezoning Application MO • 1111 1 70:30 G.N.P. Exemption Request L. _ _ -..............dtl $ i i 10 ae #` ' =M*ci$FIUSIUitill■ _. ri B:aY.us.rr...... • , F r 0 -. 1. i.+ IC 4 IF J, r I Table of Contents I. Latter of Submission 2. 925 East Durant Street, R.B.O. Appliltifl 3. 925 East i)urz-int Street , 70: 30 1-:etideati31 G.M.P. E :emptic,1 Request 4. 500 South Galena Street , bat ice 5. 500 South Galeill Street, 70: 30 RiOeotil L.Ki,mpti():: Request • Letter of Submission 1 H. B. C. Investments 450 S. Galena Street Suite # 202 Aspen, Colorado 81611 303-925-8610 April 13, 1982 Mr. Sunny Vann Aspen/Pitkin Planning Office 130 S. Glaena Street Aspen, Colorado 81611 Re: Submission of 70:30 and R.B.O. applications for 925 East Durant and 700 South Galena Street Projects Dear Sunny: Submitted for review and approval are the applications for creating Residential Bonus Overlay Districts (R.B.O. Rezoning) upon the sites of the 925 E. Durant and 700 S. Galena Street Projects. These sub- missions are made in accordance with Article 10, Section 24 of the Aspen Municipal Code, City of Aspen, Colorado, entitled, "Residential Bonus Overlay District. " Both sites are considered as one project and won the 1978 residential G.M.P. allocation as such. The 925 E. Durant Site is the employee housing portion of the project and has received final approval for the twelve low income employee studio units. Under the R.B.O. zone, the Durant site will be increased by an additional twelve (12) units for a total of 24 low income studio units on the site. The 700 S. Galena Street site is the location of the sixteen (16) residential multi-family units that are non-deed restricted. The Galena project site has recently been given Final Plat approval by Aspen City Council and is currently commencing to satisfly the conditions of that approval as stated in the subdivision agreement. The Galena site is the companion project necessary to achieve the employee housing on the Durant property. The effect of the R.B.O. zone will only increase the Galena site by five units, for a total of twenty-one (21) non-deed restricted residential multi-family units. The site will also include the one (1) employee unit as provided in the original G.M.P. application. Consequently, should the R.B.O. zone be approved for these sites, the overall effect would be to add twelve (12) low income employee units at the Durant site and five non-deed restricted units at the Galena site. This application is also made under the provisions of Section 24-11.2 (i ), entitled "Exceptions to Growth Management Quota System." As per that section of the City of Aspen Zoning Code, this project meets the require- ments of a "70:30" project, wherein at least seventy (70) percent of the units are constructed and deed-restricted in accordance with the provisions of Section 24-11.4 (b)(3). Of the 17 total units applied for, twelve (12), or 71% are deed restricted in accordance with the above section. As a result, this application seeks exemption from the G.M.P. quota system in accordance with the above mentioned sections via the special approval of the City Council and recommendation of the Planning and Zone Commission. Please note that the Galena site was originally numbered and referred L. to in this application as the "500 S. Galena Street Project. It has since been renumbered correctly to the "700 South Galena Street Project" and shall be recorded as such on the final plot. This R.B.0./70:30 application has always been anticipated and planned by the applicant in conjunction with the two sites above and such plans made known to the City of Aspen. The Aspen Planning and Zoning Commission, in December of 1981, approved Resolution no. 81-18 which imposed new open space requirements in the R.M.F zone and reduced the height limitation from 28 feet to 25 feet in that zone, while maintaining the previous 1:1 F.A.R. requirement. While these proposals are currently being reviewed by the Aspen City Council , the resolution mandated that no building permits which would be prohibited by those proposed amendments would be issued for a maximun of one year following the effective date of the resolution, or until such time that City Council adopt or reject the proposed amendments. While these proposed amendments do not affect the Galena site, which is in the L-2 zone, they do affect the Durant site, which is in the R.M.F. zone. While the original Durant submission for the G.M.P. allocation was exempted from the R.M.F. moratorium and hence the new requirements contained in the Resolution 81-18, the Durant R.B.O. units meet the previous 28 foot height requirement as these units are a "mirror image" of the original G.M.P. studios, and sit above the underground parking garage, it is necessary that these units meet the previous height restriction and not those contained in the new resolution. The site, with the R.B.O. units, still meets the F.A.R. and new open space requirements as provided for in the resolution. However, due to the planning consideration mentioned, the undue hardship that would result for the applicant and the fact that the intentions of the resolution did not mean to affect projects that were already in progress and partially completed, it is requested that the Durant R.B.O units be exempted from the height limitations imposed by Resolution 81-18. Included in this application is the information required for both the R.B.O. rezoning and approval of the 70:30 G.M.P. exemption as set forth in Section 24-10.9 and 24-11.2 (i ) respectively. The review criteria outlined in the code is basically structured for evaluation of a project development on a single land parcel . To facilitate review and evaluation on this two-site project, each develop- ment component has been submitted in a separate section of this portfolio. Therefore, each of the two parcels proposed for rezoning have been treated individually as totheir respective compliance with the review criteria. Should you have any questions or need additional information, please do not hesitate to contact me. Best regards Mark Danielsen .( 925 East Durant Street Residential Bonus Overlay Rezoning Application .~ �m~ { Location 925 East Durant Street Approvals requested: Residential Bonus Overlay (R.B.O. ) Rezoning;70:30 Residential G.M.P. Exemption. Exemption from 25 foot height limitation as contained in P & Z Resolution 81-18 Application Submitted to: Mr. Sunny Vann, Director Aspen/Pitkin Planning Department 130 South Galena Street Aspen, Colorado 81611 Applicant: H.B.C. Investments 450 South Galena Street Suite # 202 Aspen, Colorado 81611 303-925-8610 Introduction 1. Project Name : 925 East Durant Street Lots F ,G ,H,I ; Block 119, 1 2. Location: City of Aspen 3. Parcel Size: 12,000 sq.ft. 4. Current Zoning District: RMF City of Aspen 5. Zone under which application RMF with R.B.O. rezoning is filed: 6. Number of units previously 12 low income studio employee allocated (via 1978 GMP) : units 7. Number of additional units 12 low income studio empl oyee proposed: units 8. Total number of units : 24 low income studio employee units 9. Size of units: 425 sq.ft. each 10. Parking: 22 underground parking spaces 3 surface spaces in alley :pry 925 East Durant Street Rezoning to Residential Bonus Overlay District Application is hereby made pursuant to the provisioh's of Article 10, Section 24, of the Aspen Municipal Code, City of Aspen, Colorado, entitled, Residential Bonus Overly District. This Article was added to the Code via Ordinance 16, Series of 1980 for the purpose as stated in Section 24-10. 1 , " . . . to provide for present and future housing needs of the community by authorizing the development of bona fide low, moderate and middle income `lousing free from speculative invest- ment influence and for primary residential use by local residents. " The applicant submits that this project complies with all the require- ments contained in the above article and therefore it is appropriate that the property be rezoned from RMF to RMF/RBO (' ec idential Bonus Overlay) District. Compliance of all requirements contained in Article 10, Section 24, are as set forth below: Section 24-10.3 Applicability_ A. ) This is a "pure" residential project. All units on this site are residential multi-family dwelling units. There are no commercial or office uses associated with this project. B. ) This site is located in the RMF zone. As per this section, the Residential Bonus Overlay (RBO) District may be applied in the RMF zone district with sites that meet the minimum lot size of the district. In the RMF zone, the minimum lot size is 6,000 sq. ft. . The 925 East Durant Street site is double that size requirement, having 12,000 sq.ft. . 