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HomeMy WebLinkAboutagenda.apz.20130115 AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, January 15, 2013 4:30 p.m. Sister Cities room 130 S. Galena Street, Aspen I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS — A. 610 West End Street (The Gant) — PUD Amendment VI. OTHER BUSINESS VII. BOARD REPORTS VIII. ADJOURN Next Resolution Number: 4 P1 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Jessica Garrow, Long Range Planner THRU: Jennifer Phelan, Community Development Deputy Director RE: 610 West End Street—PUD Amendment Resolution No._, Series of 2013 MEETING DATE: January 15, 2013 APPLICANT/OWNER: The Gant Homeowners Association REPRESENTATIVE: Alan Richman, Richman Planning Services LOCATION: 610 S. West End St,The Gant Condominiums d CURRENT ZONING: R-15 (Moderate Density Residential)with a Lodge (L) and Planned Unit Development ' ' n (PUD) Overlays SUMMARY: The Applicant requests an amendment to their PUD for the remodel and expansion of their conference facility. STAFF RECOMMENDATION: Staff recommends approval of the request. ' Photo: Gant location and picture of Conference Building viewed from Ute Ave. REQUEST OF THE PLANNING AND ZONING COMMISSION: The Applicant is requesting the following land use approvals from the Planning and Zoning Commission to redevelop the site: Page 1 of 4 The Gant PUD Amendment— 1.15.2013 Y P2 • PUD Amendment for remodel and redevelopment in a Planned Unit Development (PUD), pursuant to Land Use Code Chapter 26.445.100, Planned Unit Development Other Amendment (The Planning and Zoning Commission is the final review authority.) BACKGROUND AND PROJECT SUMMARY: The Gant is a multi-family residential development with the ability to include short-term nightly rentals. It is considered a "hybrid" residential and lodge project. Originally approved in the 1970s, it includes 143 units, three of which are affordable housing units. Approximately 120 of the units are regularly rented today. The Gant was originally zoned for both lodging and residential uses in the AR-1 (accommodations and recreation) zone district. However, shortly after the project was completed the City began a series of down-zonings in town, including at The Gant. It was rezoned to R-15 PUD, making the project non-conforming in terms of use and dimensions. In 1989, in an effort to remove the non-conformities, the City rezoned the property to R-15 with a Lodge (L) and PUD Overlays. Today the property remains zoned R-15 with Lodge and PUD Overlays. A series of changes to the property, particularly related to non-unit spaces and reception areas, were approved between 1989 and 2005. These are detailed on Pages 2-3 in the Application (Exhibit B). In 2012, the Applicant requested the City review the approved and allowed uses on the property. The Community Development Department determined that The Gant is considered a multi-family residential development, with the ability to have short-term rentals like a lodge. The use review was conducted after the initial pre-application conference for this land use application, where staff suggested that the property might be considered a lodge use. The Application includes responses to the Commercial and Lodging Design Guidelines, which do not apply to the property because it is multi-family residential, and not lodge in its approved use. Therefore, the Planning and Zoning Commission does not need to review that portion of the Application, and should only focus on the PUD portion of the Application. It should also be noted that this request does not trigger a growth management review, as it is not increasing commercial space, free-market residential units, or lodge rooms. In terms of growth management it is considered non-unit space. The applicant proposes to remodel and expand the conference facilities that are located along Ute Ave. The existing conference center includes various conference rooms, kitchen areas, an office, restrooms, a multi-purpose space, and exercise facilities. The existing building is approximately 4,543 square feet (floor area), is 22 feet 11 inches in height, and includes two levels — the main level and a basement. The proposed change would increase the height to 25 feet and the floor area to approximately 6,302 square feet. In terms of programming, the conference facility is proposed to remain consistent, with added storage space, a cafe area, and a roof terrace with bar facilities. Most of the size increase is a result of expanding over an existing deck that is internal to the site. The proposed dimensions are included in Table 1 on the next page. Page 2 of 4 The Gant PUD Amendment— 1.15.2013 • f Table 1: Existing P3 and Pro posed PUD Dimensions r Existing Proposed Height 22'11" 25' Floor Area 4,543 sq. ft. 6,400 sq. ft. 10' for conference building Ute Ave Setback Approx 20' for conference building 4' for trash enclosure Approx 4' for trash enclosure (note most of the conference building is setback approx 20) West Property Line 51 51 Setback As part of the remodel and expansion the building will be brought up to current building and accessibility standards. In addition, the existing uses will remain, but in a reconfigured fashion. There is an existing trash enclosure located along Ute Ave that is a stand-alone building. The proposed design would incorporate that structure into the updated conference facility. STAFF COMMENTS: The project is required to comply with the standards set forth in section 26.445.100.B, PUD Other Amendment. Overall, staff finds that the project's design meets the requirements set forth in the PUD Chapter. The applicant has provided a detailed description of the proposed changes, which is included in their application, attached as Exhibit B. Staff provides a brief overview and comments of the key changes below. The Drawings Section of the Application best illustrates the existing conditions and proposed design. The proposal will improve the usability of the conference facility at The Gant, and will improve the Ute Avenue "face" of the development. Conference facilities are typically a part of both residential and lodging development. The existing facilities serve both the property owners as well as guests. However, they are not up to ADA codes and do not enable small group break-out rooms. The change will bring the building up to ADA standards, and will create spaces more conducive to the meetings and conferences currently held at The Gant. In addition, the cafe area and updated general purpose space will enable owners and guests a common space area away from check-in facilities, which currently get crowded with owners and visitors using to make phone calls, check email, etc while others are checking in. The most significant change is the addition of a roof top bar area. This structure is proposed to be set back from the Ute Ave property line by approximately 50 feet, with the roof terrace proposed to be setback approximately 26 feet from the property line. While the proposed change is not required to comply with any specific design standards, the applicant has paid attention to creating an improved design, especially along Ute Avenue. Staff expressed concerns to the applicant during the pre-application meeting that the current facility turns its back on Ute Avenue and creates an uninviting walking and pedestrian environment. The applicant has included added landscaping, as well as design elements on the building to better open up toward Ute Avenue and to respond to staff's concerns. The existing and proposed facades are included on the last two pages of the application. The updated Ute Avenue fagade will include added sidewalks, a new window, a more prominent entrance, and updated landscaping, as illustrated in Figure 1,below: Page 3 of 4 The Gant PUD Amendment— 1.15.2013 P4 Fi ure 1—Pro osed Ute Ave rendermi s Overall, staff finds that the proposed changes are consistent with the approved uses in the PUD, and represents an improvement to the project. RECOMMENDATION: Staff recommends approval of the project, with the following conditions: 1. No signage is approved in this amendment. A separate sign permit is required for any signage. 2. Any tree-removal shall be reviewed by the Parks Department as part of the building permit application. 3. Any mechanical equipment shall be co-located and screened from Ute Avenue to the extent practicable, and shall comply with the Land Use Code in place at the time of building permit. It is recommended that any equipment be incorporated into the rooftop bar structure. PROPOSED MOTION: "I move to approve Resolution # , Series 2013, approving a PUD Amendment for The Gant's conference facility remodel and expansion." Attachments Exhibit A—PUD Amendment Review Criteria, Staff Findings Exhibit B— Application Page 4 of 4 The Gant PUD Amendment— 1.15.2013 P5 RESOLUTION N0. (SERIES OF 2013) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING A PLANNED UNIT DEVELOPMENT (PUD) AMENDMENT FOR THE PROPERTY LOCATED AT 610 S. WEST END ST (THE GANT), LEGALLY DESCRIBED AS COMMON AREA OF THE GANT SUBDIVISION, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-182-67-800 WHEREAS,the Community Development Department received an application from The Gant Homeowners Association, represented by Alan Richman of Alan Richman Planning Services requesting a Planned Unit Development (PUD) Amendment for remodel and expansion of The Gant conference facilities; and, WHEREAS,the property is zoned R-15 (L) (PUD); and, WHEREAS, the Gant conference facilities in this application are considered non-unit space accessory to the existing multi-family residential with ability to short-term use; and, WHEREAS, upon initial review of the application and the applicable code standards, the Community Development Department recommended approval of the application; and, WHEREAS, during a duly noticed public hearing on January 15, 2013, the Planning and Zoning Commission approved Resolution No. Series of 2013, by a to L — vote, approving a PUD Amendment; and, WHEREAS, the Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment; and, WHEREAS, the Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards; and, WHEREAS,the Planning and Zoning Commission finds that this resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves a PUD Amendment for the remodel and expansion of the Gant conference facilities, as illustrated in Exhibit A. The conference space Resolution No , Series 2013 Page 1 of 3 P6 approved herein is considered non-unit space accessory to the approved use. In addition, the following conditions shall be met: 1. No signage is approved in this amendment. A separate sign permit is required for any signage. 2. Any tree-removal shall be reviewed by the Parks Department as part of the building permit application. 