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Landuse Case.730 E Cooper Ave.0032.2016.ASLU
• • COMMUNITY DEVELOPMENT CITY OF ASPEN CASE NUMBER 0032.2016.ASLU PROJECT ADDRESS 730 E COOPER PARCELID 273718227004 & 273718227904 PLANNER JENNIFER PHELAN CASE DESCRIPTION BASE ORIDINANCE ADMENDMENT REPRESENTATIVE MITCH HAAS DATE OF FINAL 6/27/2016 ACTION CLOSED BY LILLY CULVER 10/7/2019 P 118 ORDINANCE NO.6 (SERIES OF 2016) RECEPTION#: 630225, 06/27/2016 at 09:31:36 AM, 1 OF 29, R $151.00 Doc Code ORDINANCE Janice K. Vos Caudill, Pitkin County, CO AN ORDINANCE OF THE ASPEN CITY COUNCIL AMENDING ORDINANCE NO.2 (SERIES OF 2015) WHICH GRANTED CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT — PROJECT REVIEW APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR BASE LODGE LOCATED ON PROPERTY COMMONLY KNOWN AS 730 EAST COOPER AVENUE, LEGALLY DESCRIBED AS THE EASTERLY 9.27 FEET OF LOT Q, AND ALL OF LOTS R AND S, BLOCK 105, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 73 7-182-2 7-004 . WHEREAS, the Community Development Department received an application for the Base 1 Lodge (the Application) from 730 E. Cooper LLC (Applicant), represented by Haas Land Planning for certain land use review approvals; and, WHEREAS, the requests were granted through the approval of Ordinance No. 2 (Series of 2015) which granted several variations as part of the Planned Development -Project Review; and, WHEREAS, the Application became null and void due to a submission deadline requirement that was not met; and; WHEREAS, the applicant requested reinstatement of the approval which is memorialized by Ordinance No. 2 and as part of the request, the applicant offered to remove any variation granted in the ordinance; and, WHEREAS, City Council approved the reinstatement request with conditions via Resolution No. 28 (Series of 2016) and applicant is now requesting amendment to Ordinance No. 2 (Series of 2015) to meet the conditions of the reinstatement approval; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public notice that was submitted and the public was provided a thorough and full review of the proposed development; and, WHEREAS, on March 14, 2016, the Aspen City Council approved Ordinance No. 6, Series 2016, on First Reading by a five to zero (5 - 0) vote; and, WHEREAS, during a public hearing on March 21, 2016, the Aspen City Council approved Ordinance No. 6, Series 2016, by a four to zero (4 - 0) vote, approving with conditions this ordinance amendment; and, WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public healxh, safety, and welfare. 730 E. Cooper St., Base Ordinance 6, Series 2016 Pagel of 6 0 . 0 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO AS FOLLOWS: Pursuant to the procedures and standards set forth in the Aspen Municipal Code, the City Council hereby approves amendments to Ordinance No. 2 (Series of 2015) as noted within this ordinance. Section 1: Amendments to Section 1. Approvals Section 1 of Ordinance No. 2, Approvals, is amended to read: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby grants — Project Review approval, Growth Management approvals, Conceptual Commercial Design approval, for a Site Specific Development Plan for Base 1 Lodge, 730 E. Cooper Street, subject to the conditions of approval as listed herein. Exhibit A describes the dimensional requirements. Minor dimensional changes during PD — Detail Review may be approved such that they do not exceed those in the underlying zone district. A minor reduction in the number of lodge units of not more than a reduction of two (2) units, and a minor increase in the lodge unit size that result from building permit requirements or other technical considerations up to not more than a ten -percent (10%) increase of each individual unit are permitted as an insubstantial amendment for this ordinance. No other reductions in the number lodge units or an increase in size of the lodge units for the project shall be permitted without an amendment of this ordinance. No change in use shall be permitted for the property without an amendment to this ordinance. The plan set recorded with this ordinance amendment shall be considered the `Approved Plan Set' -of the Planned Development — Project Review, A digital copy shall be submitted with the Community Development Department prior to recording of the ordinance. No other submission shall be required. Section 2: Amendments to Section 3, Growth Management Allotments Section 3 of Ordinance No. 2, Growth Management Allotments, is amended to read: 3.1 Reconstruction Credits. Based on the existing development at 730 E. Cooper St. (aka Buckhorn Lodge), the Applicant is entitled to the following reconstruction credits, pursuant to Land Use Chapter 26.470 a. A total of 4 lodging bedrooms, 8 lodge pillows, are credited toward the Project's lodge GMQS allotment request. b. A reconstruction credit of 3,751 square feet of net leasable area is credited toward the Project's 2,478 square feet of commercial net leasable area, with the extra 1,273 square feet being applied to the lodge bedrooms. 3.2 Growth Management Allotments. The following growth management allotments are granted to the Base 1 Lodge: a. 36 lodging bedrooms = 72 lodging pillows. Added to the reconstruction credits, the project represents 40 lodging bedrooms or 80 pillows. Section 3: Amendments to Section 4, Affordable Housing Section 4 of Ordinance No. 2, Affordable Housing, is amended to read: 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 2 of 6 The Commercial Lodge Zone District employee generation rate of 0.6 FTEs per lodge unit is established for Base 1 Lodge. Affordable housing mitigation shall be provided in the form of cash in lieu in accordance with the rate in place at the time of building permit submittal for Category 4 or in the form of affordable housing credits for Category 4. Unless otherwise waived, any further increase in lodge rooms or commercial net leasable area requires affordable housing mitigation at the rate defined in the Land Use Code at the time of application. The final mitigation requirement shall be provided in the approval granting Planned Development — Detail Review. Any changes to the approved density shall require a recalculation of the required affordable housing mitigation, as the percentage of mitigation required for this project is based upon the average net livable area of the lodge units approved through this ordinance. Section 4: Amendments to Section 6. Subdivision/PD Plat and Agreement Section 6 of Ordinance No. 2, Subdivision/PD Plat and Agreement, is amended to read: The Applicant shall submit a Subdivision/PD agreement (hereinafter "Agreement") that meets the requirements of the Land Use Code within 180 days of final approval. The 180 days shall commence upon the granting of Final Commercial Design and Planned Development — Detail Review approvals by the Planning and Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Commercial Design Review/ Architectural Character Plan. 2. Planned Development Detail Review Plans. 