925 East Durant Street Section 24-10.4 Permitted uses: A. ) The R. B.O. district allows multi-family use within the RMF zone districts, provided that one-half or more of the dwelling units are deed restricted within the terms of Section 24-11 .4(b) (3) . B. ) Section 24-11.4(b) (3) : Applicant agrees to deed restrict all or a portion of the development for a period of fifty (50) years to rental and sale price terms within housing price guidelines established by City Council and to occupancy limitations within housing income eligibility guidelines established by the City Council . Minimum size of a studio is 300 sq.ft. per Ordinance 66, Series of 1981. and 700 sq.ft. for a two bedroom unit. The 925 East Durant / 500 South Galena project is a dual-site, single development. The 925 E. Durant is the employee housing location for the project. The original twelve units that constituted the G.M.P. application has received final approval and has been deed restricted for a period of fifty years. The studio units are 425 sq.ft. each. The additional twelve units rented as a result of the R.B.O. will also be deed restricted in accordance with the above section for a period of fifty years and shall also be of a size equal to the first twelve units . Section 24-10.5 Area and Bulk requirements _ A. ) As mentioned above, the minimum lot area in the RMF zone is 6,000 sq.ft. , and the 925 E. Durant site is 12,000 sq.ft. . B. ) As 12 of the 17 units (71"1 created by the RBO will be deed restricted in terms of Section 24-11.4(b) (3) , then the minimum lot area per studio dwelling units is five hundred (500) sq . ft. . The total of 12 studio units times 500 sq.ft. minimum lot area/unit = 12,000 sq.ft. . 925 East Durant Street Paragraph B. contd. The 925 E. Durant site is 12,000 sq.ft. and therefore complies with the area and bulk requirements of the zone. C. ) The minimum lot width in the RMF zone is 60 feet. The subject site consists of four city lots for a total 120.16 feet. D. ) The minimum front, side and rear lot requirements of 10,5, and 10 feet, respectively, have been observed. E. ) This projcet was designed and planned to meet the 28 foot height requirement as provided in the Municipal Code of the City of Aspen, Colorado. Exemption from the new height limitation contained in the Planning and Zoning Resolution 81-18 is requested as per the discussion contained in the letter of introduction and approvals requested which is part of this application. F. ) There are no accessory buildings on the site. The new open space requirements imposed by P & Z Resolution 81-18 are met, as per the calculations given on the following page. G. ) Because more than ors half of the dwelling units will be deed restricted in terms of Section 24-11.4(b) (3) , the maximum external floor area ratio shall be 1.25:1 (as stipulated in Section 24-10.5 (g)(5). The calculation is as follows: Site area = 12,000 sq.ft. R.B.0./F.A.R. = 12,000 sq.ft. x 1.25 = 15,000 sq.ft. maximum F.A.R. the total floor area of the project does not exceed the 15,000 sq.ft. requirement. 925 East Durant Street SQUARE FOOTAGE Implications of Resolution 81-18 on R.B.O. Application 1. Daycare 500 sf 2. Living Space @ 1st, 2nd, 3rd levels 11,547.9 3. Decks and Balconies Decks @ South 1,563.1 @North 1,235.7 Balconies 1,504.0 4,302.8 sf (11,547.9 sf x 15% = 1732 sf) -1,732.0 2,570.8 2,570.8 4. TOTAL R.B.O. SQ. FT. 14,618.7 sf 5. Remaining Sq. Ft. (@ 1:25-1 ratio) 381.3 sf OPEN SPACE REQUIREMENTS Required = 35% = 4200 sf 1. Courtyard 1,594 sf 2. Deck Area 2,142.5 3. Walkway @ East 307.4 4. Walkway @ drive 178 5. TOTAL OPEN SPACE 4,221.9 sf 925 East Durant Street Section 24-10.7 Application for designation of an R.B.O. site: A. ) An owner of a site or area in the City of Aspen may apply at any time during the year for inclusion of such site or area within a Housing Overlay District. B. ) 1. The site plan, condominium map and elevations, floor plans, together with other materials submitted both previously, and in this application should be sufficient to satisfy the requirement of materials described under Section 24-8.7(D) and (E) of the Municipal Code. 2. A description of the total number of dwelling units categorized by type, square footage, and number of bedrooms has been summarized earlier in this application. The construction method utilized will be custom wood frame construction. The rental and/or sales price to employees for the 925 E. Durant units will be as set forth under the most current housing price guidelines in effect at the time of actual rental or sale. It is anticipated at this time that the use of 925 E. Durant employee units would be for rental purposes. The applicants, Hans B. Cantrup and June Allen Moss Cantrup are also the proposed developers. Mr. Cantrup has had extensive experience in development for the previous twenty years, involving the Continental Inn, Aspen Inn, duplexes and currently is developing the Prospector Lodge and the first twelve units of the 925 E. Durant site that was allocated via the 1978 Residential G.M.P. . The Applicants are the largest single landowners in the City of Aspen. 925 East Durant Street L Section 24-10.9 Review Criteria : A. ) The first criteria requires that City Council find that the proposed development is appropriate for the neighborhood considering architectural design, bulk and density. Neighborhood means an area four blocks in length. (2 blocks on either side of the site. ) The neighborhood in which this project is located consists primarily of other residential multi-family and townhouse projects, as well as apartment houses and lodges. There are also some assorted single- family residential units scattered in the area . Building complexes in the immediate area are the Alpina Haus and Roaring Fork Apartments to the eat; The Old Hundred Condos and Brass Bed Lodge across the street to the north; Chateau Roaring Fork to the north-east; North-Star Lodge and Chateau Snow Lodge to the south; and Le Clairvaux Condos and Aspen w Townhouse East further to the west. The architectural features of the project will include custom wood construction with exterior materials including pre-cast concrete panels, cedar siding facade, stone and glass. All of these architectural aspects will compliment the construction presently found in the neighborhood. As a result, the bulk, density, design and earth tones are eminently appropriate for the neighborhood. B. ) This application for a Residential Bonus Overlay Rezoning achieves the purposes and objectives as outlined in this section in the following manner: 1. This project complies with the Planned Unit Development Statement of Purposes as set forth in Section 24-8. 1 of the Municipal Code of the City of Aspen. The P.U.J. encourages flexability, innovation and variety of land planning. Toward this end the concept for the 925 E. Durant ) site is a direct result of the applicants flexability and innovation J in site planning. 925 East Durant Street The original 1978 G.M.P. application was made before any R.B.O. ordinance existed. That site plan utilized the entire site for only twelve (12) units - the maximum land use permissable at that time. Upon implementation of the R.B.O. ordinance, the site plan was amended to accommodate the most efficient land use under the new R.B.O. zone. This amended site plan was then brought before City Council for review at their regular meeting on March 10, 1980. At that meeting, City Council approved the amended site plan in order to preserve the ability to build 12 additional units under the housing overlay; . . .the new building is on one corner of the u site allowing for another building which would accommodate 12 more units." (City Council Minutes, March 10, 1980, P.2844, underline added. ) The site plan, as amended and presented in this application, maximizes land use to create additional low income employee housing. The architectural design achieves a compatable relationship with the surrounding neighborhood. The project thus achieves beneficial land use relationship for the community as a whole by providing employee housing as well as for the neighborhood through architectural design. As the site is located at 925 E. Durant Street by West End Street in town, the location maximizes the use of public streets and main trans- portation systems available. Utilities are immediately available, as are police and fire protection, water and sewer access . These are extremely important aspects of an employee housing project. The re- zoning will also make more efficient use of the land as it will create an increased amount of deed restricted low income employee housing. 925 East Durant Street L 2. Rezoning this site will comply with the Housing Action Plan (April 1980) as it will help meet employee housing production goals by creating some (24) low income studio employee housing units. The H.A.P. identifies (in Table 3) a 1980 shortfall of over 200 units . This project will help alleviate that shortfall and provide the community with a vitally needed asset in terms of employee housing. 