3. Any mechanical equipment shall be co-located and screened from Ute Avenue to the extent practicable, and shall comply with the Land Use Code in place at the time of building permit. It is recommended that any equipment be incorporated into the rooftop bar structure. Section 2• The approved overall height for the building is 25 feet and the approved floor area for the building is 6,400 sq. ft. The building setbacks are approved, as indicated on the Site Plan, Attached as Exhibit B. Section 3• All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 4• This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 5• If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this day of January, 2013. Exhibit A: Approved Design and Floor Plans Exhibit B: Approved PUD Site Plan Resolution No Series 2013 Page 2 of 3 P7 APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: Debbie Quinn,Special Counsel LJ Erspamer, Chair ATTEST: Jackie Lothian,Deputy City Clerk Resolution No_, Series 2013 Page 3 of 3 P8 EXHIBIT A Chapter 26.445, PLANNED UNIT DEVELOPMENT 26.445.100. Amendment of PUD development order. B. Other amendment. An amendment found to be consistent with or an enhancement of the approved final development plan by the Community Development Director, but which does not meet the established thresholds for an insubstantial amendment, may be approved, approved with conditions or denied by the Planning and Zoning Commission, at a public hearing pursuant to Subsection 26.445.030.C, Step 3. The action by the Planning and Zoning Commission shall be considered the final action, unless the decision is appealed. Staff Finding: The Applicant proposes to remodel and expand the conference facilities that are part of The Gant Condominiums. The proposed building is a mix of one.and two stories, which is consistent with the scale along Ute Avenue. The project will also enliven the Ute Avenue fagade of the building, creating a more pedestrian friendly environment. The current building "turns its back" on Ute Ave, while the proposal adds design elements, including windows, an entry element, and landscaping, that creates a more inviting fagade. The applicant has attempted to use design techniques, including setbacks, to minimize the mass and scale seen from Ute Ave. The proposed building includes a rooftop bar area, which is set back from the Ute Ave property line by approximately 50 feet. The roof terrace is set back from the property line by approximately 26 feet. In addition, the project will bring the building up to current ADA and building code standards. In terms of dimensions, the applicant proposes meeting the 25 foot height limit of the R-15 zone district. The building will measure 24 feet in height at its highest point. There is an existing trash enclosure which will be incorporated into the building. The enclosure area is setback by 4 feet from the property line, with the main portion of the building set back 10 and 20 feet from the property line. These dimensions are consistent with the existing building and the context. Overall, Staff finds this review criterion to be met. Exhibit A—PUD Review Criteria Page 1 of 1 ew- n�T 1 7 7 012 THE GANT CONDOMINIUMS CONFERENCE CENTER EXPANSION PUD AMENDMENT AND COMMERCIAL DESIGN REVIEW SUBMITTED BY ALAN RICHMAN PLANNING SERVICES P.O. BOX 3613 ASPEN, COLORADO 81612 920-1125 OCTOBER, 2012 TABLE OF CONTENTS PAGE I. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 II. History of Prior Development Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Ill. Existing Conditions and Proposed Development . . . . . . . . . . . . . . . . . . . . . 4 A. Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 B. Proposed Development . . . . . . . . . . . . . . . . . . . . . . . . . . . • • • . • . . • . . 5 IV. PUD Amendment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 V. Commercial Design Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 V1. Vested Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 VII. Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 EXHIBITS #1. Proof of Ownership of Property #2. Letter Authorizing Submission of Application #3. Pre-Application Conference Summary #4. City Council Ordinance 41, Series of 1989 #5. Letters Addressing Proposed 1996 Expansion Plans #6. E-Mail Message from Planning Office Staff to Applicant DRAWINGS Vicinity Map Site Survey of the Gant Property (2004 Conditions) Existing Conditions Survey - Conference Center Site Proposed PUD Site Development Plan Existing and Proposed Floor Plans and FAR Calculations Proposed Elevations and Building Sections Existing Photographic Images and 3-D Model Images I. Introduction This is an application to amend the PUD Plan for the Gant Condominiums, which is located at 610 S. West End Street. The purpose of the PUD amendment is to remodel and expand the Molly Campbell Conference Center Building. The Conference Center Building is located in the southern portion of the condominium complex, along Ute Avenue. A vicinity map showing all of the buildings at the Gant and the location of the Conference Center within the complex has been included in this application booklet. The Conference Center is one of the common facilities at the Gant. These common facilities are owned by the Gant Homeowners Association (hereinafter, "the applicant"). Proof of the ownership of the common facilities is provided in the form of a letter prepared by the Association's attorney (see Exhibit#1). The Gant Homeowner's Association has designated Alan Richman Planning Services, Inc. and Rowland Broughton Architects as its representatives for this application (see the letter attached hereto as Exhibit#2). Several pre-application discussions were held between the applicant and staff of the Community Development Department prior to submission of this application. A copy of the pre-application form staff provided to the applicant is attached hereto as Exhibit #3. According to the form, the applicant has been directed to respond to the following sections of the Land Use Code: 26.445.100: Amendment of PUD Development Order (Other Amendment); and 26.412.030: Commercial Design Review. The applicant also requests vested rights for the project, pursuant to Section 26.308 of the Land Use Code. Staff also raised the question of whether the Conference Center expansion and remodel would be subject to Mountain View Plane Review. The applicant reviewed the coordinates of the Glory Hole View Plane, which projects from Glory Hole Park, located just to the west of this property. These coordinates were plotted by the applicant's surveyor and are shown on the inset drawing on the existing conditions survey of the Conference Center. The depiction illustrates that while the view plane crosses the Gant property, it does not project across the Conference Center. Therefore, staff has concluded that this application is not subject to Mountain View Plane Review. The following sections of this application are organized to demonstrate how the proposal complies with the applicable review standards of the Aspen Land Use Code. First however, some background information is presented describing the history of the prior land use approvals granted to the property and providing a summary of existing conditions at the Gant. The Cant Condominiums Conference Center Expansion Page 1 11. History of Prior Development Approvals The Gant Condominiums was originally approved as a Planned Unit Development (PUD) by the Aspen City Council in the early 1970's. The project was approved for 143 units, of which 3 units were designated as housing for employees of the Gant. The project was developed in three phases. The original plats for the property document these phases, as follows: • The plat for Phase I (Buildings A, B, C, and D) is recorded at Plat Book 4, Page 431 of the Records of the Pitkin County Clerk and Recorder. • The plat for Phase 11 (Buildings E, F, J, and K) is recorded at Plat Book 4, Page 499 of the Records of the Pitkin County Clerk and Recorder. • The plat for Phase III (Buildings G, and H) is recorded at Plat Book 5, Page 22 of the Records of the Pitkin County Clerk and Recorder. When the property was originally developed, it was zoned for accommodations and recreation (AR-1) pursuant to the then existing Aspen Zoning Code. Shortly thereafter the City implemented a major revision to its Zoning Code and Zoning Map and the property was down zoned to R-15 PUD, making the project a nonconforming use and making the buildings into nonconforming structures. In 1989, the applicant submitted an application to the City of Aspen to remove the stigma of nonconformity from the property and to make minor improvements to the office/reception area and the entry to the complex. This application was approved pursuant to Ordinance 41, Series of 1989 (see Exhibit #4), which rezoned the property to R-15 (L) PUD. This rezoning meant that the condominiums were no longer a nonconforming use, but were still subject to the nonconforming structure regulations since they were developed with more floor area and to a greater height than would be allowed by the R-15 zone district. Therefore, Ordinance 41 also made an amendment to the nonconforming provisions of the Code. This amendment permitted expansions to the facility's "non-unit space" by the lesser of 10% of the existing floor area or 2,500 sq. ft. In the case of the Gant, 2,500 sq. ft. was the applicable limit, since the existing improvements to the property were estimated at that time to include in excess of 150,000 sq. ft. of space. Following receipt of these approvals, a 480 sq. ft. expansion of the office/reception area was accomplished. Subsequently, in 1996, the City approved an expansion of the conference center. A letter from Nick McGrath to the Planning Office and a response from Bob Nevins, City Planner, summarizing this expansion are attached as Exhibit #5. This expansion was completed in 1997, adding approximately 1,926 sq. ft. to the building. In 2002, the applicant proposed another minor expansion of the non-unit space on the property. The purpose of this 60 sq. ft. addition was to build an elevator to serve the D Building. The City approved an insubstantial PUD amendment authorizing this minor addition and it was subsequently constructed. The Cant Condominiums Conference Center Expansion Page 2 In July of 2004, the owners submitted an application to the City for an Insubstantial PUD Amendment for Phase 1 of the landscaping and building improvements at the Gant. The activities covered by this application included a new walkway around the elevator of the E Building and landscaping improvements around the D, E, F, G, and H Buildings. This application was approved administratively by the City and the authorized improvements were installed on the property. In July of 2005, the owners submitted an application to the City for an Insubstantial PUD Amendment for Phases 2 and 3 of the landscaping and building improvements at the Gant. The activities covered by this application include replacement of the existing canopy at the front of the main office with a slightly larger canopy and improvement of the landscaping features around the A, B, C, J and K Buildings. This application was also approved administratively and the authorized improvements have since been installed on the property. The Cant Condominiums Conference Center Expansion Page 3 III. Summary of Existing Conditions The Gant Condominiums are located at 610 West End Street. The property consists of approximately 5.5 acres of land (+/- 240,000 sq. ft.). The property is zoned R-15 and has both a Lodge Overlay (LO) and a PUD overlay applied