3. Public Infrastructure Plan. b. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. Such Development Agreement shall include a provision or provisions addressing the following: Public Amenity: Public access easement for the rooftop public amenity space. Public hours of access for the rooftop deck and a curfew for the rooftop deck shall be included. The Development Agreement shall specify that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the applicant shall provide a site protection guarantee and a site enhancement guarantee. d. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. .Storm Water and Drainage Improvements Guarantee. Section 5: Amendments to Section 13, Parking Section 13 of Ordinance No. 2, Parking, is amended to read: 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 3 of 6 a. Loading Zone: Two on -street parking spaces shall be signed loading zones — location to be approved by the Parking and Engineering Departments. b. Off-street Parkin: Applicant shall provide for use by its guests twenty-three (23) parking spaces on site via valet parking to meet the parking requirement. Additional parking spaces may be provided; however, there shall not be a reduction of spaces below the 23-space requirement without an amendment to this Ordinance. A subgrade parking garage shall be provided on -site. The applicant and/or any operator of the lodge or commercial spaces shall not be allowed to use city street parking passes for its lodge or commercial users, guests, or employees unless the onsite parking garage required herein is at capacity. The off-street parking spaces are for the sole use of the commercial and lodging components of the project and shall not be condominiumized as separate units, sold to, rented to or used by the general public or any entity other than the owner of the lodge. Parking shall only be used for the parking of vehicles associated with the on -site, permitted uses. Section 6• 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 Community Development Department, the Planning and Zoning Commission, or the Aspen 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 other specific conditions or an authorized authority. Section 7• This Ordinance 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 8• If any section, subsection, sentence, clause, phrase, or portion of this ordinance 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. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14'h day of March, 2016. FT' ST: Manning, City FINALLY, adopted, F and approved thi APPROVED AS TO FORM: APPROVED AS TO CONTENT: 730 E. Cooper St., Base Ordinance 6, Series 2016 Page. 4 of 6 • .,-'James R. True, City Attorney AST: n mda Manning, City Cie k i Attachments• Exhibit A: Dimensiona Requirements Exhibit B: Project Review — Approved Plan Set Steven • 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 5 of 6 Exhibit A Approved Dimensions Underlying CL Zone District Allowances front yard (Cooper 0' No Requirement St.) side yard (Original 0' No Requirement St.) side yard (west) 5' No Requirement rear (alley) 0' No Requirement 35'6" top of