3. All units have been designed and will be constructed to achieve quality in both construction and aesthetics . Each unit will ,i have a fireplace and be identical to those units created via the G.M.P. allocation. Each studio unit will be 425 sq.ft. , substantially recently recommended by City Council . • the 300 sq.ft. minimum rec y larger than q 4. The 925 E. Durant site is the location of the employee housing for the companion project of 500 South Galena Street. The Galena Street project however, also contains one employee unit. As the Durant site is in an area that is exclusively free market units, it obviously aids in the geographic dispersioiof deed restricted units. 5. As the development is in an area of similar types of e developments and close to the commercial core area , there is a minimization of adverse social and environmental impacts. Any adverse impacts due to density, architectural design or site planning have been negated as evidenc ei by City Council approvals for the site plan amendment in March 1980 as mention d above and final approval of the first twelve units in a design and site plan to allow the additional density I via this R.B.O. rezoning. The site for the R.B.O. utilizes land approved for development to help negate any environmental impacts. Social impacts are further reduced by placing employees in town close to working and shopping areas. 7) 925 East Durant Street 6. As stated in section (a) above, because of the area in which the project is located, the project is compatable with surrounding zoning and land uses. 7. The project location is within one block of State Highway 82, a major transportation route, and is within 21 blocks of work and shopping areas. The site location thus discourages automobile use and provides for underground parking and storage of automobiles. 8. The adequacy and availability of utilities has been shown in prior G.M.P. and subdivision applications. Those applications showed that all utilities are immediately available to the site location and are adequate for the project. This R.B.O. Rezoning application is thus seen to be appropriate for the neighborhood in terms of land use, architectural design, cluster development and location. The neighborhood consists of a menage of various land uses and architectural styles which will not be impacted from the development of an additional twelve studio employee housing units. I v C) v d Lr) O ON C) raj 3 atl r- r t� r-- M O Op 0 co 1 C0 r C I f� N N r r r" U + + } r• r 1 C -r- O O (NJ 2 I N O O N d C1 NOS 40 I 4 CO M MMO l0 _ M C) r` d d r-- r N r d 1 y [r r + ± N N 0 tl) U VI o a) r tO Lr) O r-- 0 Co 1 ) 0 p ^ Ra con N- k r- r- MO LS') r `i C O 0 t7tD 7 co 1 (•) r - N NMr CO 1 0 N t + co 3 -O ..a 0 C) CT.C C.) C C.) S. ;,1: d N c I 11114 ; 0 s- r M 4) W N J Tr M C Q 0 U r F- >, 0 M 0 ���� I 0 OOtOU) OJ 0 —.5-O LnLndN r 0 r- a r0 • .. t0 N •r- d •r .r- X E r C s_ rB C) �•C d •U 0 r L•E G'3 a r- Q- +-) O .- a 'L7 r 0 A C t1) 0 C '4 O 01 4— D C a - 0 C +) :'3 S.. E 4- 0 0 r - a O � O 00 -r O i 0 S- j .. I-i +� i ' U 5- C.1 U V V 0 s Ln 0 0 0 3 C0- cC 0 � F- N C 0 0 000 X .0 tO tO CO .0 S: N U' U` \ C Lai N 0)CO r- ) >ed > 0 N- r- O N Q• O co oO CO +) CO 01 0 5O N CT - CO N 01 v) al r 0l i-O rrl _ r6 S `G- 01 01 CT r 0_ rrr r r- t7 -O O O D1 U n) ) C U Z e0 O S- C7 m . 0 CO 4 n If) CYN r-- . , , - - . " - .4X 1 1 0 W. JMINES, ' ', , '' . .7r 4. a '''', '''. %: '. '*.'', :' ' ...'-■ , 4,, ' ' , . • -'.,....» '., . ,.2 I * IL ir, 1,11 li ,R ' 1 //—FIKE. STAT1C4-4 , ?./ __ (7 ■•■■•""""""""/ tr"LICI 5I-AnC44 0„,\ :-...s+ \ N,sc' TIAN T10EET ,,,--.•:......-,'‘,"'. .*. -,'N n .. r., ,............,„?....,:i. ..„ ..,,.„:„.:„...,\.. ...c.,.:::......,........ , .. \ \,,,,,,.\.:.:, I .....;..,:s.,::. ...,.,A,.. . , :,..\\*,„..,.,..,..„,;&.1 %,,,,.... ... ., ,,..: .•.,,../ .„ , .,. .s.,,,,..„ $....:.:, 's 66" ..otie.tii .x• '§'' 3 •'\• • • ,-\,,T=CT etr, 5-icy Ext5T1r-* MALL— '-'--"•-,----;'....--. , ,,N..\\c:$..V.ck ,. ".„..'.:,..:. \ : t'.%.' 1':..::"■< .:'s :::'!. / _, --'-u Limim"Ill‘m"..8se 9 r• •1-----) 11 • ti1771"Ml•'ii71:11'1117411 1 , ... ..£3•• ■ ;;, s_ KlItX ran svcrl.o+4-- ., ---,.., •.-,-.'x'' . ;;;.,....':.,..• ;\:‘,.,:::•;..,;:;&%.. ;;;k:-,`";;. .: iR-.'F'014 tr-,...74111rflIfiliiiiliqil ;, tArk-rr Vel4UE \( 41" nm.'- '---------, rellij FE ......- a , , .1„.t 4....v. v I t•• Ili.'n ....' :1,4 rrojecx 51.T-E t= rarre e ' rt„Tp.:.,-;•,, ;,.., .:.••• . ..,.- I- ; 1; ' -4,-- *<'*.et.,-1-!'icf-1"'",Ct'6'6'3"1"q2n..4,,,,i i siii.,..tti ■.:,..tr:1-;t.“..• I. i ,■ .1 1 "“Z"e4.1r: ' - 1 1 II 1 I, i Kar14-e FOKK , 7 ,N....:,......4e:s>/iiii ,1111111 1\li * 1111 t -"' 1 1111:1 WWI 1 °ilic, iill I , i ( rt.'7 c) aLLKY I-10,a r7KK .4 ' fIrprO5e7 CA1Y -, TKA1L_ tii, . , 1 E.2 cPrimerciAL cY:E. EIM K.EMtfiliii-Pl'ilt-F.Aritt..Y EYE FEfACCIIft. to irla KF-f-)Gel,TT14- .r-,,, T ''41,A; rArK/Flta, ., 7,....., --- 71 Vicinity Map ,. £ .. • ' ,- ; £71'£1.1'•'• ' •...,1.v., ' v. '.. £ A . 1- 1.. "":•.'''1 • 'f ,. ,,,r, ITIECTIES THR INN ouniorr AVIUSUI PROJECT cCIIPLAND 64"111"14- "I"1.111:1-'''ing:14-141,34 ,1 .- — •4 , , . . H 014 il , ROAR INIF - 111. —'i-----"-----------J.•'.. iT,--....---------, —•..• ____ ._ v _ ... • ,..,......t.;i. —;:rr, • • tj:. —. . .1 I i::t.•:::t.:.:L ::::::::::itt.:14+., _____ _ .: 4-.,,,,_•-, 9.1 ''*.“-.1t1 ■'.......1: .------ -- ,-- '-''" t.•:-4 ■-t.. .... r.--•-• ! L.,-.4.....4.4 o..•.•49-•-•.......-..+.-•-e- _ 925 Durant 14.:_r4 ,-,•;-,:v, ---t----- - • 1:: ,:-..i..:4 ....:::-.. — • Project 0 .... t.4 4•-•1 I ...;t:44 ''. ....-..1 1-:.:I.,.11:4'.* ------ — • 4•t.•-••■ • ,i ,_.4-1.•■•”tif•-:-•....n . 1.. .-.... ,•••••••T::.•::: :::::'.::::::::1 •••• •-•• ••-• 1-: . r--- - we§ ':•;:l....,...-•-• ,.....a-4 ..::::::••• Thlliti 1 _1 ___ _ 41, __ -••^-•--. ' • ..- . . .c -.11-•:.v\ _ - • . : . 1 ---.:3) „J,,..,,,r,-,`,-- . .t )to.11-t'vt,..,_iltrilitittii 6„4, . ..K). ,,..,.... ,,----”, '-i ■I • , GLORY HOLE ,I u . . . . ...• • .,.. - I ..... '-!,:.:'.:/....•.:N • .i . .'..A..A......'.."/N -1 , -I III , k 41110 • `'.-.','.:-'•':. - -,',-,„•'',"),' ',;-:-,-,,,,,,-,:,..,.. '.,:'• '-',\• ;-:-;,;-.-:-,..);`, ('',..'',',••'„'-;,<.% ;^.`•,'. -".,...,„' ic",'".<•,',.:.N .- * • , ---- ,c-------. ..—________________ _, •1 •, ''‘",.:;-:•,,%,..,,k e ,./...,..,>.'N:, '',',.'%."V`t'*.,..'';‘,1 .)et'5,.. ..&.01,e ,II ret .. , 1 t....",.....,V• , •, ...• ..,k.%...^e. r- .•. .'.^,e' ,':•. ,< •<",,c2' -,-‘ 7„,.-• 'of- ::" : ' ::•- t \\,. .: <. % • f% .' 500 So. Galena 1. . • . ........• ...,..•••• •,...,-.1 :,•,........:. . ..c -/--- ,...... • .\\ lei..0,.....--.. 1 ieNt '- • '-'•'•.. • • •.- .....\'•'‘'...", i....-... .•.. tic'.\,\,•,-,‘4. \ \ • : • • • Project ,-•••:• • .....••••••..--• -. -.....-........, ... ........... - ,.•• \ ••• .•; • • :•.•._-• ..,:•.•: .‘. i•-•%••:-„.....:.'. '•••••••••:• . x v• • \•.,,,•.\, : s ....: ...:.: ...-.• ..... .__ ‹,..,.. ..‘.. A. .?,....,. • . .. , • . _ \ , . •• • .• ..,..... •.„.„. ... ,, , „,... k . . ':.-••.:.:..:.- -- 7,7.7,7:7.7.7,v: 7::,,7,-.N`,•A,` • .• -,....,.... ‘ •-••• 1•1, •, III.•••.. :. • • ••-.•' :••whisrt •••• '•'•.' ... ' ">,`‘,\‘‘:7•\* t '-'-'•.\'",,' N 4- si c.' \‘ ••• ' " •••'•—• •• ••ei . — — ---- '1 .1 -'1 -;...:.:, . ...;,4•,:,-,,„s., .•,-.•7%.:. i-: f!: •, \,.._./. \, •.• `. . : ...:- :•:• : .••.•.•, .. :• -/-%:-..,' 7:-'•' ,\,\-\,'\'‘ • /c.' '.,,, i 1.442. '•-,-; ' 1•41 • '•••••••• •.•••••••• • •.• • ;.•.---.--- ---- .,:•/„., , „. ,.., ,,,,,,-, .•, ,„, .,,, ,A, , %,,, # •11.4. \ ‘ \ Ay.... . ...,/,,,,,,,V5,.,.',.A. ,,,,,,,c,y..A r.A,)t,A .,.....,••qt.lb%06 •...'......i....,-• O.. _s_ s____ t. !_ mi• it ? _1._ •________.--•—_____. ..___. 111 • • ,,• 4'V I • 4• ''..',I ' •• :•.:'.,..."...(•A„. I/• /•.',.%\$1, • -- - ft I. l'' \‘s• \ q •••:•• •• •• • : •.• • • •• • ••• •;••'. #.. ...>'•)•,•.<•:•:"'''''' •C'''':'••:'••'•' sA\s/1 '''s RUBE Y PARK • • ' \ •*.'.".••• . ' ••. • .* • • .•• .... • ‘,....• '''' '''''.•\.•'''''. >`..\•••••••'`''\c■ "WAGNER PARK .41.' .\' ,\ ••': :••• . : • . . . ..'•.• . • : .• . — v"..):,<.:.\`.%' •,'• , ..,•.'"'<,A ' 1 1 ,1 , .."..> ).^..,"\.\\*i ,<,•:\'',••....x." ) 1 • •1-•11, a ' ' ' , Z N'-',r,.';'..kici,': re,K A>N\-. ' ..I r. „," •„, • ,-,,„.,„, , N , \ ‘..... ::_*,1,..;,;...„ •..•:a:I..;...,,. . •. . I ....• . • 1 . ......e........11.....7.,;.•Os se,..•:... • ** 1.i ., ::••••.*•...:: : *0:•••■•••■:..*:.... ". • t % 47 -, q ,..........:.::.....-.4.; • ...--------- ,i • 0 • , • :, , • • c • I- -•) ...) I (-- ) likl. IVA . .-'-: •1 PROJECT LOCATION MAP (-,>0 200 400 800 • Q J a 9 w I- cn I .„ Ap.d... t- -----0<-c --� �ll '�'i,' il ' pp IFI,,, 0.>:::::.iia:::>:: :::::;; <; <» I ,>1J I I O 7 r b a—_— b W¢J 1 I W¢ p L d 0 b T' : ligintlifkiNION'fil z Q I 1 U I h — _- _ — g— _ _ == ,,,: p i':si::::isis`::i::i:::::i :j:ii:`:: ::i::(':ii:{:+.