HomeMy WebLinkAboutcoa.lu.rz.925 E Durant 500 S Galena.1982lJL4A-;t�%d C4 // -�
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Table of Contents
1. Letter of Submission
2. 925 East Durant Street, R.B.O. Application
3. 925 East Durant Street, 70:30 Residential G.M.P. Exemption Request
4. 500 South Galena Street, R.B.O. Application
5. 500 South Galena Street, 70:30 Residential G.M.P. Exemption Request
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Letter of Submission
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•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.
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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.
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• 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 71110 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
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.O.170:30 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
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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 to their 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
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925 East Durant Street
Residential Bonus Overlay Rezoning Application
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Location
Approvals requested:
Application Submitted to:
0 Applicant:
9
925 East Durant Street
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
Mr. Sunny Vann, Director
Aspen/Pitkin Planning Department
130 South Galena Street
Aspen, Colorado 81611
H.B.C. Investments
450 South Galena Street
Suite # 202
Aspen, Colorado 81611
303-925-8610
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Introduction
1. Project Name:
2. Location:
3. Parcel Size:
4. Current Zoning District:
5. Zone under which application
is filed:
6. Number of units previously
allocated (via 1978 GMP):
7. Number of additional units
proposed:
8. Total number of units:
9. Size of units:
10. Parking:
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925 East Durant Street
Lots F,G,H,I; Block 119,
City of Aspen
12,000 sq.ft.
RMF City of Aspen
RMF with R.B.O. rezoning
12 low income studio employee
units
12 low income studio employee
units
24 low income studio employee
units
425 sq.ft. each
22 underground parking spaces
3 surface spaces in alley
• 925 East Durant Street
Rezoning to Residential Bonus Overlay District
Application is hereby made pursuant to the provisions 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 housing 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 (Residential Bonus
Overlay) District. Compliance of all requirements contained in Article
10, Section 24, are as set forth below:
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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..
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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`;, 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..
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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 on -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.O./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.
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925 East Durant Street
SQUARE FOOTAGE
Implications of Resolution 81-18 on R.B.O. Application
1. Daycare
2. Living Space @ 1st, 2nd, 3rd levels
3. Decks and Balconies
Decks
@ South
@ North
Balconies
(11,547.9 sf x 15% = 1732 sf)
4. TOTAL R.B.O. SQ. FT.
5. Remaining Sq. Ft. (@ 1:25-1 ratio)
OPEN SPACE REOUIREMENTS
Required = 35% = 4200 sf
1. Courtyard
2. Deck Area
3. Walkway @ East
4. Walkway @ drive
5. TOTAL OPEN SPACE
1,563.1
1,235.7
1,504.0
4,302.8 sf
-1,732.0
2,570.8
381.3 sf
1,594 sf
2,142.5
307.4
178
4,221.9 sf
500 sf
11,547.9
2,570.8
14,618.7 sf
925 East Durant Street
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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.
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925 East Durant Street
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 east; 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
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.D. 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
in site planning.
0 925 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
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.
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925 East Durant Street
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
N.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
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
larger than the 300 sq.ft. minimum recently recommended by City Council.
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 dispersirn of deed restricted units.
5. As the development is in an area of similar types of
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 evidencaiby City Council approvals for the site plan
amendment in March 1980 as mentioned above and final approval of the first
twelve units in a design and site plan to allow the additional density
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.
925 East Durant Street
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6. As stated i,i 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 B2,
a ciajor transportation route, and is within 212 blocks of work and
shopping areas. The site location thus discourages automobile use and
provides for underground parking and storage of automobiles.
S. 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.
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- 925 Durant
Project
1
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GLORY HOLE
F. •
.Volb 500 So. Galena
•.s. •4a'�i�'c.
Project
PROJECT LOCATION MAP
0 200 400 800
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ADJAC1Nr PIiN'171'y (A44FTS
• to 925 E. Durant 0-
1. Old KKKIred Oond-d-li—
Contact :
Olaf and Carolyn Wdst—
P.O. Boot 4815
Chit 107 Building C
Aspen, CO
2. Vagatnnd ledge
Brass Bed Associates
DBA Va,akx-r ledge
926 E. Durant Avenue
Aspen, Colorado 81611
1, c� II. and .Iarx� 8r::sUer
P.O. BOX 33
,�, w1orado 81611
4. Westside Cbrdsainivac
Nathan Larch+
4710 Bethesda ?,—,*a
Bathesda, Mrylard 20014
90UIf_�OYt7�5:
5. North Star Part.•rrs
D.B.A. North Star LOck)e
914 Waters Avenue
Aspen, Colorado 81611
925-7279
after 6 p.m. or before
9 a.m.