third floor parapet 38-40 feet for a three story building maximum height on corner of Cooper Ave and Original St. remaining portions of building not to exceed 38' Elevator not to exceed 48 feet, when -setback according to section 26.575.020 public amenity Approximately 6,782 sq ft and as shown on Site Specific 10%-25% plans in Exhibit B of this Ordinance minimum off-street 23 23 parking spaces cumulative floor 2.49:1(17,260 sf) 2:5:1 area 2:1 lodge floor area 1.74:1 (12,051 sf) average lodge unit approximately 200, minor changes allowed No Requirement size per Section l lodge net livable 7,784 sf N/A area Commercial floor 0.66:1 (4,592 sf) 1:1 area Commercial net 2,478 sf N/A leasable area Number of lodge 40 units/40 bedrooms, minor N/A units/bedrooms changes allowed per Section 1 *Except as specified in the Table, the project is subject to the exemptions in the Land Use Code at the time of land use submittal. 730 E. 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ASPEN CO la r a°eeursie�+•s; alyirti � n 0,0 C gym^ 'D rn myFbo90oZ0om ora3 tt 5= 0iD AV2 Ooo D ►a sg'�R r �ox;d ° # s—�*r- A a p r'- oz 0 Z Z N m m ;3 �a e -n • CJ i (A r r I g � mmy S CD —ors m D � p i 0 \ �I ' r i Ulf) m0 m OTZ 3 O Z r r DD 713 � � D m� W W V A EXISTING FLOOR PLAN - I-M9 BASELODGE - 730 E. COOPER AVE. = Q - --- ASPEN, CO 9 0 • C. PROPOSED PUBLIC AMENITY BASE LODGE 730 E COOPER AVE. ASPEN CO -n r >N _ F: yZIF } PROPOSED PUBLIC AMENITY - ROOF FII D -- BASE LODGE - - - - 730 E. COOPER AVE. ' Q _. --- : -• ASPEN CO a M 7--- r -ir- F- PROPOSED LOWER LEVEL 2 FLOOR PLAN WE LODGE 730 E. COOPER AVE. ASPEN CO �• � � I�ii�pn_ it-- IN �p 5 • _ c oo 0 0 0 0 0 PROPOSED LOWER LEVEL 1 FLOOR PLAN — BASE LODGE 730 E. COOPER AVE. �- v^ - ASPEN CO Rr I I B1 ® g I His I SiILI PROPOSED MAIN LEVEL FLOOR PLAN - D N _- - BASE LODGE 730 E. COOPER AVE. : Q _ ASPEN, CO : �1 F' PROPOSED SECOND LEVEL FLOOR PLAN I - - 3 D m BASE LODGE "O _ 730 E. COOPER AVE. = a- ASPEN CO • 0 AWA PROPOSED THIRD LEVEL FLOOR PLAN :. BASE LODGE a a - 730 E. COOPER AVE. �. ASPEN CO - •-n Iv IA .1 I�f i 11,��y �z 0 PROPOSED ROOF TERRACE PLAN BASE LODGE N 730 E. COOPER AVE a ASPEN CO --- f � � Y 6p 444 Ri r� k FAR CALCULATIONS D D ��• BASE LODGE - -- 730 E. COOPER AVE. J - - ASPEN. CO _- :3 -0 a YJYj !ram ii ddd FR 9a K =. aF It to SE °•� � se 5 e FAR CALCULATIONS BASE LODGE - - `I ro 730 E. COOPER AVE - = �- jI 0 0 PF 7. Iv Ak------- <f?,5 &I, HJ 9: J1 & P$ FAR CALCULATIONS -,n > BASE LODGE 730 E. COOPER AVE. I ASPEN , 'o in - - �t RRRRt t R&ER R CR R6 NET LIVABLE PLANS BASELODGE 730 E. COOPER AVE. f - ASPEN CO p� D .v :i _ �� LLLLLL e i YI4!— ED C 001 �. 00 i y Ilia: ��•E'- x r� ' 35.,.,S !! Z e g; l�lR llIIilliY R R,IiI IRC !C'6 MMIIMi AIM -- NET LIVABLE PLANS � -.-ram=�II��F�^-�• --• - - ? -- BASE LODGE --------- -- - w ----- 730 E. COOPER AVE. — — ASPEN. CO i O - 710 � e PROPOSED EXTERIOR ELEVATIONS N -- BASE LODGE - O 730 E. COOPER AVE. d - w--- - - - -.-- - ASPEN. CO - �' • • PROPOSED EXTERIOR ELEVATIONS v7-7— --c� BASE LODGE 730 E. COOPER AVE. ASPEN Co 2737 182 27 004 & 904 0032.2016.ASLU BASE ORDINANCE AMENDMENT Permits File Edit Record Navigate Form Reports Format Tab Help +xV »- 77 A iX- Jump I 1 i� A A J a a atira Main Custom Fields Routing Status ,Fee Summary Actions Routing History Permit type lAspen Land Use Permit;r 100322016ASLL! /� COOPERAVE Apt/Suite ASPEN State CO Zip 81611 Permit Information Master permit Routing queue aslul5 Applied 04/0812016 Project Status 1pending Approved Description APPLICATION FOR BASE ORDINANCE AMENDMENT - Issued PLEASE REFERENCE CASE k 0080.2014.ASLU Closed/Final 0 Submitted HAAS LAND PLANNING Clock Running I Days F Expires 04/03/2017 Submitted via Ovrner Last name 720 E COOPER. LLC First name IMARK HUIIT 2001 N HALSTEAD ST 304 Phone (312) 850-1680 Address CHICAGO IL 60614 Applicant QQ Owner is applicant? 