{ l C— �,1 ... II. - , T , � ' i •(/.,,\,:(1:7, .4j •1-. ,.‘,... ---- LI-- i c-, /:'--------— 1Nf7' -8'� t> C \7• Emptied o{ [Kum; 4 : , t < 7:::.t.. 0 Z v 0 WO W -J fr..4__„— : 11J isfAIA CC Ln Z , tj..,,,,. . _. ,.2.f, , , :74 ','-' - M WOW WNW Kai - IL 11 ,_ �. 1 _ , ' �- �..Py :MP II 7 IIPi grata I`.1 ' ., D et i is 0 ., a o '*-x' W \..) Z _o.oi Q. _o.sa �s:e` 0,' CC 0 :., u. ................. r r= \ 1 7 N It_CI . I 1 no r. ir, �;i3[isy�i'.��' :y;::;:i:i%:; i�:is":;;iri: ;;:,ii.<.::,:;.:::;7��;>:�-S;:S:i •„...,...„.• ..wimm ///1 :.:::.::::: ::::.. .:::::.:::::.>:::: : ::::. ... .:is is _ _ . _ ............:C..,:.............„..................,.......................i..,......:.....:....._:.............:.,..,..............:...............;;;.......;..........„::...,:.....:,...........;:::,:..-..,......-....:...:....:::::::...1 AMC' \ r._ 1 W 0 1 a D O ::::::..:::... Bi • i _ • . - - ......."-•':',-,-,,f..:::•,..,::-...:::...,:,.::::<,.:..,,,,,,::::::::i...? 1; Mil _L______________ to 92 E. 2,....ratt NORT1-1 PI111°E.FTLFIS: 1111. 1. Old llindred conddsdniuns Contact: Olaf and Carolyn Hedstran 925-7279 16 lit: P.O. Box 4815 alter 6 p.r. CT nCfOre it 107 Building C Aspen, CO ": 2. Vagabond Lodge 1 Erass Bed Associates OBA Vagabond Lodge 926 E. Durant Avenue A—pen, Colorado 81611 1. FA-pp 11. and ..Tarx. l,,,',,rOr• P.O. Box 13 Aspen, rid, 4. Westside Nathan Landow ; 4710 Betheda Aven's.e Bathesda, Maryland 20014 71(El_a7...a PN 5. North Star Partners D.B.A. slorth Star Lo.17:e 914 Waters Avrxue Ctlorado 21E11 %NO 6. Sillow Cendominiu—s SilVergIUW Crnicxy!ni,,rs Associates P.O. Box 9260 Aspen, Colorado 81611 EASE PREIP' rf 7. Alpira:Haus . c/o Hans Cantrup P.O. Box 388 Aspen, CtIorado 61611 8. thatean Srca 7 o'xvi-r-ani r a) Walter O. Wells 21550 Lake Stroet '.1:It 410) Cariopo1is, michigzn 49011 b) Alta Lara Invet,c,t Crxt<my Crysti) 1J7lit 61 "2 c/o Raleigh Enterprises 8560 Sunset Blvd. Los Angeles, California 90069 c) Thmas A. Spain Y'r• t p271 Old Orchard Road Anoonk, Mew Yo rt 10504 d) Avilla B. Bates 102 15 E. 2300 Riverside Drive Tulsa, Oklahoma 74114 e) Dates Larber airpany Inc. Box 7095 Allouverque, 1k Mr.,xico 87104 Ttnit :203 \.) ) f 6 gl liooligan Properties Molt f.'01 23880 W. Eight Mile RD3d Soutlrfield, Ydohi'}rin 41014 f 1 925 East Durant Street Project 70:30 Residential U.M.P. Exemption Request 1 925 East Durant Street Project �,✓ 500 South Galena Street Project 70:30 Residential G.M.P. Exemption I Application is also made at this time under the provisions of Section 24-11.2(i ) , entitled "Exceptions to Growth Management Quota System. " This section was implemented under Ordinance 20, Series of 1980. Under this "70:30" program, all residential dwelling units constructed in a mixed free market/deed restricted housing project are exempted from G.M.P. quotas wherein at least seventy (70) per cent of the units are constructed and deed restricted for a period of fifty (50) years to rental and sales price terms within employee housing price guidelines established by City Council . Compliance with these requirements as outlined in the above section are as given below: 1. Minimum 70% deed restricted units under housing price guidelines required. Durant site: 12 deed restricted low income employee units. Galena site: 5 free market units . Ratio - 12:5 = 12: 17 = 71:29. This ratio meets and exceeds the requirement of Section 24-11.2(i ) . 2. Recommendation only for minimum 50% floor area devoted to deed restricted units. Durant site: 12 deed restricted units totaling 7000 sq.ft. . Galena site: 5 free market units of 1310 sq.ft. each, totaling 6550 sq.ft. . The deed restricted portion of the total project thus exceeds the floor area recommendation of the above section. 3. Recommendation only, for maintaining an average of 1.5 to 2.0 bedrooms in the deed resticted portion of the project. The Durant site consists of 12 studio units which minimizes impacts on the particular parcel of land and surrounding neighborhood . The Durant site also ) I 925 East Durant Street Project 500 South Galens Street Project addresses itself to a segment of the market (those who prefer studio units) that has not been addressed fully in other projects, such as Hunter Longhouse and the Water Plant project. These considerations are seen to be overriding factors in terms of the ordinance's general recommendations. 4. Compliance with adopted housing plans. The Durant site addresses itself to the need of studio units as stated in the adopted housing plan. No one project can address the needs of the entire community; rather, it is preferable in terms of cost efficiency, to aim individual projects to particular segments of the market, in this case to employees desiring small low-cost units. 5. The Durant project conforms to both the Housing Price Guidelines and unit size requirements. The units shall be either rented or sold in accordance with the low income category of the Housing Price Guidelines in effect at time of actual rental or sale. The units are all 425 sq.ft. , which is within the 400-600 sq.ft. unit size requirements. The project, consisting of both the 925 E. Durant and 500 S. Galena sites, are thus seen to be in compliance with Sections 24-11.2(i ) and 24-11.4(b)(3). Such compliance is documented in the letter from the Aspen Planning Office, dated November 3, 1980, by Jolene Vrchota, included and made part of this application. As en /Pitkin Planning Office p .� 130 so14 -street aspen; cots * 81 611 November 3, 1980 Mark Danielsen H.B.C. Properties 420 S. Galena Suite #2 Aspen, Colorado 81612 Re: Residential Bonus Rezoning and 70:30 Exemption Application for the 925 E. Durant and 520 S. Galena Projects Dear Mark: This memo is issued to confirm the items discussed and conclusions reached during our meeting on October 30, 1980. The Durant and Galena sites have always been considered as one project, the Durant site serving as the employee portion of the total application. The Durant site is zoned R/f1F, and the Galena site (zoned L-2) allows residential multi-family dwellings as permitted uses. These sites were the subject of a 1978 GMP application for 12 low-income employee studio units at Durant Avenue and 17 units at Galena Street consisting of one employee and 16 free market units. The GMP application was awarded the residential development allotment requested and was authorized to proceed with construction via the appropriate review process under the City Council Resolution No. 11 , Series of 1978. It is understood that NBC Properties has recently been given approval for subdivision exception, conceptual plans, and preliminary plat by the Aspen P&Z Commission for the original 12 units on the Durant site. City Council will consider final plat approval at its November 10, 1980 meeting. The Planning Office understands that, as stated in your Durant subdivision exception application, it is now your intention to apply for an additional 12 employee units (to be price restricted for 50 years) on the Durant site (for a total of 24 units there) in conjunction with an application for 5 additional free market units on the Galena site. This application is made possible by using the Residential Bonus (R.B. ) Overlay (under Ordinance No. 16, Series of 1980) rezoning and the 70:30 exemption process (as allowed under Ordinance No. 20, Series of 1980). These ordinances now allow for the appli- cation to be reviewed and processed in the following manner: 1 . Ordinance No. 16, Series of 1980: Residential Bonus Overlay: 7) A. Determination of number of units using minimum lot area required per dwelling unit, section 24-10.5(b) (5). % Mark Danielsen Page 2 November 3, 1980 4._ 1 . Durant site, RMF zone, 12,000 sq. ft. lot, 500 sq. ft. require- ment unit. 12000=500 = 24 studio units allowed. ment per studio 2. Galena site, L-2 zone, 21 ,600 sq. ft. , 500 sq. ft./studio, 625 sq. ft./one bedroom. 21600=625 = 34 one bedroom units allowed. However, it is understood that this applica- tion requests 21 one-bedroom units of approximately 1262 sq. ft. each, plus one employee studio unit of 500 sq. ft. B. Determination of size of units using external FAR requirements of 1 .25:1 , section 24-10.5(G)(5) . 1 . Durant site, 12000 sq. ft. X 1 .25 = 16,000 sq. ft. usable FAR less the 12 original units totaling 7,000 sq. ft. leaves 9,000 sq. ft. for the remaining 12 units of this application. 9000=12 = 750 sq. ft. per studio unit allowable size later limited by Housing Price Guidelines. 2. Galena site, 21600 sq. ft. X 1 .25 = 27,000 sq. ft. usable FAR.less 500 sq. ft. employee unit = 26,500=21 one bedroom units = 1262 sq. ft. per one bedroom units allowed. 