to it. A vicinity map is included in this application booklet, taken from a Google Earth image. It shows that the Gant is located between Waters Avenue and Ute Avenue, in Aspen's East End, in the midst of a mixed single-family and multi-family residential/accommodations neighborhood. Multi-family complexes located in the area include the Clarendon, the Black Swan and the Aspen Alps. Single family residences can be found along Ute Avenue and Waters Avenue and in projects such as Aspen Chance and 1010 Ute Avenue. The image also shows the location of the Conference Center, off of Ute Avenue. The mixed uses found in the surrounding neighborhood are consistent with the mixed uses that also characterize the Gant Condominiums. The Gant is a project with a "hybrid personality" that could be considered to be either a multi-family residential complex or a tourist accommodations property. This hybrid personality is based on the fact that what the Gant is — a multi-family residential property with no restrictions on how the units may be occupied, and how the Gant operates—as a condominium lodge which serves guests throughout the year; are two different things. The residential aspect of the Gant is reflected in the fact that some owners of condominium units occupy those units for more than 30 consecutive days or more than 90 days per year, thereby exceeding the Code's definition of a lodge unit. In fact, there are even a few owners who occupy their unit year round. However, the tourist accommodations aspect of the Gant is reflected in the fact that the vast majority of the units in the complex are actively rented on a short term basis throughout the year. In fact, the Gant is considered to be one of the more prominent properties in Aspen's short term accommodations inventory, with approximately 120 of its 143 units being rented regularly. Two survey drawings of the property have been provided in this application booklet. The first survey drawing was prepared in 2004 and is a composite drawing of the entire condominium complex. This drawing does not fully represent current conditions on the property since there were minor additions made to some of the buildings and landscaping improvements made to the property from 2005 to 2008. Nevertheless, it does provide an overall picture of the Gant Condominiums. The second survey was prepared in 2012 and is an accurate depiction of current conditions at the Conference Center. The 2004 drawing shows that the main entry to the PUD is from West End Avenue, which leads into an entry court and the Gant's reception area and administrative offices. There are ten (10) condominium buildings that make up the complex, arranged into two clusters. Five of the buildings are located to the east of the main access road and five buildings are located to the west of that road. These buildings vary in height from two stories to three stories. In total there are 143 units on the property (305 bedrooms). The complex also The Cant Condominiums Conference Center Expansion Page 4 contains tennis courts near the center of the property, two pools (one on each side of the property), and the Conference Center. The 2012 survey shows that the Conference Center is a two story rectangular building. Although the building is located along Ute Avenue, it does not have an entry that faces toward that side of the property. Instead, the entry to the building faces toward the patio and pool internal to the condominium complex. This configuration reflects the fact that the Conference Center primarily serves the residents of and visitors to the complex and is an accessory use to the Gant Condominiums, not a free-standing commercial entity. Floor plans documenting the building's existing uses and floor area have been provided. These drawings show that the building contains two levels — a basement level and a main floor level. In total, the Conference Center has an existing floor area of 4,543 sq. ft. • The basement contains approximately 4,464 sq. ft. of space, but only 38% of this space (1,696 sq. ft.) counts as floor area since the space is only partially exposed above grade. This space is laid out as a large conference room, a small exercise room used by Gant owners and visitors, bathrooms and a kitchen. There is also an outdoor patio area at the front (pool side) of the building which provides the entry to the basement level. • The main level contains approximately 2,847 sq. ft. of space, plus 144 sq. ft. in a detached trash area. The main level space is laid out as a smaller conference room, a multi-purpose lodge room and lobby area, and a small office and kitchen. There is also a large (1,814 sq. ft.) main level deck that faces towards the pool. The Cant Condominiums Conference Center Expansion Page 5 IV. PUD Amendment The Gant Condominiums is one of a number of properties in Aspen that is designated PUD but has not had a PUD Development Plan adopted for it. The Gant was developed in the early 1970's, prior to the 1975 re-codification of Aspen's Land Use Regulations. It is our understanding that the Gant was approved under an interim set of land use regulations that were in effect while the new City Code was being adopted. City files documenting the history of the land use application are rather sparse, and the only documents of record are the subdivision plats referred to in the beginning of this application. Since there is not an adopted PUD Development Plan of record, the Code considers existing conditions to be the approved plan for the property (see Sec. 26.445.100 C. of the Land Use Code). The applicant has presented a 2004 survey of the Gant Condominiums and a 2012 survey of the Conference Center building and surrounding property as documentation of existing conditions. Staff had originally requested that the applicant also document the existing floor area and height of the other buildings at the Gant as part of this application. The applicant has some sketchy records from the late 1980's that document an existing floor area for the complex of in excess of 150,000 sq. ft. However, these records are clearly dated and not well documented at all. The only way to present updated information would be for the applicant to engage professionals to measure all of the buildings at the Gant and fully document existing conditions. This would have been a very expensive undertaking. Moreover, while it would be nice to have this information as part of the PUD record for this property, there are no plans to work on any of the other buildings at the Gant and so this information would not have been especially pertinent to the review of this project. So the applicant asked the staff if an existing conditions analysis of just the Conference Center would suffice and the staff agreed that it would (see Exhibit #6). The applicant concurs that if a future expansion is planned for the other buildings then the requested documentation will need to be provided for the remainder of the complex. A. Proposed PUD Development Plan The applicant proposes to remodel and expand the Conference Center as shown in the floor plans, site plan and elevations that have been provided in this application booklet. The floor plans show that the expanded conference center would have a floor area of approximately 6,302 sq. ft., an addition of just over 1,750 sq. ft. The building would continue to include two internal levels but is proposed to also have an upper (roof) level. • The basement is proposed to be remodeled and expanded. This level will continue to include a large conference room. There will also be a more flexible break out room/lobby area and office adjacent to the conference room. The exercise room will be expanded and re-configured and the bathrooms will be remodeled. Finally, a new storage area will be created under the existing surface parking area. In total, the basement level will contain approximately 5,854 sq. ft. of space. However, after The Cant Condominiums Conference Center Expansion Page 6 the remodel only 21% of the basement wall area will be exposed above grade. Therefore, this space will only count as 1,230 sq. ft. of floor area. • The main level is proposed to be remodeled and be expanded by enclosing most of the main level deck. This level will include an entry lobby and lodge room, a larger conference room, a larger kitchen, and a small market cafe, intended to be an area where residents and visitors can grab a snack or a quick meal. The trash area will be connected to the main level. An elevator will be provided, making the building fully accessible. A small outdoor terrace will continue to be provided on the side of the building that faces the pool. • The upper level is proposed to be created on the roof. The elevator and stairs would provide access to an attractive outdoor terrace. There would also be a small (409 sq. ft.) enclosed rooftop bar, recessed into the center of the building to limit its visibility from surrounding properties. The proposed improvements to the Conference Center are a direct reflection of the hybrid personality of the Gant Condominiums. The primary impetus for the improvements is to provide a better quality experience for meeting attendees (Gant visitors) by creating better quality meeting spaces and amenities. Visitors will also enjoy having a new place beyond the existing reception area at the entrance to the complex, where they can hang out, find a computer to use, grab a snack, etc. However, the improvements will also benefit Gant owners by providing a new and expanded exercise room where they can work out and a rooftop sitting area where they can meet other owners and guests in a pleasant social setting. In summary, following are the proposed dimensional standards that would apply to the remodeled Conference Center Building: Dimensional Standard Proposed Condition Minimum Gross Lot Area 240,000 sq. ft. Minimum Lot Width As shown on proposed site plan Minimum Front Yard As shown on proposed site plan Minimum Side Yard As shown on proposed site plan Minimum Rear Yard As shown on proposed site plan Maximum Height 25' Minimum Percent of Open Space No requirement Maximum Allowable Floor Area 6,400 sq. ft. B. Response to Standards for PUD Amendment Section 26.445.100 of the Aspen Land Use Code authorizes amendments to approved PUD's. It provides for what are identified as insubstantial amendments (Sub-section A) and other amendments (Sub-section B). The Cant Condominiums Conference Center Expansion Page 7 An insubstantial PUD amendment is one which does not exceed any one of nine listed threshold criteria. An insubstantial amendment may be authorized administratively. Other PUD amendments (that is, amendments which do not qualify as insubstantial amendments) require review by the Planning and Zoning Commission. The proposed amendments do not qualify as an insubstantial PUD amendment because they exceed at least one of the thresholds listed in sub-section A. Expansion of the conference center will require a variation to be granted from the project's approved dimensional requirements, thereby exceeding threshold criteria #9. The existing floor area of the Gant Condominiums exceeds that which is allowed in the R-15 (L) PUD zone district and so if that