0 Contractor is applicant? Last name 1720 E COOPER. LLC First name MARK HUNT 2001 N HALSTEAD ST 304 Phone (312) 850-1680 Cust ;x 130324 Address CHICAGO IL 60614 Email Lender Last name Phone ( ) First name Address Displays the permit owner's first name AspenGold5 (server: angelas _ 1 of 1 • • 0o 302.2of (� - AS�-u AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: MO iZ A o4 , 20A6 STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or representing an Applicant to the City of Aspen, Quolorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the P day of MA �tA , 20A, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 4I)tl .gnatur The foregoing "Affidavit of Notice" was acknowledged before me this g' day of , 20�, by JOHN A. FORSTER NOTARY PUBUC STATE OF COLORADO NOTARY ID 19994005341 MY COMMISSION EXPIRES MARCH 03, 2019 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: e wet, . ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-1033 4P THE Crry of AsPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING RE: 730 E. Cooper (Base Lodge) Public Hearing: March 21, 2016, Time 5:00 PM Meeting Location: City Hall, City Council Chambers, 130 S. Galena St., Aspen, CO 81611 Project Location: 730 E. Cooper Ave. (legally described as the easterly 9.27 feet of Lot Q, and all of Lots R and S, Block 105, City and Townsite of Aspen) Description: The applicant is seeking to amend Ordinance No. 2 (Series of 2015) and the Planned Development — Project Review granted for the property, which approved a new three story above grade lodge building with roof deck and basement level. Applicant seeks to vacate all variations granted by the ordinance in order to forfeit a height variation (for bathrooms), a parking variation (all parking is now to be on the property), and a reduced mitigation rate for affordable housing. Land Use Reviews Requested: Ordinance Amendment Decision Making Body: City Council Applicant: 730 E. Cooper LLC (2001 N. Halsted St., Suite 304, Chicago IL 60614) More Information: For further information related to the project, contact Jennifer Phelan at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2759, jennifer.phelan@cityofaspen.com. Pitkin County Mailing List of 300 Feet Radius From Parcel: 273718227004 on 02/29/2016 KIN OUNT� Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. hftp://www.pitkinmapsandmore.com 0 SILVERBELL RENTALS LLC ANDERSON ROBERT M & LOUISE E 1500 N POST OAK RD #190 1021 23RD ST HOUSTON, TX 77055 CHETEK, WI 54728 SANDIFER DICKSIE L TRUST ASPEN SQUARE VENTURES LLP 240 LINDEN DR 602 E COOPER #202 BOULDER, CO 80304 ASPEN, CO 81611 FORD JOHN STEPHEN JR DANTE CANDI 1500 N POST OAK RD #190 1615 WEEPING WILLOW WY HOUSTON, TX 77055 HOLLYWOOD, FL 330194893 DANIELE ROBIN CORREIA JOHN E PO BOX 1023 2642 W 250 N ASPEN, CO 81612 HURRICANE, UT 84737 PARTRIDGE JAMES J & JEAN C MAVROVIC ERNA 361 N AWAHNEE RD 530 E 72ND ST APT 15-C LAKE FOREST, IL 60045 NEW YORK, NY 