2. Ordinance No. 20, Series 1980: Exception from GMP requirements for projects that p rovide for deed restricted units in a 70:30 ratio: A. Minimum 70% deed restricted units under price guidelines required. Durant site: 12 deed restricted units. Galena site: 5 free market units. Ratio 12:5 = 70:30. This ratio meets the requirement of the ordinance. B. Recommendation only, for minimum 50% floor area devoted to deed restricted units. Durant site: 12 deed restricted units totalling 7000 sq. ft. Galena site: 5 free market units of 1262 sq. ft. totals 6310 sq. ft. The deed restricted portion of the total project thus exceeds the floor area recommendation of the ordinance. C. Recommendation only, for maintaining an average of 1 .5 to 2.0 bedrooms in the deed restricted portion of the project. The Durant site consists of 12 studio units which minimizes impacts on the particular parcel of land and surrounding neighborhood. The Durant site also addresses itself to a segment of the market (those who prefer studio units) that has not been addressed fully in other projects, such as Hunter Long- house and the Water Plant project. These considerations are seen to be overriding factors in terms of the ordinance's general recommenda- tions. D. Compliance with adopted housing plans. The Durant site addresses itself to the need of studio units as stated in the adopted housing plan. No one project can address the needs of the entire community; rather, it is preferable in terms of cost efficiency, to aim indivi- dual projects to particular segments of the market, in this case to employees desiring small 13w-cost units. i Mark Danielsen Page 3 November 3, 1980 J 3. Housing Price Guidelines and units size requirements stipulating maximum unit size for which rent can be charged. Low Income Rent Unit Size Studio units .48/sq. ft. 400-600 sq. ft. The deed restricted Durant studio units of 455 sq. ft. meet these require- ments. Summary: Consequently, the 1978 GMP approval coupled with the new application meets the requirements of Ordinances No. 16 and 20, both series of 1980. As the appli- cation meets the specific requirements of the Overlay and GMP exception as herein discussed, you may continue with the application for the required review approvals . Such application shall include discussion of all other aspects of the ordinances. There are three ways to handle the application under the review process. Subdivision exception could include only conceptual presentation and approval by Planning the Plannin & Zoning (P&Z) Commission, immediately followed by final plat l but not likely review and approval by City Council . This method is feasible, Y IMO to be approved, as indicated by the P&Z on Tuesday, October 21st, when the commission reviewed subdivision for the first 12 studios on the Durant site. P&Z approved this subdivision exception (waiving only conceptual before City Council ), but also strongly stated that more detailed review would be required in any future applications. The second application is a modified subdivision exception review. A modified exception process could allow for the waiver only of conceptual review before City Council . The procedure would be Conceptual review and approval by P&Z, Preliminary review and approval by P&Z, and final plat review and approval by City Council . This method is possible, but also not probable, as indicated by the P&Z in that meeting. Based upon P&Z comments, the most likely process to be approved would be to go through full subdivision review. This method requires conceptual review and approval by P&Z, and City Council , Public Hearing and Preliminary review by P&Z and, Final Plat review and approval by City Council after first and second reading for rezoning to Residential Bonus Overlay. . k I hope this clarifies the interpretation processlrequired. applied to your application, and out lines the p robable If you have any questions or need additional information, please contact me. Sincerely, -)__b 14 e.4-14-6,L, Jolene Vrchota Assistant Planner 500 South Galena Street Residential Bonus Overlay Rezoning Application 1) Location: 500 South Galena Street Approvals Requested: Residential Bonus Overlay (R.B.0. ) Rezoning and 70:30 Residential G.M.P. Exemption Application Submitted To: Mr. Sunny Vann, Director Aspen/Pitkin Planning Department 130 South Galena Street Aspen, Colorado 81611 Applicant: H.B.C. Investments 450 South Galena Street Suite #202 Aspen, Colorado 81611 303/925-8610 10 • Introduction ' 1. Project Name: 500 South Galena Street 2. Location: Lot 16 and Parcel B, Block 2, Anthony Acres Subdivision City of Aspen, Colorado • 3. Parcel Size: 21,600 sq.ft. 4. Current Zoning District: L-2 zone with RMF permitted use City of Aspen 5. Zone under which application L-2 with R.B.O. Rezoning is filed: 6. Number of units previously 16 non-deed restricted one bedroom allocated (via 1978 GMP): residential multi-family units 1 employee unit 7. Number of additional 5 non-deed restricted one bedroom units proposed: residential multi-family units via R.B.O. and 70:30 GMP exemption 8. Total number of units: 21 non-deed restricted one bedroom residential multi-family units and 1 employee unit 9. Size of units: 18 units @ 12C10sq.ft. each approx. 3 units @ 110.0sq.ft. each approx . 1 employee unit @ 800 sq.ft. • 10. Parkipg: 26 underground parking spaces • 1 surface parking space 500 South Galena Street Rezoning to Residential Bonus Overlay District • Application is hereby made pursuant to the provision of Article 10, Section 24, of the Aspen Municipal Code, City of Aspen, Colorado, entitled Residential Bonus Overlay District. This Article was added to the Code via Ordinance 16, Series of 1980 for the purpose as stated in Section 24-10. 1, ". . .to provide for present and future housing needs of the community by authorizing the development bona fide law, moderate and middle income housing free from speculative investment influence and for primary residential use by local residents. The applicant submits that this project complies with all the requirements contained in the above article and therefore it is appropriate that the property be rezoned from L-2 to L-2/R.B.O. ( Residential Bonus Overlay) District. Compliance of all requirements contained in Article 10, Section 24, are as set forth below: Section 24-10.3 Applicability A. ) This is a "pure" residential project. All units on this site are residential multi-family dwelling units. B. ) The site is located in the L-2 zone. As per this section, the Residential Bonus Overlay (RBO) District may be applied in the L-2 zone district with sites that meet the minimum lot size of the district. For multi-family use in the L-2 zone, the minimum lot area is the same as the RMF zone - 6,000 sq.ft. . The 500 S. Galena Street site is well above that minimum, having 21,600 sq.ft. . 500 South Galena Street Project Section 24-10.4 Permitted uses: A. ) The RBO district allows multi-family use within these zone districts, provided that one-half or more of the dwelling units are deed restricted within the terms of Section 24-11.4(b)(3). B. ) Section 24-11.4(b)(3) : The applicant agrees to deed restrict all or a portion of the development for a period of fifty (50) years to rental and sale price terms within housing price guidelines established by City Council and to occupancy limitations within housing income eligibility established by the City Council . Minimum size of a studio is 300 sq.ft. per Ordinance 66, Series of 1981, and 700 sq.ft. for a two bedroom unit. The 925 E. Durant / 500 S. Galena project is a dual-site, single development. The 925 E. Durant site is the employee housing location for the project. The original twelve units that constituted the G.M.P. application has received final approval and has been deed restricted for a period of fifty years. The studio units are 425 sq.ft. each. The additional twelve units created as a result of the R.B.O. will also be deed restricted in accordance with the above section for a period of fifty years and shall also be of a size equal to the first twelve units. Section 24-10.5 Area and bulk requirements A. ) As mentioned above, the minimum lot area in the L-2 zone with multi-family use is 6,000 sq.ft. . The 500 S. Galena Street site has 21,600 sq.ft. . • 500 South Galena Street Project B. ) As twelve of the seventeen units, or 71%, created by the R.B.O. are deed restricted in terms of Section 24-11.4(b)(3), the minimum lot area per one bedroom dwelling unit is 625 sq.ft. . 