6. Silverglw Oondomini—
Silverglor Om&zairi— Associates
P.O. Box 9260
Aspen, Colorado 81611
EAST PA[XfRIY
7. Alpine lions
c/o Ham Cantrvp
P.O. Box 388
Aspen, Colorado 81611
Southern Area Condo, liners:
8. Chatwu Sties+
Wells
a) Walter O. We
��
21550 lake Street
Unii 01
Uni#1
Unit
Casgopo.is, KI& gan 49031
b) Alta Inca lnvC5"ent 03T,ary
Condo unit 1102
c% Paleigh Snterprises
8560 Sunset Blvd.
Los Angeles, California 90069
c) ,O-Ima A Spaln
unit 1201
Old Ordlard Road
Ar=*, Mw York 10504
d) Avilla B. Bates
unit 1202
15 E. 2300 Riverside Drive
Asa, Wahmn 74114
e) Bates Luber CorP.any Inc.
Box 7095
Alhquerque, New Mexico 87104
Unit 1203
f c q) Hooligan Properties
Unit 1301
Unit 1302
23880 W. Eight Mile Road
Southfield, Midtigan 48034
16 omits
q apartwnt Lnits
8 rental ;nuts tut.,l -
under one owner.
4 lu: ,r_ _
24 conirr• loin -I:
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925 East Durant Street Project
70:30 Residential G.M.P. Exemption Request
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• 925 East Durant Street Project
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."
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
It 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
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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.
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Aspen/Pitkin Planning Office
130 soath galenapstreet
aspen __SjLWk&081611
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 51CO 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/11F,
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 HBC 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
(tor 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:
A. Determination of number of units using minimum lot area required per
0dwelling unit, section 24-10.5(b)(5).
1 Mark Danielsen •
;ovember 3, 1980 • Page 2
1. Durant site, RMF zone, 12,000 sq. ft. lot, 300 sq. ft. require-
ment per studio unit. 12000=500 = 24 studio units allowed.
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 thi3 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 = 26,500321 one bedroom units = 1262
sq. ft. per one bedroom units allowed.
2. Ordinance No. 20, Series 1980: Exception from GMP requirements for projects
Is that provide for deed restricted units in a 70:30 ratio:
A. Minimum 70`1 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 Durart site consists
of 12 studio units ihich 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 desirinj small low-cost units.
Mark Danielsen • • Page 3
November 3, 1980
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 8 sq. ft. 400-6OTsq. 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 the Planning & Zoning (P&Z) Commission, immediately followed by final plat
review and approval by City Council. This method is feasible, but not likely
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.
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,
Jolene Vrchota
Assistant Planner
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.7
500 South Galena Street
Residential Bonus Overlay Rezoning Application
L-I
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Location:
Approvals Requested:
Application Submitted To:
Applicant:
0
500 South Galena Street
Residential Bonus Overlay
(R.B.O.) Rezoning and 70:30
Residential G.M.P. Exemption
Mr. Sunny Vann, Director
Aspen/Pitkin Planning Department
130 South Galena Street
'Aspen, Colorado 81611
H.B.C. Investments
450 South Galena Street
Suite #202
Aspen, Colorado 81611
303/925-8610
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Introduction
1. Project Name:
2. Location:
3. Parcel Size:
4. Current Zoning District:
5. Zone under which application
is filed:
6. Number of units previously
allocated (via 1978 GMP):
7. Number of additional
units proposed:
8. Total number of units:
9. Size of units:
• 10. Park Jog:
500 South Galena Street
Lot 16 and Parcel B, Block 2,
Anthony Acres Subdivision
City of Aspen, Colorado
21,600 sq.ft.
L-2 zone with RMF permitted use
City of Aspen
L-2 with R.B.O. Rezoning
16 non -deed restricted one bedroom
residential multi -family units
1 employee unit
5 non -deed restricted one bedroom
residential multi -family units
via R.B.O. and 70:30 GMP exemption
21 non -deed restricted one bedroom
residential multi -family units and
1 employee unit
18 units @ 12CIOsq. ft. each approx.