floor area is to be further extended, a PUD variation will need to be granted. This means that the proposal must be processed as an Other PUD Amendment by the Planning and Zoning Commission. Sub-section 26.445.100 B. provides the standards for review of an "other" PUD amendment. It states that "An amendment found to be consistent with or an enhancement of the approved final development plan by the Community Development Director, but which does not meet the established thresholds for an insubstantial amendment is subject to review by the Planning and Zoning Commission': As explained above, there is not a final PUD plan of record for the Gant. Therefore, for the amendments to be approved they must be found to be consistent with or an enhancement of existing conditions. In response to these standards, the applicant hereby states that the proposed amendments are consistent with and an enhancement of the existing conditions for the following reasons. First of all, the existing conference facilities at the Gant do not meet the expectations of meeting attendees nor do they function well in today's conference market. The two meeting rooms are both rather dated style wise and don't offer the opportunity to have break-out rooms that can adapt to different sizes or types of meetings. The food service capabilities to support the meeting space is also quite limited and inefficiently designed. Currently there are small partial kitchens on both levels of the building and food storage facilities are also found in several locations. These will be consolidated into a single efficient modern kitchen facility to serve the meeting rooms and the market cafe. The on-site health and recreation facilities are also inadequate for owners and guests and need to be modernized. The exercise room will be slightly enlarged while the locker room facilities will be fully updated. The proposed market cafe and associated seating area will be a significant improvement for persons staying at the Gant to have a place where they can sit, have some food, use a computer and similar activities. Today the only space where that can happen is in the reception area, at the entry to the complex, where guests check in. At busy times this area The Cant Condominiums Conference Center Expansion Page 8 is not sufficient to accommodate guests and their luggage who may need a place to wait until their transportation arrives or who need to use a computer to change their travel reservations, conduct work, contact friends or family, etc. Another important improvement to the building will be in terms of full accessibility for persons with disabilities. Today it is not convenient at all for a disabled person to get into the building or to move through it. An elevator will be added to the building as part of the remodel and there will also be a lift installed at the front of the building. These facilities will make the building fully ADA compliant. An additional enhancement of existing conditions will come in the form of the site improvements planned for the Ute Avenue side of the property. Today, this side of the Conference Center clearly feels like the rear of the building, as there is nowhere for pedestrians to enter on this side and there are no windows to provide some relief to the building fagade. The improvements planned by the applicant (which are discussed in greater detail in the next section of the application, Commercial Design Review) include a new sidewalk and entry into the building off of Ute Avenue, new windows along this side of the building, and a small pedestrian amenity space and landscaping along the Ute Avenue sidewalk/trail. So in summary, the changes planned to the building will be a vast improvement to the building, allowing it to better serve the needs of the Gant owners and their guests. As a final point to consider, the applicant has evaluated whether the expansion of the conference center will cause any significant off-site impacts. We conclude that the services provided in the building will remain largely unchanged and so it is not anticipated that the building will either attract new traffic or generate new traffic from off-site. The applicant has evaluated the expected employment impacts of the proposed expansion and has determined that there will be 2 additional full time employees generated to staff the market cafe. The applicant would note, however, that even with this addition of 2 employees, the Gant will remain below its peak pre-recession employment level as a result of cuts and efficiency measures implemented over the last several years. The applicant is prepared to document the prior and current staffing levels if the City determines this is necessary, although we would note that there is no standard in the PUD amendment process that would require this type of demonstration to be made. The Cant Condominiums Conference Center Expansion Page 9 V. Commercial Design Review Staff has determined that because the conference center is accessory to the lodging activities at the Gant, the addition/remodel is subject to Commercial Design Review. Although the subject property is not located within any of the mapped character areas in the City's Commercial Design Guidelines, the staff has concluded that this project should be reviewed under the Small Lodges Character Area. Staff has also determined that conceptual and final design review should be combined for this project. After reviewing the guidelines in this character area the applicant has concluded that while the Small Lodges Character Area is not a perfect fit for this property (because some of the guidelines are not particularly applicable to this property) it is reasonable way of reviewing the design elements of this project. Therefore following are the applicant's responses to the guidelines for this character district. 5.1 The network of streets and alleys should be retained as public circulation space and for maximum public access. Response: There are no changes planned to the network of streets (Ute Avenue, Waters Avenue and West End Street) that serve the subject property. There are no alleys in this part of Aspen. The road and sidewalk network that runs through the Gant will remain in place and will not be altered by this project. 5.2 Minimize the visual impacts of parking. 5.3 Minimize the visual impacts of surface parking. Response: There is an existing parking lot along Ute Avenue, just to the east of the Conference Center, which serves the Gant. This lot is already somewhat screened by existing vegetation along Ute Avenue. As shown on the site plan, there will be some additional trees and shrubs planted along Ute Avenue that will further screen the lot. 5.4 Front, side and rear setbacks should generally be consistent with the range of the existing neighborhood. Response: The aerial image on the vicinity map shows that the existing Conference Center building is generally consistent with the front setbacks of buildings along Ute Avenue, including those for the Clarendon and surrounding single family uses. The proposed changes to the building will maintain a 10' setback from Ute Avenue (except for a portion of the trash enclosure which already encroaches into this setback). The side setback to the Clarendon will be maintained at 5'. 5.5 Within an established context, a lodge building should reflect traditional lot widths in more than one of the following ways: The variation in building height. The Cant Condominiums Conference Center Expansion Page 10 The modulation of the building elements. The variation in facade heights. The street facade composition. The variation in design and materials to emphasize the building module. Response: Ute Avenue does not necessarily represent the kind of "established context" that this guideline is referring to (a better example of such a context would be the way small lodges are situated on Townsite lots in the Shadow Mountain neighborhood). Nevertheless, the Conference Center building does have the feeling of being situated on a much smaller, traditionally-sized lot, despite the fact that it is actually part of a 5.5 acre PUD. The proposed addition to the building has been designed to break up the appearance of structure into smaller component parts. Building elements have been limited to one to two stories in height, which reflects a traditional residential character (not a lodge district character). The small rooftop element has been set well back from the front and side facades so it will disappear from view. The street facade along Ute Avenue is composed of smaller building elements that break down the scale of the building. Windows have been added to this facade to create more interest and allow for better interaction between what is going on in the building and the activities of pedestrians. 5.6 Building height should generally fall within the range established by the setting of adjacent buildings and the nearby street blocks. Response: The maximum height to the top of the new roof element will be just 24' (see building elevations). The maximum height of the other elements of the building is lower than this maximum. Overall, the building height will be well within the range of surrounding buildings and will reflect a traditional residential character. 5.7 A building should respect the traditional lot width and scale of the context in the form, modulation and variation of the roofscape. Response: The roof of the Conference Center will be flat, allowing it to have a varied and usable roof deck. A small rooftop structure will house an enclosed bar, creating greater variety and interest on the roofscape. 5.8 Building height adjacent to a historic single story residential building should fit within a bulk plane which: Has a maximum wall height of 15 ft. at the required side yard setback line, and Continues at a 45 degree angle from this wall plate height until it reaches the maximum permitted building height. Response: There is not a historic single story residential building adjacent to the subject property so this guideline is not applicable. The Cant Condominiums Conference Center Expansion Page 11 5.9 Building height adjacent to a residential zone district should fit within a bulk plane which: Has a maximum wall height of 25 ft. at the required side yard setback line, and Continues at a 45 degree angle from this wall plate height until it reaches the maximum permitted building height. Response: The height of the building will be less than 25' measured at the side yard setback. It will also comply with the 25' height limit of the R-15 zone district. In fact, the predominant height along the street will be one story, due to a design that steps the two story elements back from the street and pushes the roof top deck to the center of the building. 5.10 Anew building should be designed to maintain a minimum of 9 feet from floor to ceiling on all floors: Response: The conference center is not a new building but it will maintain a minimum 9' floor to ceiling height on all levels. The main level will have a floor to ceiling height in excess of 10'. 