21 - one bedroom units x 625 sq.ft. = 13,125 sq.ft. minimum area needed for the Galena project. As the 500 S. Galena Street site is 21,600 sq.ft. , the area is more than sufficient to fulfill this requirement. C. ) The minimum lot width in the L-2 zone is 60 feet. The Galena site has over 200 feet in width that borders on Galena Street. D. ) The minimum front, side and rear lot requirements of 10,5 and 10 feet, respectively, have been observed. E. ) The maximum height requirement of 28 feet has been observed. F. ) There are no accessory buildings on the site. There is no need to reduce the required open space by special review. The Galena R.B.O. site exceeds the required 25% open space. G. ) Because more than one half of the dwelling units created via the R.B.O. will be deed restricted in terms of Section 24-11.4(b) (3) , the maximum external floor area ratio shall be 1.25:1 (as stipulated in Section 24-10.5(g)(5)) The calculation for external floor area ratio is as follows: Site area = 21,600 sq.ft. R.B.0./F.A.R. = 21,600 sq.ft. x 1.25 = 27,000 sq.ft. 500 South Galena Street Project Paragraph G contd. Total floor area of the project `- 27,000 sq.ft. . The total floor area of the project does not exceed the maximum external F.A.R. for the L-2/R.B.O. zone. Section 24-10.7 Application for designation of an R.B.O. site: A. ) An owner of a site or area in the City of Aspen may apply at any time during the year for inclusion of such site or area within a Housing Overlay District. B. ) 1'. The site plan, condominium map and elevation floor plans, to- gether with other materials submitted both previously and in this application should be sufficient to satisfy the requirement of materials described under Section 24-8.7(D)&(E) of the Municipal Code. 2. A description of the total number of dwelling units cate- gorized by the type, square footage, and number of bedrooms has been summarized earlier in this application. The construction method will utilize custom wood frame construction complimented by stone and glass. • The projected sales or monthly rental for the employee units at the 925 E. Durant site has been discussed previously. The on-site employee unit at 500 S. Galena Street shall also be in the "low income" category as given earlier. The remaining twenty-one units at the Galena site shall be rented or sold at current market prices. These units shall make possible the employee units at the Durant site by subsidizing the units from the profits received by the Galena units. The applicants names and experience has been discussed under the 925 Durant Street section of this application. I 500 South Galena Street Project Section 24-10.9 Review Criteria A. ) The first criteria requires that City Council find that the proposed development is appropriate for the neighborhood considering architectural design, bulk and density. Neighborhood means an area four blocks in length. (2 blocks on either side of the site. ) The neighborhood in which this project is located consists primarily of lodges, commercial facilities, single and multi-family units. Immediately surrounding complexes are the Tippler Inn and Lodge, Continental Inn, Alpenblick Inn and Durant Condominiums. See site context map. The architectural features of the project include custom wood frame construction with exterior materials including redwood or cedar siding facade, stone and glass. The parking located on the Galena site reserved for the Continental Inn is being relocated back to the Inn. Almost all parking is located underground, with a total of 27 spaces provided. All of these architectural aspects will compliment the construction presently found in the neighborhood. Consequently, the bulk, density, design and use of earth tones are eminently appropriate for the neighborhood. B. ) This application for a Residential Bonus Overlay Rezoning achieves the purposes and objectives as outlined in this section in the following manner: 1. This project complies with the Planned Unit Development Statement of Purposes as set forth in Section 24-8.1 of the Municipal Code of the City of Aspen. The P.U.D. encourages flexability, innovation and variety of land planning. Toward this end the concept for the 500 South Galena 500 South Galena Street Project Paragraph B-1 contd. Street Project is a direct result of the applicants flexability and innovation in site planning. The site plan as presented has been amended and improved since the original 1978 G.M.P. application. The original proposal called for the units in an "L" shaped configu- ration to allow for surface parking for seven cars. The design only allowed for ten underground parking spaces and the "L" shaped con- figuration inhibited the views from several of the units. The original design also reflected a maximum of 17 units, so that any R.B.O. re- zoning would have necessitated an increase in the bulk of the project. This is no longer true. The new design allows for increased parking for 26 spaces, all underground, and one surface parking space. The ten parking spaces reserved for the Continental Inn by the owners shall be transfered back to the Inn on its properties. The previous "L" shape has given way to a single line of units, stepped to meet the contours of the land. The sixteen residential units approved under the G.M.P. quota are located in seven 3-story high columns, each accessible via elevator and stairwell from the parking garage. The two southernmost columns contain three units, each one story in height. The other five columns contained only two units, each having a 12-14 foot high ceiling. The five units to be placed on the Galena site via the R.B.O. will be created by lowering the ceiling height of those five northernmost units to be one story high, thereby creating the space to create an additional unit in each column, so that all units will be only one story high. There will be no increase in the bulk of the building as a result of the R.B.O. rezoning. This creative site plan thus ensures minimal visual impact in the area while achieving a compatable relationship with the architecture of the surrounding neighborhood. 500 South Galena Street Project kilos Paragraph B-1 contd. As the site is located on Galena Street within one block south of Durant Street, the location maximizes the use of public streets and main transportation systems available. Utilities are immediately available, as are police and fire protection, water and sewer access. The project meets open space requirements without necessitating special reviews to reduce open space requirements. The project is located within one block of the CC zone and within 2 blocks from the Galena Street mall . 2. The Galena site is the companion project to the 925 E. Durant employee housing site, and makes the employee units possible by sub- sidizing those units from the income realized by the Galena units. As such, rezoning this site will comply with the Housing Action Plan (H.A.P. ) as discussed in the Durant section of the application. 3. All units have been designed and will be constructed to achieve maximum construction quality and aesthetic appearance. Employee unit sizes have been discussed earlier in this application. 4. The companion project of the 500 South Galena Street Project is the 925 E. Durant Street site which provides the employee housing appropriate for the project. As the Durant site is in an area that is exclusively free market units, it obviously aids in the geographic dispersion of deed-restricted employee units. j 5.0. 0 South Galena Street Project 4 5. As the development is in an area of similar types of develop- ment and close to the commercial core, ski lifts and transportation routes, there is a minimization of adverse ey°d land approved for ial and e impacts. The site of the R.B.O. utilizes via the 1978 G.M.P. allocation. 6. As discussed in section (a) above, the project is compatable with surrounding zoning and land uses. Area and bulk requirements have been met. 7. The P roject location is within one block of Durant Street and the Rubey Park Transit Center, the main transportation ceenterforlthe City of Aspen. This ideal location is also one block from the lift, commercial core and downtown areas. The site location usoptimally +� discourages automobile use while providing ample space for underground parking and storage of automobiles. 8. The adequacy and availability of utilities have been shown in previous G.M.P. and subdivision applications. Those applications show that all utilities are immediately available to the site and are more than adequate for the project. application is thus seen to be appropriate for This R.B.O. rezoning aPP type of the neighborhood in terms of land use, architectural conists of various land lts development and location. The neighborhood and architectural styles which will not be impacted from the addition of five residential multi-family dwelling units. II 1 1 1 1 "•''' 0 i. ; -- ' - !0,.' -• ...,, r ‘,#•!•,,„.4‘,,...,,*'.. ilia-''. 'it!'„4,,,A, 11.„, i„,T v.lt,,,- 4-,„-t,, . .4- 4,-',A. :ill, .t-1 , '77.,?.... i. 'r, it"" . "'"". ' - , $ -.4,„ " t''.44"APP++0, 444:::,.-f:4 l',...TIr.,0e. 4-,i,„,f*.4'•\,ti,k ' ,...#i ,' = ..if . ,,,,,;,,-, ,1*, ,, 4 1 i I ,,1 1 i i $ . 1 / -.,,-, 4 „,,,, /.... . t--- i 1-..r-st...4f,,z.,. .4,..,,, . - - -itssawamormorm westempamsowszrztenizzotolgonsw.:txrom 1 : .... '. 