10021 ASPEN SKIING COMPANY LLC VAUSE FAMILY TRUST PO BOX 1248 3020 PLAZA DE MONTE ASPEN, CO 81612 LAS VEGAS, NV 89102 CAVES KAREN W HENDRICKS SIDNEY J & YOLANDE EVERHAI 1 BARRENGER CT 6614 LAKEVILLE RD NEWPORT BEACH, CA 92660 PETALUMA, CA 94954-9256 SOUTHEAST HARBOR FARMS LLLP SHACKELFORD MARK 51 ARCH WY 805 E COOPER AVE #5 CALISTOGA, CA 94515 ASPEN, CO 81611 KLIKA YVONNE TRUST ECCHYMOSIS LLC 1551 LARIMER ST #1303 4802 E 2ND ST # 2 DENVER, CO 80201631 LONG BEACH, CA 90803 ROSS JOHN F DAVIS MARTIN 7600 CLAYTON RD 835 E HYMAN AVE APT G ST LOUIS, MO 63117 ASPEN, CO 81611-2603 • SANDIFER C W JR TRUST 240 LINDEN DR BOULDER, CO 80304 SILVER DIP EQUITY VENTURE LLC 2100 MCKINNEY STE 1760 DALLAS,TX 75201 DECK WARREN PRESTON LIVING TRUST 5363 S LAMAR ST LITTLETON, CO 80123 LIEB MADELINE TRUST 800 E HYMAN AVE #A ASPEN, CO 81611 DURANT AH LLC PO BOX 4068 ASPEN, CO 81612 POLLOCK RANDALL LLC PO BOX 950 ASPEN, CO 81612 SB-H FAMILY 1 LLC 0316 PFISTER DR ASPEN, CO 81611 K&W PROPERTIES INC 728 W CANAL ST NEW SMYRNA BEACH, FL 32168 GOLDMAN MICHAEL VICTOR & GLORIA ANN 6919 GLENEAGLE DR TUCSON, AZ 85718 NAP2HOLDINGS LLC PO BOX 8907 ASPEN, CO 81612 • • BERSCH BLANCHE TRUST BERSCH ELLEN TRUST WALLEN-OSTERAA REV LIVING TRUST 9642 YOAKUM DR 9642 YOAKUM DR 36 OCEAN VISTA BEVERLY HILLS, CA 90210 BEVERLY HILLS, CA 90210 NEWPORT BEACH, CA 92660 CHAIKEN WILLIAM SATKUNAS THOMAS P WATERS JOSEPH D & LESLIE T 2030 S OCEAN DR #1723 0096 HOPI 450 S ORIGINAL ST #2 HALLANDALE BEACH, FL 33009-6614 CARBONDALE, CO 81623 ASPEN, CO 816112073 DAVIS ALTON T REVOCABLE TRUST SEGUIN WILLIAM L & MARILYN A BRONSON RICHARD L TRUST 11 S ADAMS ST 1001 E COOPER #7 4510 NE DELAMAR PL HINSDALE, IL 605213132 ASPEN, CO 81611 LEES SUMMIT, MO 64064 BRONSON BONNIE L TRUST HUNKE CARLTON J LVG TRST GOFEN ETHEL CARO TRUSTEE 4510 NE DELAMAR PL 408 N 1 ST ST #507 455 CITY FRONT PLAZA LEES SUMMIT, MO 64064 MINNEAPOLIS, MN 55401 CHICAGO, IL 60611 MJM AMENDED & RESTATED TRUST CALGI RAYMOND D ORIGINAL ENTERPRISE LLC 1776 SOUTH LN 134 TEWKESBURY RD 77 MAPLE AVE S NORTHBROOK, IL 60062 SCARSDALE, NY 10583 WESTPORT, CT 06880 T STREET LLC CITY MARKET INC ELLERON CHEMICALS CORP 320 W MAIN ST 1014 VINE ST 7TH FL 2101 WAUKEGAN RD #210 ASPEN, CO 81611 CINCINNATI , OH 45202 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ASSOC BLD B DURANT MALL CONDO ASSOC HY WEST CONDO ASSOC COMMON AREA 1000 DOLORES WAY #B COMMON AREA E COOPER AVE CARBONDALE, CO 816232251 835 E HYMAN AVE ASPEN, CO 81611 ASPEN, CO 81611 SILVER BELL CONDO ASSOC ORIGINAL STREET CONDO ASSOC PT HOLDINGS 11 LLC COMMON AREA COMMON AREA 2001 SHAWNEE MISSION PKWY #200 805 E COPPER AVE 802 E COOPER AVE MISSION, KS 66205 ASPEN, CO 81611 ASPEN, CO 81611 IDS PARTNERS LLC ASPEN BROWNSTONES CONDO ASSOC SOUTH SPRING LLC PO BOX 642 COMMON AREA 0133 PROSPECTOR RD #4102B GWYNEDD VALLEY, PA 19437 707 E HYMAN AVE ASPEN, CO 81611 ASPEN, CO 81611 KN ASPEN CORE LLC 300 SOUTH SPRING ST CONDO ASSOC ART MUSEUM LLC 0133 PROSPECTOR RD #4102B 418 E COOPER AVE #207 15 W 6TH ST #2400 ASPEN, CO 81611 ASPEN, CO 81611 TULSA, OK 74119 ASPEN ART MUSEUM HJ HOLDINGS LLC WM SNOWMASS LLC 590 N MILL ST 1112 GRAND AVE 500 FIFTH AVE #2440 ASPEN, CO 81611 GLENWOOD SPRINGS, CO 81601 NEW YORK, NY 10110 BG SPRING LLC BOULANGEE ERICA 300 SOUTH SPRING 303 LLC 300 S SPRING ST #202 300 S SPRING ST #203 610 E HYMAN ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 REUSS LIGHT LLC 300 SOUTH SPRING