5.11 To reduce the perceived mass and scale of a building, the design should respect the setting and reflect the human scale and character of the neighborhood. This shall be achieved through the following: The varied massing of building forms. The articulation of the facades through a varied roof profile. The articulation of the fagade through varied wall planes. The use of a variation in architectural materials and detailing. Response: The 3-D images that have been provided show how the building has been designed to reflect the human scale and character of the neighborhood. The building will be composed of a series of one and two story elements, with the taller rooftop element being set well back from the facades. The building will be articulated through wall planes that project forward and set back throughout the building. The structure incorporates a deck on the pool side, along with stairs, windows and a wide palette of quality building materials to create an interesting and varied design. 5.12 The retail entrance shall be at the sidewalk level. Response: Today this building "turns its back" to Ute Avenue and does not have an entry from the sidewalk along that street. The applicant has incorporated a new street level entrance into the building from Ute Avenue. The applicant has also made sure that the entire building will be ADA compliant, which is not the case with the existing building. The Cant Condominiums Conference Center Expansion Page 12 5.13 Incorporate an airlock entry into the plan for all new structures. Response: The conference center is not a new building. Moreover, this guideline is not applicable to this type of development. 5.14 The roofscape should be designed with the same design attention as the secondary elevations of the building. Response: A great deal of attention has been given to the roofscape, to ensure that it becomes a vital element of the building. The roof will have a deck with planters and seating and will also include an enclosed bar. Any mechanical equipment that is located on the roof will be screened to the maximum extent practicable. 5.15 High quality, durable materials should be employed. 5.16 Building materials should have these features: Convey the quality and range of materials seen historically. Reduce the perceived scale of the building and enhance visual interest of the fagade. Convey human scale. Have proven durability and weathering characteristics within this climate. Response: The applicant will utilize high quality, durable materials in the remodel and expansion of the building. The siding will be made from a maintenance free, resilient faux wood product ("resysta siding"). Natural timbers will also be used, along with natural stone veneer and dark bronze patina metal accents (for planters and roof trim). 5.17 Maintain a high degree of landscaping on a lodge site. Response: The Gant already exhibits a very high degree of landscaping. This tradition will be continued with this project. The site plan along the Ute Avenue side shows that the applicant proposes to install a secondary pedestrian entry into this side of the building. A new sidewalk entry will be provided with a small sitting area, thereby providing a new pedestrian amenity space. Additional native trees and shrubs will be planted in the locations shown on the detailed site plan. The Cant Condominiums Conference Center Expansion Page 13 EXHIBITS EXHIBIT #1 LAW OFFICF5 OF PAUL J. TADDUNE, P.C. Ar-FILIA I ED OFFICE Pnui.J.TADDUNr: 323 WE5r MAIN STREET,SUITE 301 FOWLER,SC:40 GR N&FLEET,SL,P.C. 1(40 GRAMr STREET,SLUE 300 ASPEN,COLORADO 81611 DENVER,COLORADO 30203 TiI.EPI-IONS (970)925-9190 TF.I.EPIIONE (303)298-8603 TELEFAX (970)925-9199 TELErAX (303)298-8748 INTERNET:taddune0connpuserve.c:0111 October 12, 2012 Ms. Jessica Garrow, AICP Long Range Planner Aspen/Pitkin Community Development Department 130 South Galena Street, Third Floor Aspen,CO 81611 Re: Application for Amendment to Planned Unit Development The Gant Condominiums Dear Jessica: Please be advised that this firm represents The Gant Condominium Association ("Association"). The Gant Condominiums("Project)is a condominium project created under the Colorado Condominium Act. The common elements of the Project are owned by all of the owners within the Project as tenants in common. Pursuant to the governing documentation for the Project, the Association is charged with the administration of the affairs of the Project,acting by and through its duly elected Board of Directors and Officers. Pursuant to the provisions of the condominium documentation for the Project, the Association is constituted as the attorney in fact for all of the owners of condominium units within the Project to make and process land use applications. The Board of Directors by its actions has authorized its General Manager,Mr. Donnie Lee, to act for and on its behalf in connection with the processing of the present land use application for amendment to the Gant's PUD. if you should need any further clarification or supplementation of this letter,please give me a call. Very truly yours, PAUL J. TADDUNE,P.C. Paul J. Taddune P1T:nwe cc:Donnie I Cc EXHIBIT#2 Ms. Jessica Garrow, Long Range Planner City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: LETTER OF AUTHORIZATION FOR EXPANSION AND REMODELING OF THE MOLLY CAMPBELL CONFERENCE CENTER BUILDING Dear Jessica, The Gant Condominium Association, Inc. is the owner of the Gant's Common Facilities, located at 610 West End Street. The Association hereby authorizes Alan Richman Planning Services, Inc. and Rowland Broughton Architects to submit an application to expand and remodel the Molly Campbell Conference Center Building. Mr. Richman and Rowland Broughton Architects are authorized to submit this application on our behalf and to represent us in meetings with City of Aspen staff and the City's review bodies. Should you have any need to contact us during the course of your review of this application please do so by calling me directly or by contacting one of our designated representatives. Si rely, Gant Condominium Association, Inc. Donnie Lee, General Manager 610 West End Street Aspen, CO 81611 970-920-6070 EXHIBIT#3 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Jessica Garrow, 970-429-2780 DATE: 8.15.2012 PROJECT: The Gant Condos conference center space expansion APPLICANT: The Gant TYPE OF APPLICATION: Amendment to PUD DESCRIPTION: The Applicant is interested in expanding the conference facilities at The Gant. The expansion will be approximately 1,000 square feet. The Gant was originally approved in 1973 with 143 total units, 3 of which were deed restricted affordable housing units. At the time it was zoned AR-1 with a PUD overlay. Staff was not able to find an original development plan as part of the original planning file. Because the property was approved with zoning that did not address dimensional requirements for the Lodge Use it essentially became a legally established non-conformity following the approval. In the 1980s, the applicant and staff were interested in cleaning up the zoning to recognize the lodge use on the property. A number of different options were considered, and it was determined that adding the Lodge Overlay made the most sense. In 1989, the property was rezoned to R-15 L PUD, Residential Moderate-Density with a Lodge and PUD Overlay. The Lodge Overlay (now LO) was applied in an effort to better memorialize the existing use on the property. However, the Lodge Overlay did not amend the non-conformity issue as it related to dimensional requirements. At the time, there was a portion of the non-conformities section of the code that enabled a lodge to increase its size as long as the enlargement did not exceed 2,500 square feet or result in a final floor area of more than 1:1. Based on a staff memo from 1989, the property is approximately 240,588 square feet in size, with improvements totaling approximately 157,763 square feet. As part of the rezoning, The Gant received approval through the non-conformities section of the code to increase its front office by 820 square feet. In 1997, The Gant underwent a remodel and expansion of the conference center. Because the non-conformities section of the code related to lodge expansion was eliminated the request was processed as a PUD Amendment. The expansion was for approximately 1,926 square feet. In 2002, a second PUD amendment was approved allowing the creation of a 60 square foot elevator. After reviewing the history, staff believes it is appropriate to process the latest request as a PUD amendment, and to memorialize all the existing development on the property through that process. The property has R-15 underlying zoning, which means that all dimensional requirements, including allowed Floor Area, height, and setbacks, are based on that zone district. Based on the existing development, the property is likely non- conforming with respect to most of these dimensions. The proposed expansion qualifies as an "Other" PUD Amendment. This requires a public hearing with the Planning and Zoning Commission. Staff recommends that the height, setbacks, and allowed floor area be memorialized through the PUD Amendment process. An Amended Plat should also be filed to memorialize any new approvals. The Property also falls in the Glory Hole Park View Plane. The Applicant will need to identify where that view plane is located on the property through a survey and respond to the review criteria, as applicable. Because the proposed expansion results in an increase in space that is accessory to the lodge use (and not lodge pillows) it does not trigger a Growth Management Review. However, the prosed conference center increase is subject to Commercial Design Review because of its lodging use. After reviewing initial renderings, staff has determined that this can be processed as a combined conceptual-final commercial design review, and should be reviewed under the "Small Lodges" Character Area. Below are links to the Land Use Application Form and Land use Code for your convenience. Land Use App: http://www aspen pitkin com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2011%20 land%20use%20app %20form.pdf Land Use Code: http://www aspenpitkin com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use- Code/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.412 Commercial Design Review Also: Commercial Design Guidelines —Small Lodges Character Area 26.445.100.13 Amendment of PUD development order, Other 26.600 Impact Fees Review by: Community Development Staff for complete application. Planning and Zoning Commission for PUD Amendment Public Hearing: Yes, at P&Z Planning Fees: $4,410. This includes fourteen (14) hours of staff review time. Additional time over fourteen (14) hours will be billed at $315 per hour. Referral Fees $630, Parks Flat Fee $265, Engineering Fee for one hour of work. Time over 1 hour is billed at $265 an hour. Total Deposit: $5,305 Total Number of Application Copies: 14 Copies, including appropriate drawing for board review (HPC = 12; PZ = 10; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 2) To apply, submit the following information: Q Total Deposit for review of application. Q Pre-application Conference Summary. Q Applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. Q Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. Q Completed Land Use application and signed fee agreement. Q An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen. Q 14 copies of the complete application packet. Q A written description of the proposal and a written explanation of how a proposed development complies with the review standards relevant to the development application § 26.445.100 § 26.412.060- 070, and Commercial Design Guidelines, Small Lodges Character Area = A description and site plan of the proposed development including a statement of the objectives to be achieved by the PUD. Q All dimensions, including setbacks and floor area calculation reflecting existing and proposed numbers. = A recent site improvement survey including topography and vegetation showing the current status of the parcel certified by a registered land surveyor, licensed in the State of Colorado. Q A proposed plat indicating the size and location of the existing and proposed development and proposed setbacks. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. EXHIBIT #4 BOOK �1Al ►' "J"O1 ORDINANCE NO. Tl 47 (Series of 1989) AN ORDINANCE OF THE ASPEN CITY COUNCIL REZMWNG ""THE ' GANT CONDOMINIUMS TO R-15 (L) PUD AND AMENDING SECTION 9-105 OF THE ASPEN LAND USE REGULATIONS TO PERMIT MINOR EXPANSIONS TO NONCONFORMING HOTELS AND LODGES WHEREAS , The Gant Condominiums (hereinafter, "The Applicant") is an existing multi-family/hotel development located in the R-15 PUD zone district; and WHEREAS, The Applicant submitted to the City of Aspen a land use application requesting rezoning of its property and amendment of the Aspen Land Use Regulations in order to make the project conforming; and WHEREAS, the Aspen Planning and Zoning Commission (hereinafter, "The Commission) held a duly noticed public hearing on June 20, 1989, to consider the applicant's request; and WHEREAS, The Commission recommends to the Aspen City Council (hereinafter, "The Council") that The Applicant's property be rezoned to R-15 (L) PUD and that Section 9-105 of the Aspen Land Use Regulations be amended to permit minor expansions of nonconforming hotels and l.odges; and WHEREAS, The Council, having received the recommendations of The Commission, wishes to rezone the Applicant's property to R-15 (L) PUD and to amend the Aspen Land Use Regulations to permit minor expansions of nonconforming hotels and lodges. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO. Pox 611 N,vM Section 1 That it does hereby rezone the property known as The Gant Condominiums, more particularly described in Exhibit A, attached hereto and incorporated by reference, to R-15 (L) PUD. Section 2 That the Zone District Map be and hereby is amended to reflect the zoning described in Section 1 and that the Planning Director is hereby authorized and directed to amend said map to reflect the new zoning. Section 3 That the City Clerk be and hereby is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 4 That Article 9 , Section 9-105 B, Lodcre and Hotel Preservation, of Chapter 24 of the Municipal Code of the City of Aspen, Colorado is hereby amended to read as follows: °Section 9-105 B, Lodge and Hotel Preservation. B. Increase in units or size There shall be no increase in the number of units in the lodge or hotel, er-the to to k-'gaere--f eateel'e-'in-+h-e--l-odge--cm--4tot6e•l—, unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the principal use, consistent with the requirements of Section 9-105 C. NL10A 611. NaA20 Enlargement of the square footage of a lodge or hotel shall also be permitted if the expansion shall be for the purpose of improving the facility's non-unit space. The enlargement for the purpose of improving the facility's non-unit space shall be reviewed and considered as a Development Application for special Review, pursuant to Art. 7, Div 4. In determining whether to approve, approve with conditions, or disapprove the application, the Commission shall ensure all the following standards and requirements are met. 1. The lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two thousand-five hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. 2. The external floor area of the lodge or hotel shall be equal to or less than 1:1 following the enlargement. 3. The expansion may be in rental rooms, provided an equal amount of existing square footage is converted from rental rooms to non-unit space.m HOOK 611- PAGE621 Section 5 If any section, subsection, sentence, clause, phrase or• portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 6 Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this ordinance, and the same shall be continued and concluded under such prior ordinances. Section 7 A public hearing on the Ordinance shall be held on the day of 1989 at 5: 00 P.M. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the day of 1989. , .,� C• ,,,A,,',, hael Gas�nrd Mayor Pre Tem '���iz"�H6TY'� 2 z ,Kathryn . ;Koch, City Clerk POOK 611 P,46E6?2 FINALLY, adopted, passed and a pproved this ? day of , 1989. A f A � William L. Stirling, Mayor J� ATTES : xr ' Kathryn :d Koch, City Clerk c ILord From:John R.Baker To:Molly Campbell Date:3/30/99 Time:9:15:18 AM Page 5 of 7 T. 3.19% 11:2GAM . MCCRATH ASPE24 Co NO.231 P.z i EXHIBIT #5 I j J. NICHOLAS MCGRAN, P.C. A ProAsxhwx/Co nv rpatton 600 East Hapkfia Aveme Attorney%At Low J.NLINial M DUite 209 cGrnfh' AaDen.Cobrodo 81671 Telepflpne(9701925-2a72 Diann W.Lactsen �° Diana L.G Te4ecopfer(4701 92t 4AO2 ► oawtn October 3, 1996 n7ekIavv@=.npt I COIPUSBNe 7A=I so ME� ORANbU� To: Planning Office,City Of Aspen From: Nick McGrath,Esq. i Re. Thee Gant-Proposed Renovation of Ccrderence Center I The Gant is carmdemi rertotra,,On and perhaps exp j C Center. We are submitting this me wrandum to You fog apphcati n,but simply to fa=11axize you with certain history of die Gant and the ► possible alternatives it is currently reviewing The Gant operates as a cond are rented short-teo= ��c n um hotel -It has 143 uz its,118 of which as short-t> acc y,about 80 percent of its uilitg have been rented omodatians- ThE Gant site on app 5.2 acres. The Ga h 1989,The Gant a exL,; t as a no�0�°�use. To solve that problem, Aspen City Co cil to rezone The Gant p-ropy so that it would be a permitted use As a result council adopted 14, 1989,rezoning The Gant from R-15 PUD to R--1 � E 41 on August Ordinance 41 made The Gant a conditional �)PUD. The enactment of • confnrating use, wh1Te remainin a (P'e�itted) use instead of a non- _ dec>$ity g nanaoalfozzning stnu�ture 1 as to FAR and In addition,at the same time in 1989, The Gant desired to expand its office I and reception area. At that time,Sectiort 9-105 of the Aspen -Code did not allow any increase in total squat,!footage Use Code(As a part of Ordinance 41. Section 9-105B of the Code was as!sale amended to a it P t A no n=4omjjng �~II1BdI18 an to the zoning Y�dure which was established to the 2 i the ddb laws in effect at the ttale of its devel ,but which d not which it is located." Code 53..101. imposed Code for the zone district in I -Uwnbat Cos%t"Y'L CaR.11"a+d 0.G(lftdl bar, j 'I From:John R.Baker To:Molly Campbel Date:3/30/99 Time:9:15:18 AM Page 6 of 7 T. 3.1996 11:26AM MCGRATH RSPQI Co N0.231 P 3 Memorandum Planning Of m,City of Aspen Re:The Cant October 3,1996 Page 2 expanaiorzt for the pie of improving the facilitya non-unit space. In accordance with amended Section 9-10.5B,approval expand its office and Iobby area by 480 feet was granted to The Gant to I While Code Section 9-105B does allow expansion of non-unit space,it also liauits that eansion to a 10 percent cumulative of in existing floor area,or I a cu=ulati:ve increase of 2,500 square feet, whichever is less.. After the 1989 expansion, The Gant has 1St square f� 10 percent of that is 15,824 square ' feet, a the expo s foot limitation is the applicable standard. After its 480 square foot expansion in 1989, The Gant still has 2,020 square feet available for expansion be#are reaching the 2,500 square foot cap. i Because The Gant wishes to continge to be one of A'spen's finest condo""ir►n�m Properties,its Board wanted to consider a number of alternatives for-refurbishing the Conference Center which would add long homeowners. Currently under consideration are the following- term value to 1. Plan#1-COMplete Refurbishment. ' z,o r Under this option,The Gant would use the existing floor fans with and comstrc3Cfion iutprovements,and would complete very high quality de= fire �g renovation,including carpet,furniture,remodeling of the bar and place In the 10=P room. replacement of woodwork and doors, and refurbishment of the rest rooms and dxessing rooms. In addition, necessary repairs would be made to the upper terrace of the co�,twsnplates no increase of interior area we �� This work for Completion believe,does not need appsovai 2. Plan'02-Meeting Room Addition. In addition to the work contemplated in plan#1,this add a meeting room on the existing open roof area of the facility at themd parking lot near J-btul existing room,to provide lobo r, are entire renovation to an to the standards of the y space, �tY would be bmtxght up Americans with Disabilities Act �{ rooms would be improved irxiudi:ng replac{ng the saunas with steam rooms, and an elevator I i From:John R.Baker To:Molly Campbell Date:3/30/99 Time:9:15:18 AM Page 7 of 7 /ICT. 3.1996 11:27AM MCGRATH ASPEN CO —-- _ N0.231 P. M�4L'&ILdUS11 Fl Office,Cite of Asp October 3.1996 Page 3 � world be added, The square aPPtately 1,100 square fet, footage incr �, piopoaal is I 3' Plan A13-Mfg bloom and Exercise Room Addition. In addition to all items 'Ingo la ' exercise room would be added on the lower �lit Plant#2,a 450 square hoot allow for the expansion of the terrace, This addition would a.iao ��as�e�rcise room �� terrace by approximately the same square The kitchen would also be ear f-- —' The square footage increase contemplated b Fp and y I J% square beet: Y plan is approximately I, 50 ` The Gant is in a ��''�-l�S '• fadli of an Aspen market. Currently it has the largest meeting h' y As en c local hotel property but those facilities fall short of the an Competitors. While the addition of a sting room to lobby space w�not si reefing crO a and conversion of footage available for meefinp,the redesign tiY prase the total square better meet the expectations of meeting the nao�Zd will allow the fatty too fl �o�ty. The enlargement lanners and win""Improved overall argeittent of the"" area if Plan #13 is appro� will scantly increase ecia ty The GanYs sumater capabilities for food and beverage, meeting and specialty ftuictions such as wed that the sleeting facilities at all competitive digs and e family reanions. The fact places The Cant at an additional co tive Properties are erthex new or remodeled The Gent's com etitors mpetitive disadvantage. Further,�g all of P ,Only one lacks even a rudimerttary exercise facWty. As to employ,The Gant believes that an Proposed necessitate hiring new employees. The board fees that an expansion will nut be handled by tta concert staff and the expansion yularased°�r"�can its meting staff more regularly an a w1II mow T Gant to e>ztploy, Y'e`ar�round basis. which a board of directors of The Gant would like to malce ternative to pursue by early November. This a derision as to comatruc.