4 '';,"... ' 1 4A„,t.".,.. . :".:. .-• " 4 4 r...;-''-----"*" :Lc...:::: •P.7 t:N.7%.:',‘`...,`.0 4.:''-`7"-s'.:- -3 • . .., '4" •:•..:‘.** "t . '',\." ,.1 '\ '. ,- '.1 tolmati&la _ -ttLe) :" i „ W\'''' '''‘F3;...:7\7.'.',.--:•',,,I .1.' '',..,".:`°,-.: '''' e. ',4,....e.'2,.•,.3 ?,.1.-.;,..:,..... r1•0'11,11, ..7.r~.14 .. --- .... , . ,,:...,.... ..: .. : 4•• ...,' I -,- , ,,,:-:e4 ^`;-.:',;(*„.',.•:.4 ,.::' '...:.`,-; ", .,,, .... , .,,,„ 4410 1. tu5 r:,,,,--t____-4—.—__ .4"="1"1"..--..... -.\..741•"""4/1"1"*"wgewol :4 __,___ ..._. 71-7.47 ;,`,N), .2,,,,,, ,04-.!: .. •‘st I'.- I / ■-•S. t 1 --, 't•- e.$1 1 • .74-1‘'---,„__ ' , •,-,441 . • V • ' 3 ! ,' - i .44:. •...a...6 'AC .• . . • • 44 i:.., .. . ." .-5)Nr4tr , 4 .-71 -----0-07....-,-Yt...7 c.rrc Tr.K..... . is ' . • ! - . .,;,..-.........,:$),, ."). •,' r` ''i .•• :. 1-- • ''\ \ 1''''' ■:„,„„„„„—_____.; i \ —......„._ •6`A'N,.1k 01,-1 ..: •.':: 'iv:1'.■'1.1 4 I -.... ""-^---- .■.A .71,17r , i \ as, , i 1 f i I ,.......-1 ..,.,,...., , , r. (0) 1 ■ w--..--1 . : 7 1 ......, ............ * " .7 Viciity Map _..... ....___ , .- k ) 7 f ' to, ,...„7„...........e'.. ... ......„....................... . .._____ ___—. A C M • " x s � 925 Durant r . a r e f..m M..• wrM Project ojiw'ct f::::::.7:::::::.;.....:::_ wtt I, . .: *......2n., ..-:::.......::17:::::.... ...-1- - **Rh..,1 *,,t1 of 1f. '-....._ 444,- ,..:It."-7' .y I ,„.r t....... 4.....—....." I.,t.C.r 'ilat, -' . !.y . 4.,1 1 •. rryy�, 1• •S' • �" M •�• x'l✓ c,` •'1^r•,.•^ ,\`c'` • Galena :, .: : \.`*• • Project :.;.../:;:::'.::::':.: ",rd I RUB- UB-EY PARK • <" ..' : . WAGNER PARK c'\` \ • �.a'�. /.',:::,•:.. ":":41::::;,...-::;:;:„1 y 5 s F ••••'.•••••••••"1•.• .. ,..••' s..%�k••_ w a -a el�.`-s..r. >-� r _T.' 41.....'.... . • • •. frC. � I ----------------- i PROJECT M ' i v P 0 0� 0 400 800 SY k i OZQ T * ,,, OHZ . , .se Q � L T Y Q ,- , 1 I n I . -.o • o P �:,v.+sMw3!} I I � 59/it /-n �va. . < ° w a _ !a , I = w a 'i _ I I o a �� = y �; VI is 0/ ,4 . •Q - -7 - 3 ' I' Q• I0 = .• j \ as Taw "a�"wM //~ - —,r a �.— :�� `� 4 I N�1l i x .., QQff2 F q i ;.8.8 ` ; t -1 a\ 9F ' iF O I-: .. ali0. .rI o o s - ° Y It p 1 III TIM s _ f2,I° t WU11111%i I II'xb � ^IQ ; µ �]yy}yyy 9 ',!8 6 i. ez i era' ;i 11* ' • _ .. \� ' r I j(xA Y T --_..,/'I O • Ti ry l 1 1 t / �q/ P j / o i � � ° / � ° `. � ti � • . 08 t i it `^u'µ S z � e s< � i`o _r j / • N r ~ � JH • Z L; a 110- p z` p`.o- C 5 YY 1 u1�0 a r i 0 ui Z,l '' 1 0 Z r Z_ Z N�'� - V 4 �W ,-,to 7 ,-,9 Z( �.� 00� O z U 71--- • W Z 0 I n ti 4 1gym N4 , W 1 F,- °w ti 1 .. t- �Qa i3O .. 4 n rcP w - s .. ,-$. .11s dF 4,1 3 1$ a Q en 4 7 n 4 pA'- NW W°o< Ihe• s04 A. d0 4 > } ''' U, o� Z' Z o> 4• g R $-,0 Iii U W w '11,-;i, IO 0 8:; o(, Z, Q%4 -E cig 14: �0� inn0 QQ z , riot) F J ii z , n rN�,r^ r1i'�� 11 a ST I a Li Kft • 'I! 1 1 E 't I 1 A I a •. -;: , � a f _ ; n f �' ! _i 1 �. i - ■ III iIi '■ t1i ■L . z, PII it,; ® :i I = - vi0-mid,. 110. lip. . 4.,_ .. _ill tilit,. itaM1.11110111Wk 4Ij g t '- li u t 1 301111V iasirligm■smaiso■m■■., • 500 South Galena Project A�acent Properly Ot•'ners `44..- 1 P. A?. enblick Condominium Association (15 condominiums) c/o Fasching Haus 747 S. Galena Street Aspen , Colorado 81611 2 Anderman , George G. 506 Denver Building 1776 Lincoln Street Denver, Colorado 80202 3 . Blitz , Robert 716 South Galena Street Aspen , Colorado 81611 4 . Cantrup, Hans B. P.O. Box 388 Aspen, Colorado 81612 5. Colgate , Stirling A & Rosie W. 4616 Ridgeway Alamos , New :1exico 87544 6 . Kettle Corporation P.O. E'., e 8080 Aspen , Colorado 81612 7 . The Tipple Lodge (12 Condominiums) A Joint Venture P.O. Box 147 Aspen, Colorado 81612 8 . Popeil, Ronald M. 1292 Monte Cielo Dr. Beverly Hills, California 90210 ._:.__. � � . . '1 L / 1 1 \ ? / DD0 South Galena Street Project \ 70: 30 Residential G.M.P. Exemption R quest \ I i i 925 East Durant Street Project t, 500 South Galena Street Project 70:30 Residential G.M.P. Exemption Application is also made at this time under the provisions of Section 24-11 .2(i ) , entitled "Exceptions to Growth Management Quota System." ` Series of 1950. Under This section was implemented under Ordinance 20'ani is constructed i n a this "70:30" program, all residential dwelling mixed free market/d ,ed restricted housing project are exempted from G.M.P. quotas wherein at ' ast seventy (70) per cent of the units are constructed and deed restricted for a period of fifty (50) years to rental and sales price terms within employee housing price guidelines established by City Council . Compliance with these requirements as outlined in the above section are as given below: 1. Minimum 70` deed restricted units under housing price guidelines required. Durant site: 12 deed restricted low income employee units. Galena site: 5 free market units. Ratio - 12:5 = 12= 17 = 71:29. This ratio meets and exceeds the requirement of Section 24-11.2(0 • 2. Recommendation only for minimum 50% floor area devoted to deed restricted units. Durant site: 12 deed restricted units totaling s 7000 sq.ft. . Galena site: 5 free market units of 1310 q totaling 6550 sq.ft. . The deed restricted portion of the total project thus exceeds the floor area recommendation of the above section. 3. Recommendation only, for maintaining an average of 1.5 to 2.0 bedrooms in the deed resticted portion of the project. tThe Drrantlsrte consists of 12 studio units which mimpacts on site also parcel of land and surrounding neighborhood. 925 East Durant Street Project 500 South Galens Street Project addresses itself to a seLloent of the market (those who prefer studio units) that has not been addressed fully in other projects , such as Hunter Longhouse and the Water Plant project. These considerations are seen to be overriding factors in terms of the ordinance' s ueneral recommendations. 4. Compliance with adopted housing plans. The Durant site addresses itself to the need of studio units as stated in the adopted housing plan. No one project can address the needs of the entire community; rather, it is preferable in terms of cost efficiency, to aim individual projects to particular seo ents of the market , in this case to employees desiring small low-cost units . 5. The Durant project conforms to both the Housing Price Guidelines and unit size requirements . The units shall be eitter r r rr• ,� category �t the rented or sold in accordance with the low i no_ _ y Housing Price Guidelines in effect at time of actual rental or sale. The units are all 425 sq.ft. , which is within the 400-600 sq. ft. unit size requirements. The project, consisting of both the 925 E. Durant and EOO Galena I sites , are thus seen to be in compliance with lections 24-11. 2 ,i ) and 24-11.4(b) (3) . Such compliance is documented in the letter from the Aspen Planning Office, dated November 3, 1930, by Jolene Vrchota , included and wade part of this application. Oat 4- i Aspen / pit i0 s „street 40. 1 3 ,- 1 as en8161 P F � �� November 3, 1950 Mark Danielsen H.B.C. Properties 420 S. Galena Suite 02 Aspen, Colorado 31612 Re: Residential Bonus Rezoning and 70:30 Ex�mPtian Application for the 925 E. Durant and 500 Galena Projects Dear rsrk: memo is issued to confirm the items discussed and conclusions reached This me The Durant and Galena sites during our meeting on October 30, 1980.project, the Durant an siae serving te as the have always been considered as one liation. � The Durant site is zoned R/MF, and the portion lsite of (zoned ed L-2)app dwellings the Galena site (zoned P--'--) allows residential multi-family dwellings ,' and sites were the subject of a 1978 GMP app for permitted uses. These studio units at Durant Avenue and 17 units at for 12 low-income employee studio one employee and 16 free market units. The GMP application Street consisting of ro ritte requested process was au ation was awarded the residential development allotment nt requested and was authorized to proceed with construction Series of 1978 It is understood under the City Council Resolution N©- liven approval for subdivision exception, that :,BC Properties has recently belatgby the Aspen P&Z Commission for the conceptual plans, and preliminary plat Council will consider final plat original 12 units on the (3'Jra'980rymeetingty City at its November 10, understands that, as stated in your Durant subdivision exception Planning Office itis now your intention to apply for an additional 12 epulits (to, it o ee units (to be price restricted for 50 years) onlicat Durant forsite 1f empl y there) in conjunction with an application for made (for a total of ma units (R.B. ) Overlay (under Ordinance No. 16, additional free market the site. This y application allowed under possible by 1980) the Res exemption process Series of 1980) rezoning and the 70:30 nce No. 20, Series of 1980) . These ordinances now allow for the app i- a catt iooa d in the following manner: cn to be reviewed and P rocesse P Overlay: 1 . Ordinance No. 16, Series of 1980: Residential Bonus O� A. Determination of number of units using minimum lot area required per dwelling unit, s sretion 24-1(h5(h)(5) . / Mark Danielsen Page 2 November 3, 1980 4� 1 . Durant site, RMF zone, 12,000 sq. ft. lot, 500 sq. ft. require- ment per studio unit. /20004500 = 24 studio units allowed. i 2. Galena site, L•2 zone, 21 ,600 sq. ft., 500 sq. ft./studio, 625 r sq. ft./one bedroom. 