3 units @ 1100sq.ft. each approx.
1 employee unit @ 800 sq.ft.
26 underground parking spaces
1 surface parking space
r�
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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,
0 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
9
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..
•
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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.O./F.A.R = 21,600 sq.ft. x 1.25 = 27,000 sq.ft.
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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.
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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. Almo s t 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 freet Project •
CJ
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.
L�
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.
0
0 500 South Galena Street Project
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
is 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.
is
500 South Galena Street Project
40
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 social and environmental
impacts. The site of the R.B.O. utilizes land already approved for
development 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 project location is within one block of Durant Street and
the Rubey Park Transit Center, the main transportation center for the
City of Aspen. This ideal location is also one block from the ski
lift, commercial core and downtown areas. The site location thus optimally
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.
This R.B.O. rezoning application is thus seen to be appropriate for
the neighborhood in terms of land use, architectural design, type of
development and location. The neighborhood consists of various land
uses and architectural styles which will not be impacted from the
addition of five residential multi -family dwelling units.
•
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Adjacent Property Owners
01. Alpenblick 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, clans B.
P.O. Box 388
Aspen, Colorado 81612
5. Colgate, Stirling A 6 Rosie W.
4616 Ridgeway
Alamos, New Mexico 87544
6. Kettle Corporation
P.O. £, r 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
0
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500 South Galena Street Project
70:30 Residential G.M.P. Exemption Request
S
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•
925 East Durant Street Project
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."
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
Itguidelines required. Durant site: 12 deed restricted low income
employee units. Galena site: 5 free market units. Ratio - 12:5 =
121 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
•
• 0
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.
•
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Ll
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Aspen/Pil
h
130 At
a s p e
Mark Danielsen
H.B.C. Properties
420 S. Galena
Suite #2
Aspen, Colorado 31612
•
ping Office
t r e e t
1611
November 3, 1980
Re: Residential Bonus Rezoning and 70:30 Exemption Application for the
925 E. Durant and 500 S. Galena Projects
Dear f'ark:
This memo is issued to confirm the items discussed
ntand
conclusions
Galena reached
during our meeting on October 30, 1980.
The 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/MF,
and the Galena site (zoned L-2) allows residential multi -family dwellins
as permitted uses. These sites were the subject of a 1978 GMP application
for 12 low-income Emat
ployee studio units at Durant Avenue and 17 units The e
G."1P
Galena Street consisting of one employee and 16 free market units.
idential development allotment requested and
application was awarded the res
construction via the appropriate review process
was authorized to proceed with
on No. 11, Series of 1978, It is understood
under the City Council Resoluti
y been given
that HBC Properties has recentlbyhepAspenlrsubdivision
P&ZCommission for the
conceptual plans, and preliminary plat by
original 12 units on the [)uraj980meeting.
it.City Council will consider final plat
approval at its November 10,
The Planning Office understands that, as stated in your Durant subdivision
exception application, it is now your intention to apply
for 12 employee units (to be ,rice 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 Residenthe170 30Bonus
exemptioOvprocess(under
alOrdinance
undre�• 16,
Ordinance
of No. rezoning and These ordinances now allow for the appli-
cation No. 20, Series of 1980).
cation to be reviewed and processed in the following manner:
1. Ordinance No. 16, Series of 1980: Residential Bonus Overlay:
A. Determination of number of units using minimum lot area required per
dwelling unit, sr,.tion 24-10.5(b)(5).
Mark Danielsen • . Page 2
November 3, 1980
•
1. Durant site, RMF zone, 12,000 sq. ft. lot, 500 sq. ft. require-
ment per studio unit. 12000♦500 - 24 studio units allowed.
2. Galena site, L•2 zone, 21,600 sq. ft., 500 sq. ft./studio, 625
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. 9000412 = 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 provide for deed restricted units in a 70:30 ratio:
A. Minimum 70,10 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
employers desiring small low-cost units.
�! Mark Danielsen • Page 3
November 39 1980
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 sq. ft. 400-M6 sq. ft.
The deed restricted Durant studio units of 455 sq. ft. meet these require-
ments.