-tion pz*ct, the first of which would Would allow for a two phi and the second in the fall of 1997. �mFleted in the spring of 1997 MOH'Camp,Jahn Baker(Tile Gent's working with you on developing this new prAj ) and I look forward to ' i From:John R.Baker To:tikYy Campbell Date:3/30/99 Time:9:15:1aAM Page 3 of 7 LEC. 6.1996 11 MCGRATH RSPEN CO • N0.210 P.3 11 Ntr rrnber 1996 Mr. Nicholas McGrath,P.C. AL Attorneys At Law 600 East Hopkins Avenue, Suite 203 Aspen, Colorado 81611 (970)925-2612 Asvay• P rorr c��,.rnY Dtvttoraarr Dcrasnavr Ra: The Gant- Propo-sed Confereac.- Center Renovation Dear Mr.McGrath: Having reviewed your memorandum of 2 October 1996, City files and applicable secdoas of the Land Use Regulations,I would lik= to confirm the folIowin;based upon i the approval of Ordinance 41,Series of 1996: i A. Current.zoning:R-15(Lodge) PLC B. Density: No increase in the number of units in ttie lodge or bore unless the enlargement is f6r the purpose of constructing deed restricted emolayee dousing units accessory to the principal rise. C. Enlargcmenc of square footage: Lodge or hotel shall Act be expanded by more than ten petceot(10%)of ics exiatina door area or two thousand-five hundred (2,500) square feet, whichever is less' Y-W rgemeat which occurs in phases shall aot exceed these limits,measured on a maximum cumulative basis. D. External floor area.: Lodge or hotel shall havi an external floor area equal to or less than 1:1 following the eniarge-went.• E. Expansion: Reacal rooms•may be expanded,provided an equal amount of existing square footage is converted from rental rooms to non-unit space. F. Review procedure: Enlargement for the purpose of improving the facility's non-unit space shall be reviewed and considered as a Devclopmenc Applicatior. for Special Review,Arc 7,Div. 4(recodified as Chapter 26.64). in regards to the non-unit expansion of the Gant, the followinD conditions apply: 1. Pursuant to Ordinance 41-89,maximum floor area expansion of non-emit space at the Gant shall not exceed.2,500 square Peer. After the 480 square foot expansion in 1989, the Gant continues to have 2,020 square feet of non-unit expansion potential. 130 Scum Q.L&,,Stwtrr • Asrw CtxeRnw Zidtl•e975• Ptio►4 97Q930.5090 FAX 990.920_" M1:.d From:Jahn R.Baker To:Moay CampbeN , Date:3/30/99 Time:9:15:18 AM Page 4 of 7 DEC. 6.1996 11:52AM MCGRATH ASPEN CO N0.110 P.4 2. Pursuant to Ordinance 41-89 aa4,Cl:apter 26. 64, Special Review, an j amendment to the development order shall be submitted to the Community Development Director for review and recommendation for approval, approval with conditions or disapproval by he Planning and Zoning Commission. It is a one-step review before the Commission at a public meeting. 3. The development application shall include existing and proposed floor plans and elevations of the Conference Ceater in addidon to the gererai application information and responses to Section ?6.64-090, Insubstantial arnendrnent criteria. 4. The development application requires s base fee deposit of.51,050.00, Minor Review. Any additional hours required by staff to process the development -application shall be billed at an hourly rate of 5175.00. 5. Once a complete development application is received by Community t Development; the matter should be brought before Planning and Zoning Commission within four to sL-x weeks. Based upon our review and curreat understanding of the Grant's rcfurbishm,ent/expaosion plans,Community Development shall process the development application as an Insubstantial Amendment subject to Special Review. The proposed non-unit space expansion shall not require new emniovee miti,adon. If I can provide,1 archer U forrnadon or clarification mg acdia; space,please con the,�iry's requirements and review procedure for the proposed expansion and refurbish meat of the Gant's non-unit tact me. Sincerely, I Robert Nevins City Planner Jessica Garrow, 04:35 PM 10/9/2012, Gant follow up Page 1 of 1 EXHIBIT#6 X-Eon-Dm: m0005473.ppops.net X-MXL-Hash: 5074a6c34ddea6da-e70b5808ea5d33fd952028cd427fc0da8bf592ec Subject: Gant follow up Date: Tue, 9 Oct 2012 16:35:39 -0600 X-MS-Has-Attach: X-MS-TNEF-Correlator: Thread-Topic: Gant follow up Thread-Index: Ac2mbmazJXr/nkuGTk6aZQFDZTMPNw== From: "Jessica Garrow" <Jessica.Garrow @ci.aspen.co.us> To: "Alan Richman" <arichman @sopris.net> X-OriginalArrivalTime: 09 Oct 2012 22:35:47.0109 (UTC) FILETIME=[6D20C550:01CDA66E] X-Spam: [F=0.2000000000; CM=0.500; S=0.200(2010122901)] X-MAIL-FROM: <jessica.garrow @ci.aspen.co.us> X-SOURCE-IP: [205.170.51.225] X-AnalysisOut: [v=2.0 cv=FreyCRXq c=1 sm=0 a=ivfggWnRxKN9fn5PvjrBMg==:17 a] X-AnalysisOut: [=Fz19RMVrETsA:10 a=BLceEmwcHowA:10 a=w90YhJuSAAAA:8 a=2i6h] X-AnalysisOut: [kVtpQTEA:10 a=kNPVIm_cAAAA:8 a=cdnNko3uAAAA:8 a=14WtVXFNgl] X-AnalysisOut: [rXytbQcCoA:9 a=CjulK1q_8ugA:10 a=vOgzMSOW17wA:10 a=SfCwMWn] X-AnalysisOut: [zoDoA:10 a=iLaxzApwTkYA:10 a=yMhMjlubAAAA:8 a=SSmOFEACAAAA] X-AnalysisOut: [:8 a=Lz21 er6E3p_XJ93nngQA:9 a=gK02Hg4RSVkA:10 a=UiCQ7L4-1 S] X-AnalysisOut: [4A:10 a=hTZeC7Yk6KOA:10 a=frz4AuCg-hUA:10 a=yG3ij09g6m09rc] X-AnalysisOut: [RS:21] Hi Alan, I wanted to follow up with you about the Gant and what information we need as part of the application. we had previously discussed this application including all existing conditions—floor area, height, etc—for the entire property. However, due to the fact that this project is limited to the conference facility, we can accept an application that includes existing conditions information for that building only. Please include any background information you have regarding how much development is located in the other buildings. I understand these will be estimates, but the information will be helpful during the review. Also, please note that if any development is proposed for the other buildings in the future, that will trigger the requirement to provide existing conditions data for all buildings on the site. Please let me know if you have any questions. Cheers, Jessica Jessica Garrow, AICP Long Range Planner Community Development Department City of Aspen 130 South Galena Street Aspen, CO 81611 970.429.2780 www.aspencommunityvision corn www.aspenpitkin.com Printed for Alan Richman <arichman @sopris.net> 10/11/2012 DRAWINGS ' r r 'VIA f, ' ■ •r �'r i to Ave 4. Ow ol !lConf Center a e .)IM-4 boll >i � . , � �� 4. Gco I " t h .rr •I ••- EXISTING CONDITIONS & TOPOGRAPHIC SURVEY 4 HIGHwCE PRIVACY / E �� soma p FENCE ON FLAGSTONE WALL ' PIERCE POIHi \ Hp0 N f aLjW� / 1 I / \ �\\ ¢LEVAiION 784]$5 \ ZO N Z OOHI IN- GROUND \ In THE CANT CONFERENCE CENTER t �, ' A = �:,tl,: POOL W -oo woo= n zaLL THE GANT CONDOMINIUMS, PHASE iI /f {, ,; , H \ ,� \\\\ \\ aU ,mWo SITUATED iN THE NW 1/4 OF SECTION 18, // ` , � ,.,. / `\�� D a = T 1 OS, R84 W OF THE 6TH P.M. CITY OF ASPEN COUNTY OF PiTKIN '/ 'v �; SEA STATE mom.�A TE OF COLORADO � �� v FLAGSTONE �.�. WALL \ des `\ POOL DECK -%N1 e � 2 \ FLAGSTONE ,� •� \ \ \� m se n STEPS `v V m a UPPER `_J• O\, \ - O OUTDOOR PATIO CONCRETE PAVERS BD GRILENC 0 AREA Z \ \ /DOG / 'I. - �. .s` /A/I,. \ \ N �� � \ �_ Y S p THE GAi4T CONFERENCE / rn v / 6ONDOMINIUMS se�+i O rASL°v ui- 'yam \ FLAGSTONE \ ,\ CENTER, \ ui vial 2 , // T -.Y\,. / WALL ' nel ]981�� / m n .. .�, 2-STORY n. LOWER \\ \ R.R. L OUTDOOR sf \` / '� 1'\' \ \ WALL S FRAME BUILDING PA IO �ACSroN °^Mks \ N s. 'CONFERENCE CENTER' mss E w > r: 1,. AVENU ` Z / LITE �., — — E m J[ < i CONCRETE - FIRE DEPARTMENT :vvvp ' / \ hz \\ N s,,s � ` o FRAME HOSE CONNECTION s ,y�E Mf (! ELEVATOR - DUMPSTER HCE CONTROL POINT SHED \ / �\ / \ \. I `•..... TOP OF SPINE p'fy E"..7061.77 _ �' ➢° 4 (' 3 _s- Y. m a i mJ W OI w W ^off CORNERS C GLORY HOLE PARK VIEW PLANE t7�l Dui (9 \V�A t9•mn-vr-mu] A V A s ! � {<..� 'L a / „ �: ` SCALE. t"-60' i W? W FLAGSTONE U PATHS !• Q d 07 1 Ilea R1� �< 'i/T I LL Wm x V /NO PARKING AA A\ h';• y '] - Ll / . �', w} m ^ z h n URGE `� - _ c / �' i Tr= A.ae N A BoutD 111 �' "?,� a�atsp�p 4"�. NOTES 0 U' Z Q E W R d Y - �`a^uNel�` 1. BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF 548'4721"E BETWEEN THE SOUTHERLY U C SMµ CORNER OF LOT 28, REPLAT OF LOT 2,MOSES LOT SPLIT A LOT LINE ADJUSTMENT AND FNAL Z �I SUBDIVISION OF THE GEORGE P.MITCHELL AND H.A.BORNEFELD,JR.PROPERTY ACCORDING TO THE IL \ {{ "'� dt} V7 ' ) 4}'SC�:uu 1 PLAT THEREOF RECORDED IN PLAT BOOK 29 AT PAGE 65 A REBAR AND CAP LSH19598 AND J {1-T .y, p„E _ \, f d1�Y CORNER NO I ASPEN TOWNSITE A 1954 ELM BRASS CAP. \- 2. DATE OF SURVEY WAS AUGUST 29,2012. 2 \ (auu OF wa ropwATpz). -0.1ez� �_� 'Z Jl ` "IP it •C.'Y � +1 LINEAR UNITS USED TO PERFORM THIS FIELD SURVEY WERE U.S.SURVEY FEET. \ no ASPHALT me ' r/ mV (� �1�\ -.! - 1, ce PARKING a. THIS PROPERTY IS SUBJECT i0 RESERVATIONS RESTRICTIONS,COVENANTS AND EASEMENTS OF 3.,,HIGH 1 `l RECORD OR IN PLACE 2MR PARKING \ I I( I V f' ASPHALT �� /1/ MiVl00 RNLE.e I 1 �, '.r�lf 1 .\ N 4 ', S. THIS MAP IS BASED°N RECORDED PLATS, THE GANT CONDOMINIUMS RECORDED NOVEMBER Ifi. f I7 ROADWAY 1" y z as +,� .\1t\ ' I t 19]3 IN PLAT BOOK 4 AT PAGE 431,RECORDED NOVEMBER 14,1974 IN PLAT BOOK 4 AT PAGE Il 4991, CORDED AUGUST 24,1976 IN PLAT BOOK 5 AT PAGE 22 AND CORNERS FOUND IN 1 I r A\ . �N RE (Y7 PLACE. 'T, C\ \ y 6. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE COMMITMENT,THEREFORE,ANY EXCEPTION$THAT MAY AFFECT THE TITLE HAVE NOT BEEN RESEARCHED BY HIGHCOUN TRY LEGEND ENGINEERING,INC. m .:vexm. \ a c, CONCRETE J°ex ' -F, , I ?6 \1 7, ELEVATIONS ARE BASED ON NGS POINT Q-159.NAVD 1929,ELEVATION EQUALS 79°6.67,CONTOUR W FIRE HYDRANT \ \\\1\ / +`� RAISED CURB INTERVAL S 1 FOOT. '\\ VA A ,I VICINITY MAP p WATER VALVE �\ \ \�v \ \ \ 8. THE VIEW PLANE DETAIL SHOWN HEREON IS PER CITY OF ASPEN LAND USE CODE 26.43505D SCALE'. i 1000' MOUNTAIN VIEW PLANE REVIEW,(NO.1 GLORY HOLE PARK NEW PLANE) L Qa v STREET SIGN 6 \ / I�F WA°NE rl U N �c\ {i TELEPHONE PEDESTAL \ ae / Psaeri { U IRRIGATION VALVE 80% / \\ v __ 4 - t T 8gND6TONE \ C16D1e. % TREE CHART Z (Q V 0 SANITARY CLEAN-OUT `\ / \\\\f/%_ �v N § . /� LL Z O .Y/ C TREE FT SIZE DRIP W �• J�.�O�� 1 ASPEN 3 3" 6' Z U) O W V STORM MANHOLE \ / , t S / 4i`,� tr l 2 ASPEN 4" 8' Q Q �. UTILITY LINES m N e•ncTSssn \ Q �Q 3 cONIFEROUS n' za' SURVEYOR'S STATEMENT (�LL W Z C SANITARY MANHOLE \ P \\ puT e'PK:Telel T >'z/ 4 CONIFEROUS 15" 16' W O Z IL W _ WATER LINE \� \\ eM LE.7vsln \T(p ] 1' V, _ / 5 ASPEN 3" 4' I,FRANK W.HARRINGTON,DO HEREBY STATE THAT THIS SURVEY WAS PREPARED BY HIGH Z Z a ELECTRIC MANHOLE 6 ASPEN 18" 24' COUNTRY ENGINEERING,INC.FOR ME CANT,MAT Sg10 SURVEY WAS PREPARED BY ME OR F H O /� TELEPHONE LINE \ \\ �\ I� \ J 5 7 ASPEN 5" 8' UNDER MY SUPERV90N SPONSBLE CHARGE AND THAT IT IS TRUE AND CORRECT TO U U Q IW1.1 WATER VAULT __„ 8 ASPEN B" 16' THE BEST OF MY BE DGE. U \\ ELECTRIC LINE \ P \\ \' _ A 0 9 ASPEN 6"-8" 18' JPP /' �L O LL O LIGHT POST GAS LINE \ \\ \' CONCRETE = ,/ _ \ O\ / 4 10 ASPEN 9• 22' ��\y,.A� �VZ _Z \ \\ SIDEWALK '�� \ C' © CAS METER -. - CAN LINE \ \ • f T -. ri _ ` - 11 CONIFEROUS 15" 18' j t ��1Z); ELECTRICAL METER \ y_� \ Q 12 ASPEN 10" 18' .� c _ __� V F_ UNKNOWN UTIUFY \\\ ? ✓' 1' ? '' h 13 ASPEN 6" i6' BY W 14 ASPEN 4" 8 FRANK W H G70N L 5 NO 4 8.CFeCS '�T U \ ` 1 16� \ 1'.