216004625 = 34 one bedroom units allowed. However, it is understood that this applica- tion requests 21 one-bedroom units of approximately 1262 sq. ft. each, plus one employee studio unit of 500 sq. ft. B. Determination of size of units using external FAR requirements of 1 .25:1 , section 24-10.5(G)(5). • 1 . Durant site, 12000 sq. ft. X 1 .25 = 16,000 sq. ft. usable FAR less the 12 original units totaling 7,000 sq. ft. leaves 9,000 sq. ft. for the remaining 12 units of this application. 9000112 = 750 sq. ft. per studio unit allowable size later limited by Housing Price Guidelines. 2. Galena site, 21600 sq. ft. X 1 .25 = 27,000 sq. ft. usable FAR.1ess 500 sq. ft. employee unit = 26,500+21 one bedroom units = 1262 sq. ft. per one bedroom units allowed. . 2. Ordinance No. 20, Series 1980: Exception from: MPrrequuirements for projects that provide for deed restricted units A. Minimum 70% deed restricted units under price required. Durant site: 12 deed restricted units. Galena units. Ratio 12:5 = 70:30. This ratio meets the requirement of the ordinance. B. Recommendation only, for minimum 50% floor area devoted to deed restricted nnits. Durant site: 12 deed restricted units totalling 7000 sq. ft. Galena site: 5 free market units of 1262 sq. ft. totals 6310 sq. ft. The deed restricted portion of the project thus exceeds the floor area recommendation C. Recommendation only, for maintaining an average of 1 .5 to 2.0 bedrooms in the deed restricted portion t ts on the e . The particular site parcejsists of 12 studio units which minimizes s of land and surrounding neighborhood. The Durant site also addressest itself to a segment of the maineother(those proje , such who ctPestudio Hunterunits) Long- has not been addressed fully Long- house and the Water Plant project. These considerations are seen to be overriding factors in terms of the ordinance's general recommenda- tions. D. Compliarse with adopted housing plans. The Durant site addresses itself to the need of studio lunits tas stated ointt the eaddooptedohousing;- plan. t►o one project can to aim indivi- dual It is preferable in terms of cost efficiency, dual projects to particular senments of the market, in this case to employe' desiring small low-cost units. Mark Danielsen ee , ..; . -. November 3, 1980 Page 3 - 4 i ... , 4 , 3. Housing Price Guidelines and units size requirements stipulating maximum unit size for which rent can be charged. Low Income Rent Unit Size _— Studio units .-1T.7-- 4001666 sq. ft. • The deed restricted Durant studio units of 455 sq. ft. meet these require- ments. __.tiTEAri: -1 Consequently,the 1978 GMP approval coupled with the new application meets the i. requirements of Ordinances No. 16 and 20, both series of 1980. As the appli- P.'ee cation meets the specific requirements of the Overlay and GMP exception as ,4 herein discussed, you may continue with the application for the required review approvals . Such epplication shall include discussion of all other aspects of the ordinarces. There are three ways to handle the application under the review process. 4, Subdivision exception could include only conceptual presentation and approval by the Planning J Zoning (P&Z) Commission, imoediately followed by final plat review and approval by City Council . This method is feasible, but not likely e. (' 1 el to be approved, as indicated by the P&Z on Tuesday, October 21st, when the cowlission reviewed subdivision for the first 12 studios on the Durant site. P&Z approved this subdivision exception (waiving only conceptual before City Council ) , but also strongly stated that more detailed review would be required in any future applications. The second application is a modified subdivision exception review. A modified exception process could allow for the waiver only of conceptual review before City Council . The procedure would be Conceptual review and appreval by P&Z, Preliminary review and approval by Paz, and 4- final plat review and approval by City Council . This method is possible, but also not probable, as indicated by the P&Z in that meeting. Based upon P&Z cowrents, the most likely process to be approved would be to go through .. full subdivision review. This method requires concetual review and approval by P&Z, and City Council , Public Hearing and Preliminary review by P&Z and, Final Plat review and approval by City Council after first and second reading for rezoning to Residential Bonus Overlay. I hope this clarifies the interpretation of the ordinances as they will be applied to your application, and outlines the probable review process required. If you have any questions or need additional information, please contact me. Sincerely, 1 / "1-- te ci Jolene Vrchota liNd Assistant Planner r- Page One PROPERTY OWNERS WITHIN 300 FEET OF �i THE 925 EAST DURANT PROJECT SITE // F.1 , k Block 112 ,%, 1 q1. Matthew O'Block C P.O. Box 573 ' _ 'f✓ C� -, Aspen, Co. 81612 Block 113 1. Aspen Townhouse East Condomir3Xum Association - 11 Units c/o Vilcor - Tim Roselle / 131 East Durant Ave. Aspen, Co. 81611 2. Feet and Nyla White V 193 The Masters Circle Costa Mesa, Ca. 92627 r 3. Midland Condominium Association - 13 Units C/'/" c/o Coates, Reid, Waldron Property Management 720 East Hyman Ave. Aspen, Colorado 81611 4. Winter Haven Condominiums - 3 Units (a) Alfred Dreyfus Goldman Trust / (b) Frank McGuire & John Ryan /' P.O. Box 1748 / 1827 Seneca Street Oklahoma City, OK. 73101 Buffalo, New York 14240 (own 2 units) Block 118 1. Glenn Eugene Law J 4. William and Nancy P.O. Box 2537 P.O. Box 571 Aspen, Co. 81612 Aspen, Co. 81612 `/ 2. C.M. Clark 5. Old Hundred Condos - 16 Units// P.O. Box 566 - c/o Olaf and Carolyn Hedstrom Aspen, Co. 81612 P.O. Box 4815 Aspen, Co. 81612 3. Alexander Kasper er , c/o Clark / 6. Bras Bed Association / P.O. Box 566 926 East Durant Avenue ;/ Aspen, Co. 81612 Aspen, Co. 81611 Page Two Property Owners Within 300 Feet of the 925 East Durant Project Site Block 119 1. Landow Condominiums (c) Thomas A. Spain - Unit #201, c/o Nathan Landow Old Orchard Road ,/ 4710 Bethesda Avenue j!. Armonk, New York 10504 Bethesda, Maryland 20014 (d) Avilla B. Bates - Unit #202 t-' 2. Hans B. Cantrup ✓ 15 East 2300 Riverside Drive P.O. Box 388 Tulsa, OK. 74114 Aspen, Co. 81612 (e) Bates Lumber Company Inc. - Uryi-t #203 3. Martin Schlumberger Box 7095 2516 Woody Creek Road Uf Albuquerque, New Mexico 87104 Woody Creek, Co. 81856 (f & g) Hooligan Properties - Unit #30 ,302 4. North Star Partners 23880 West Eight Mile Road DBA North Star Lodge c/ Southfield, MI. 48034 914 Waters Avenue Aspen, Co. 81611 6. Silverglow Condominium Association P.O. Box 9260 5. Chateau Snow Aspen, Co. 81612 (/ (a) Walter 0. Wells - Unit #101 (24 condo units) 21550 Lake Street 7. Avilla Bates; Bates Corporation Cassopolis, Mich. 49031 3800 First National Tower (b) Alta Loma Investment Comp y Tulsa, OK. 74103 c/o Raleigh Enterprises 8560 Sunset Blvd. Los Angeles, Ca. 90069 Unit #102 Block 120 1. Diane Heddon f 3. Mountain Capital Trust/ Box 10708 P.O. Box 49301 Aspen, Co. 81612 Aspen, Co. 81612 2. Barbara Lewis 4. Mary Fenton P.O. Box 262 / P.O. Box 1565 /// Aspen, Co. 81612 Aspen, Co. 81612 Page The Property Owners Within 300 Feet of the 925 East Durant Project Site Block 37 East Aspen Townsite 1. Jennie Cowling 939 East Cooper Ave. Aspen, Co. 81611 2. Villager Townhouse Condominium Association - 8 Units P.O. Box 228 Aspen, Co. 81612 3. Chateau Roaring Fork Condominium Association - 42 Units c/o Coates, Reid and Waldron Property Management 720 East Hyman Ave. Aspen, Co. 81611 4. Sepp and Jane Kessler P.O. Box 33 Aspen, Co. 81612 5. Little Jewel Condos (single ownership) - 3 Units Louise Frisby P.O. Box 5024 ,j Aspen, Co. 81612 6. Ute Condominium Association - 11 Units c/o Vilcor 131 East Durant Ave. Aspen, Co. 81611 Block 40 East Aspen Townsite 1. Roaring Fork Apartments c/o Margaret Bonar ! P.O. Box 923 ✓ Aspen, Co. 81612 2. Boomerang Limited 500 West Hopkins Aspen, Co. 81611 3. Aspen Townhouse By the River Condo. Association - 16 Units P.O. Box 1165 Aspen, Co. 81612 Page Four Property Owners Within 300 Feet of the 925 East Durant Project Site Block 41 East Aspen Townsite 1. John Davis P.O. Box 4950 Aspen, Co. 81612 2. Milton Salstone 7901 North Caldwell Morton Grove, ILL. 60053 3. Richard Lewis 2600 Cove Corona Del Mar, Ca. 92625 4. Ken and Barbara Campbell 4417 South Sotto Street Los Angeles, Ca. 90058