Summar,
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 a n GM1theexception
as
herein discussed, you may continue with the application
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. oval
Subdivision exception could include only conceptual presentation and app
by the Planning J Zoning (P&Z) Commission, immediately followed by final plat
review and approval by City Council. This method is feasible, but not likely
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 second applicatore ioneisravmodified iew dsubdivbe ision
d
in any future applications. The s Pp
exception review. A modified exception process roceduId lwouldow rbehConceptualnly
ou
of conceptual review before City Council. The procedure P&Z, and
review and approval by P&Z, Preliminary review and approvalY
final plat review and approval by City Council. This method is possible,
but also not probable, as indicated by the P&Z inthat meeting.uld be Basedthrough
pon
P&Z comments, the most likely process to be approved
full subdivision review. This meHearinrequires
Prelim narylreview review bynP&Zpand�al
by P&Z, and City Council, Public 9 and
Final Plat review and approval by City
tyCouncil after first and second reading
for rezoning to Residential BonusOverlay.
I hope this clarifies the interpretation of the ordinanresas theyprocilrequired.
be
applied to your application, and outlines the probable
If you have any questions or need additional information, please contact me.
Sincerely,
Jolene Vrchota
41 Assistant Planner
Page One
PROPERTY OWNERS WITHIN 300 FEET OF
THE 925 EAST DURANT PROJECT SITE
Block 112
1. Matthew O'Block
P.O. Box 573
Aspen, Co. 81612
Block 113
1. Aspen Townhouse East Condominium Association - 11 Units
c/o Vilcor - Tim Roselle
131 East Durant Ave.
Aspen, Co. 81611
2. Feet and Phyla White
193 The Masters Circle
Costa Mesa, Ca. 92627
3. Midland Condominium Association - 13 Units
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 i 1827 Seneca Street
Oklahoma City, OK. 73101 Buffalo, New York 14240
(own 2 units)
Block 118
1. Glenn Eugene Law 4. William and Nancy Sheehan /
P.O. Box 2537 P.O. Box 571
Aspen, Co. 81612 Aspen, Co. 81612
2. C.M. Clark 5. Old Hundred Condos - 16 Unit
P.O. Box 566 c/o Olaf and Carolyn Hedstrom
Aspen, Co. 81612 P.O. Box 4815
Aspen, Co. 81612
3. Alexander Kasper
c/o Clark 6, Bra._ Bed Association
P.O. Box 566 926 East Durant Avenue
Aspen, Co. 81612 Aspen, Co. 81611
•
Property Owners Within 300 Feet of
the 925 East Durant Project Site
Block 119
1. Landow Condominiums
c/o Nathan Landow
4710 Bethesda Avenue
Bethesda, Maryland 20014
i
2. Hans B. Cantrup
P.O. Box 388
Aspen, Co. 81612
3. Martin Schlumberger
2516 Woody Creek Road
Woody Creek, Co. 81856
4. North Star Partners
DBA North Star Lodge
914 Waters Avenue
As; gin, Co. 81611
5. Chateau Snow
(a) Walter 0. Wells - Unit #101V
21550 Lake Street I/
Cassopolis, Mich. 49031
(b) Alta Loma Investment Company
c/o Raleigh Enterprises
8560 Sunset Blvd.
Los Angeles, Ca. 90069
Unit #102
Block 120
1. Diane Heddon
Box 10708
Aspen, Co. 81612
2. Barbara Lewis
P.O. Box 262
Aspen, Co. 81612
• Page Two
(c) Thomas A. Spain - Unit #201
Old Orchard Road
Armonk, New York 10504
(d) Avilla B. Bates - Unit #202
15 East 2300 Riverside Drive
Tulsa, OK. 74114
(e) Bates Lumber Company Inc. - #203
Box 7095
Albuquerque, New Mexico 87104
(f & g) Hooligan Properties - Unit #30 ;302
23880 West Eight Mile Road
Southfield, MI. 48034
6. Silverglow Condominium Association
P.O. Box 9260
Aspen, Co. 81612
(24 condo units)
7. Avilla Bates; Bates Corporation
3800 First National Tower
Tulsa, OK. 74103
3. Mountain Capital Trust
P.O. Box 49301
Aspen, Co. 81612
4. Mary Fenton
P.O. Box 1565
Aspen, Co. 81612
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
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
0
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