\• + ✓J 15 ASPEN 6" 14' I,C -�^ W•Y GRAPHIC SCALE \ ,\r \ 16 DECIDUOUS 17-26" 20' Uq/ ants, f \\ -_ N I4 d 5 �, 17 ASPEN 4" 6' 2. = 18 ASPEN 9" 10 PROJECT NO. 19 ASPEN 9" 10' 20 DECIDUOUS 2D" 24' 2121662 IN FEET) A ♦ _ V O _L.)1 d "'� 21 CONIFEROUS 14' 14' 1 intEWTMNOin It n\\ 22 CONIFEROUS 13' 14' 0922 \ k w r 23 CONIFEROUS 3' 6 eASEp uvpl nHY o6ECN[ins wa QT wuupzcE ttcu \ \ \e _ J�CONCl1z� / 24 ASPEN 18' ,Ai rpu—1 pscpm+sucAl[6E[T x nENT AAi AxY Ac w \ 25 CONIFEROUS 15 22' NY ptT m. "p", � p wpa[ NAN"„ \ � ' , 1 OF 1 rAS mou TN[ a N 26 DECIDUOUS 29" 22' EXIST 6 HIGH WOOD PRIVACY / rowland+broughton FENCE ON FLAGSTONE WALL / I architecture and urban design EXIST 236 e.hopF,,— 3377 bloke 9,105 'z I IN- a 81611 be 0 80205 POOL 970.W 0 ' 3D3.305.13 v 970.5 f 303.308.137 5 f EXIST SPA I` \ FINISHED FLOOR v`\ UNIT S-103 \ ELEV=V=]959.18 AI j EXIST SPA `�\ ® ConsuU,ts pP� DFT EXIST _ey5 FLAGSTONE Q" PI EXIST CONCRETE WALL �2A J• POOL DECK /EXIST ASPEN DECK FINISHED B-M / sy UNIT 7959. � ELEV=7959.12 V ASP N �O MST Issue: AVE '' CFO ASPEN `� P&Z SUBMITTAL Z P8Z SUBMITTAL \X: Q FINISHED FLOOR 3 p DECK ` UNIT&105 ?� � J ELEV=795518 EXIST S- ' R.R.TIE Test WALL �' PLANTER i' S EXIST GRA53 / rEXIST FLAGSTONE WALL ? P1J P Sf- M AS EXIST CONCRETE ?� DRIVEWAY `L n T4 � FINISHED FLOOR UNIT J-101 E 2 NLIN OEXIST UGS EW U LIC T N PI NO E 'ASPENS ... AMENY O �` / <�` QO PATHS SPACE MOVE.✓!\ IN PARKING NEW 3 SIGN PLANTINGS O T LAR FINISHED FLOOR UNIT J-102 EXIST T THE MOLLY CAMPBELL LIGHT GE ® ELEV=7981.22 EXIST PI PARKING CONFERENCE CENTER THE GANT G ASPHALT `J 1 610 SOUTH WESTEND STREET PARKING,NW EXlsr SURFA CE ASPEN,CO 81611 PARKING FINISHED FLOOR ij iGH an' UNIT 1-103 ELEV=]96129 ASPHALT 'S.P 90 ANPRAL SA ROADWAY G� Si_ EXIST AUTO CONCRETE -ENTRY RAISED CURB O O EXIST PARKING F GSTONE FINISHED FLOOR UNIT J-106 ' `. 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AMENITY v 1i1111'111Ii,11 1111 i,1 111]11 111111 111 1 1 � y' \ PATHS ',REMOVE 11111 111111 1111111 11 111 \ SPACE-� fl y I yy v VA 11' II I !111]1 111'11 11111 ' 111 ( 111 \1 v v 2 'I 11 11 11 S1 `� v 9 ,111 111111, 1 1111111 111 11 1111 � J. v 7962 �. y1P� RE-VEG I 1'1 1 � A I III 1 1 1 1 1 1 11 1 � � I'1 I 11 111 � \ ,� 1 .� �v g`�� _ >��� �.»r�,��t h'-•-./`i 1111111 I I 1 I 1 I I�I'1��p1 I I'I i' �/ �y, v 1_, \ NO PARKING \ \ SIGN NEW ° v \ V �• - \ A y PLANTINGS r� EXi$T V ��� 11ta.�1 1111111 / �� lAR \\ \ \ BOU QST i EXIST �\ LIGHT-" j EXIST VP C / r PARKING i ` '� �`•�;I � , THE MOLLY CAMPBELL U CONFERENCE CENTER `\ ASPHALT THE GANT t PARKING,NEW 610 SOUTH WESTEND STREET \ EXIST v\ SURFACE ASPEN,co a1611 PARKING `v 3.T HIGH i WOOD FENCE� r v ASPHALT `(QO HAND-RAIL vv ROADWAY \ c e 9\\ O `<f' EXISTAUTO_ \\� CONCRETE v 7�, -ENTRY \ RAISED CURB o,� \� \\�, O \ �, PROJECT NO: \ .� \ / � 21212.00 ` \ ,. 1 \\ / DWG FILE: 21212,00_A1.t.dxg `\ EXIST \ PARKING s� ij� SHEET TITLE GsroNE PUD SITE LL DEVELOPMENT PLAN DETAIL SCALE:3/16"=1'-0 SANDSTONE 7963 SIGN A1 .2\ 1 EXIST < EXIST • :ASPEN ASPENS s� rowland+broughton architecture and urban design 234 e.hopkins— 337]Makes 108 FLOOR AREA LEGEND FLOOR AREA LEGEND FLOOR AREA LEGEND aspen w 6161 t tlenver m W205 9]0.544.9006 v 303.306.13]3 v BASEMENT LEVEL FLOOR AREA MAIN LEVEL DECK AREA MAIN LEVEL DECK AREA UPPER LEVEL DECK AREA 970.544.3473f 303 W8.1375 f 635 SF MAIN LEVEL FLOOR AREA UPPER LEVEL FLOOR AREA 0 MECH�I— l �\ -- OUTDOOR PATIO BELOW —.� BASEMENT LEVEL FLOOR AREA TERRACE-- — consulants: EXERCISE � 5854 SF ROOD MARKET ' I _ CAFE ,�. - UPPER LEVEL DECK AREA FTEIR MEN I- - 390 SF —f CONFERENCE I1 1® r ROOM ' BAR EN' OP BREAK-OUT1L0 B MAIN LEVEL FLOOR AREA LODGE. u� ENTRY 70RA 4663 SF --ROOryI r —�__-- IE OFFICE ELE . �I--- `,w UPPER LEVEL FLOOR AREA —� UPPER LEVEL DECK AREA SF ILL 409 SF OUTDOOR CONFERENCE TERRACE p_ ROOM L j CONFERENCE KITCHEN I ROOF ROOM I STORAGE ---- I ss e ADDITION MECH RIM 10.09.2012 P&Z SUBMITTAL CSI -- - ----- j ---- ff!JF77��I 3 PROPOSED UPPER LEVEL 5 PROPOSED BASEMENT LEVEL /`4 PROPOSED MAIN LEVEL A0.3 1115'=i'-0" EXISTING FAR EXISTING FAR BASEMENT LEVEL FLOOR AREA MAIN LEVEL FLOOR AREA THE MOLLY CAMPBELL n �BASEMENT LEVEL DECK AREA ON �MAIN LEVEL DECK AREA CONFERENCE CENTER MECH �,I J ON EXISTING FLOOR AREAS PROPOSED FLOOR AREAS BASEMENT LEVEL DECK AREA BASEMENT LEVEL FLOOR AREA 1,696 SF BASEMENT LEVEL FLOOR AREA 1230 SF THE GANT UP MAIN LEVEL FLOOR AREA 2847 SF MAIN LEVEL FLOOR AREA 4663 SF 610 SOUTH WESTEND STREET EXERCISE 517 SF MAIN LEVEL DECK AREA up MAIN LEVEL FLOOR AREA 144 SF UPPER LEVEL FLOOR AREA 409 SF ASPEN,CO 81611 r MEN'S WOMEN'S RM 1814 SF PATIO TOTAL FLOOR AREA 4,543 SF TOTAL FLOOR AREA 6,302 SF E EV. BELOW EL PATIO ,I HALL BASEMENT LEVEL FLOOR AREA II '¶ �, II 42 SF KITCHEN 1I III I1 (I I I D =�I�IJ it I I ((N II EXIS L TING DECK AREAS PROPOSED DECK AREAS I BASEMENT LEVEL DECK AREA 517 SF MAIN LEVEL DECK AREA 1635 SF ODGE ROOM II BASEMENT LEVEL FLOOR AREA L MAIN LEVEL DECK AREA 1814 SF UPPER LEVEL DECK AREA 390 SF 4464 SF _ CONFERENCE I ON 2331 SF UPPER LEVEL DECK AREA 1206 SF LOBBY ROOM 2231 SF CONFERENCE ROOM �n I =_ MAIN LEVEL FLOOR AREA kl- PROJECT NO 2847 SF ' _ _— -- EKITCHjiOFFIC zlztzoo II I EXPOSED WALL AREA CALCULATIONS: EXISTING PROPOSED SHEET TITLE TOTA WALL AREA =3,004 SF TOT A WALLAREA =4,340 SF FLOOR PLANS/ EXPOSED WALL AREA =1 147 SF EXPOSED WALL AREA = 899 SF MAIN LEVEL FLOOR AREA PERCENTAGE = 36% PERCENTAGE = 21% 144 SF FLOOR AREA TOTCENTA EEXPOSEMENTFLOORAREA =dY645F PERCENTAGE =5,856SF CALCULATIONS PERCENTAGE EXPOSED - 38% PERCENTAGE = 21% /� CALCULATED BASEMENT AREA 1,696 SF FAR 1,230 SF 2 EXISTING BASEMENT LEVEL L \EXISTINGMAINLEVEL „SCALE. 11/16"=V-O'� 1/16=1'-0" O. l z 1 z A5.1 A4.2 3 4 A51 " 24'-91/2" 12'-6]/6" 4'-6 5I6" 8'-41/2" 16'-0" 4' 6" - EXISTING WALLS DEMOLITION WALLS PROPOSED WALLS rowland+broughton architecture and urban design 234 e.hopkins ave. 3377 blake 5,106 aspen 9°61611 tleW3 m 3730 9705.9(X"'. 303 368.13]3 v 9]0.544.34731 303.306.13]5 1 MECHANICAL :1 STAIRS OS 87-11" BENCH Ir BENCH a DEMO WALL ENTRY - _ ENTRY c°nsul°"w: _—————— SHOWER SHOWE ---------- ------ -------------- q * /7 WALL ABOVE) I u u \ \ z I HANGIN CHANGIN J EXERCISE I a m g \ _ m ROOM DD 'I'll 77-1 WOMEN'S MEN'S � I I STORAGE COVERED Iss°e: EXT. I 10.15.2012 PBZSUBMITTAL nII COATS ENTRY r.o s.BTI-11I�_I UP BREAK-OUTILOBBY z A4.2 I ELEV. STORAGE PANTRY T.os.e7•-n° OFFICE ELEVATOR MECHANICAL UNDER STAIR CLOSET MOVEABLE PARTITION ( I I I STORAGE � ADDITION I I THE MOLLY CAMPBELL CONFERENCE CENTER I I I THE GANT 610 SOUTH WESTEND STREET CONFERENCE CONFERENCE ASPEN,CO 81611 ROOM ROOM WATER T.O.S.6r-1 r' MAIN TOS 67'-5" — ENTRY � PROJECT NO 2121200 SHEET TITLE: LOWER LEVEL 1 LOWER LEVEL FLOOR PLAN FLOOR PLAN A2.0 3116.=1•-0" I - SCALE: As indicated A2.0 1 A5.1 A4.1 A5.1 g 2 A51 � A42 3 4 A5.1 LEGEND: EXISTING WALLS DEMOLITION WALLS 24'-91/2 12'-8718" 4'-B SIB" 6-4117' 16' 0" 4'-8" PROPOSED WALLS rowland+broughton architecture and urban design 234 e.hopk,,,a'e. 3377 brake M,106 aspen,.'1611 Cen' .80205 NEW ADA 970.544.9006' 303.308.1373, LIFT TOWEL STORAGE EXISTING FlREPLACE /PLANTER NEW FIREPLACE SCULPTURE PLANTER ,TO. PLANTER . PLANTER E OUTDOOR TERRACE ON /^\ D TRELLIS ABOVE � ❑ -� �J ' Conwltants: ROOFABOVE OUTDOOR TERRACE I SLIDING DOOR PANELS SLIDING DOOR PANELS I I ENTRY ro.J..__s,100•.=0•, 7 Uj0 T.o� TS.y3�=ig',- I Y CONFERENCE ROOM I Ias„e: MARKET 10.15.2012 P&ZSUBMITTAL CAFE \ / CLERESTORY — Y ��'� ���'1ppp0ppp0��������p��0�'���� — TOY AS�S — UP DEMO WALLS SLIDING DEMO WALLS DOOR UP DEMO WALLS 2 ` o A4.2 I A4. r ELEV. — ! ` FIREPLACE— I In I I In ----------- ------- T. S.100• D.. 1 FOLDING PARTITION — � I f—DOORS EXISTING RIDGE DN ABOVE LODGE ROOM BREAKOUT SLIDING DOOR SERVING/BUILT-IN CONFERENCE ROOM BAR UNISEX RESTR THE MOLLY CAMPBELL OOM I 2 CONFERENCE CENTER DEMO JEN THE GANT p KITCHEN UP 610 SOUTH WESTEND STREET P MECH i ASPEN,CO 81611 RM II DEMOWALLS !� WATER ENTRY/ I I /r I I� FIRE SPRINKLER LLLCCC--- FULLCOMMERCIAL KITCHEN ii ROOM _ -�STORAGE EQUIPMENT T.B.D. - -� - - - - - I= - - - - - - - - -- - - - - - - - - - - - -- WALK-IN EXISTING SIDEWALK ENTRY CANOPY ABOVE TRASH WALK-IN TRASH&RECYCLING COOLERS/FRIG. PROJECT NOTRASH COMPACTOR 2121200 J ENTRY CANOPY ABOVE SHEET TITLE. MAIN LEVEL ' MAIN LEVEL FLOOR PLAN FLOOR PLAN A2.1 3116"=T-0" SCALE: As indicated A2. 1 2 1 A51 2 3 4 A1 5 s LEGEND: 24'-91/2" 12'-67/8" 4'-85/8" 8'- E%ISTINGWALLS 41/2" i6'-0" 4'-8" DEMOLITION WALLS PROPOSED WALLS . TRELLIS BELOW rowland+broughton 2Ue architecture and urban design 234 e.,P,81..... 3377 Elake 8 106 :705 co 61 tleW3308 80205 970.544.9006If 30 308137 u — 9]0 544 3473 f 303 308.1375 f E E TERRACE BELOW D TERRACE BELOW -_- Consulbnta: GRAVEL BALLASTED ROOF SLOPE TO DRAIN GRAVEL BALLASTED ROOF GLASS r 1 SLOPE TO DRAIN RAILING r GLASS R BELOW TORY PUNTER RAILING PLANTER Nz ENTRY ROOF II y II OUTDOOR OUTDOOR TERRACE II II TERRACE CONCRETE/CARPET GRAVEL BALLASTED ROOF CONCRETE/CARPET 'n G WITH SNOWMELT WITH SNOWMELT Iss�a II II 10.15.2012 P&ZSUBMITTAL r— ll----------I� -------T I =STAIRDOWN C g TILE of RAILING DI 2 BAR �I Aaz I I I I A4 1 I � I ELEV. ROOF ABOVE B E%ISTING SLOPE e ROOF TILE B OIN _ z j 5 L—————————— — —————————J 3 I I u,o �< g DN THE MOLLY CAMPBELL OUTDOOR s CONFERENCE CENTER TERRACE CONCRETEICARPET WTH SNOWMELT THE GANT STAIR DOWN NEW FLAT ROOF EXISTING FLAT ftooP GLASS 610 SOUTH WESTEND STREET PLANTER RAILING PUNTER ASPEN,CC 81611 I I — GRAVEL ED ROOF I` SLOPE TO O DRAIN DRAIN —TI NEW ENTRY CANOPY NEW FLAT ROOF NEW FUT ROOF NEW ENTRY CANOPY PROJECT NO 21212.00 SHEET TITLE ROOF LEVEL FLOOR PLAN J 1 32 31 LEVEL 3n / A z c'=V-0 SCALE: As indicated A2w...e.e.�.a«.....vE.,ow.....�, 1 A 2 3 4 A5.1 5 >I w� p l I NEW FLAT ROOF I I I I a� - - - - - - - _ — _ - - — - - - - - -- - --- - - -- - -- - - - T.G.ROOF rowland+broughton DARK BROWN PATINA 120'-P METAL PANELS architecture and urban design ENTRY ROOF 234 a.hopkft ave. 3377 Make Y,108 METAL CLAD PLANTER BEYOND sepen,a 81Btt aanvar.oo 90205 I 970.544.90081 30:1.308.1373 v + TIMBERS b 970.544.34731 30.308.1 735 NEW VMNDOW —— - 0 TREWS 6 GLASS BEYOND = \\ PANEL — — — — — — — — — — — —T_O.FF LVl2 REAR ENTRY CANOPY I _ NEW ADA LIFT BEYOND ConaWhnts: N TIMBERS I // STORAGE DOORS WOOD S •, b f METAL CLAD \ / —PLANTER— _T. .CONC. VL 1 NEWENTRY NEW STAIR NEW SIDE ENTRY NEWVANDOVN NEWSTAIR STAIR I _ OPEN TO _ COVERED ENTRY BEYOND STONEVENEER I lave. 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F LVL ADAUFr — — — r _I- 113'-0- b -- _ _ OMBER I cons„Irans. REMODELED TRASH �. ENCLOSURE � I ❑ - ❑❑ I EXISTING TRASH b ENCLOSURE ENTRY T.O.CC. 1 _ —_._ - - --- - - - - - - -- -- - I- - 10D'-P DEMOLISHED SHED ROOF / I WOOD SIDING Issue: NEWWINDOVJS NEW EXISTING EXISTING WINDOWS I 10.15.2012 P&ZSUBMITTAL I2 WEST BUILDING ELEVATION I I I A4.2 NIT=1'-0' A5.1 4 A5.1 ZI ZI T.O.ROOF -- - - METALCLADDINO _ - - - - - -124'-0' PANELS I PLANTERS(METAL PLANTERS(METAL NEWENTRYROOF I CLADDING PANELS) CLADDING PANELS) WOOD TIMBERS r b EXISTING SLOPED ROOF BEYOND J! I WOOD SIDING r r GLASS r r GLASS PANEL PANEL TRELLIS T.O.FF VL 2 _ I ` B ONDAR D D ' r I ADA LIFT 1 b r r r/ r r In r / r\ ` I THE MOLLY CAMPBELL r CONFERENCE CENTER THE GANT - FIREPLACE _ i 610 SOUTH WESTEND STREET ASPEN,CO 81611 PLANTERS STONEVENEER—/ PLANTERS I I I I I I A42NORTH BUILDING ELEVATION PROJECT NO 1,•.. •- 2121200 f fr- SHEET TITLE. 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