ST CONDO ASSOC REUSSJLIGHT LLC PO BOX 5000 COMMON AREA PO BOX 5000 SNOWMASS VILLAGE, CO 81615 300 S SPRING ST SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 0 0 CJAR LLC MATTHEWS ZACHARY OBERHOLTZER JORDAN 2514 LAKE MEAD DR PO BOX 10582 PO BOX 10582 LAFAYETTE, CO 80026 ASPEN, CO 81612 ASPEN, CO 81612 MOUNTAN VIEW CONDO ASSOC GADA 777 REV LIVING TRUST KOEPPEL KEVIN F COMMON AREA PO BOX 2061 2627 S BAYSHORE DRIVE # 806 819 E HYMAN AVE ASPEN, CO 81612 MIAMI, FL 33133 ASPEN, CO 81611 MJM HOLDINGS II LLC JOSEPH KRISTA WELLS RICHARD A & SUSAN T TRUST 1701 GOLF RD TOWER 3 #203 4815 E CAREFREE HWY #108-468 100 N TRYON ST 47TH FLR ROLLING MEADOWS, IL 60008 CAVE CREEK, AZ 85331 CHARLOTTE, NC 28202 PORTE BROOKE SAGARIA SABATO DOMINIC III KUTINSKY BRIAN 3520 PADDOCK RD 756 GREENWICH ST 26480 NORMANDY RD WESTON, FL 33331 NEW YORK, NY 10014 FRANKLIN, MI 480251034 NEUMANN MICHAEL SEGUIN JEFF W & 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33606 WASHINGTON, DC 200072316 BETHESDA, MD 20816 GRAY CHERYL W REV TRST 5921 SEARL TER BETHESDA, MD 20816 ERGAS VENESSA BLAIR & CLAUDE PO BOX 4316 ASPEN, CO 81612 BORGIOTTI CLAUDIO 10509 HUNTING CREST LN VIENNA, VA 22192 JOYCE EDWARD 1310 RITCHIE CT CHICAGO, IL 60610 KOUTSOUBOS LOUIS PO BOX 9199 ASPEN, CO 81612 POLICARO JOANNA 4311 RANDMORE RD COLUMBUS, OH 43220 NIELSON COL STEVE & CAROL D 501 S FAIRFAX ALEXANDRIA, VA 22314 T PUBLIC NOTICE Date: Ti me. Place: Purpose: rim &3rx3m-qs 3ERILel, st. LEAF 10- Dom* inos 970.925.3230 1, 17 dominos.com fit T I . 06% AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE Aspen, CO SCHEDUJIED PUBLIC HEARING DATE: 20 STATE OF COLORADO ) ss. County of Pitkin ) I, (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice. By the publication in the legal notice section of an official paper or a paper of general, circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the _ day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) .is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and. attached, was conducted. prior to the first public hearing as required in Section 26:304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitldn County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and. new Specially Planned Areas, are subject to this notice requirement. Rezoning or text.amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Liu- pa�) Signatur The foregoing "Affidavit of Notice was ow g d before me this day Of , 20�, by-_'1W RE: 7W EAST COOM AVE - OFIMUM AMSIID Rr ng ro oe mat S:ou p m. batore if ouncil, C Council Chambers, City lens St., span, 10 consider an aF .ad byy 730E Cooper LLC, for the id at 730 E. Cooper Ave., repres, Haas of Haas Land Planning LLC, t re safe approval to amend Ordin laa of 2015) and the Planned Devel R Review for the property to be redi at a WITNESS MY HAND AND OFFICIAL SEAL My commission expires: /yJa�-c r�3 'd� ,,I My Ibp- / ad Not Public with a now three story above grade lodge buildurpq with roof deck and basement levels. Applicant p906as to vacate any variations granted in the nance inclusive height AN r E l_A• J U N E 5 �O R EY of a variation (for baN- rooms), a parking variation (all parking is now to be on 1M perry), and an increase m the amount of NOTARY U i l C allorde�arth ingprovided for the developmentt. Theed 27 Lot Cis 9anld all ofrL is Ribed sand S, the B 0.k `TTACffiVII+JNTS AS APPLICABLE: STATE OF COLORADO NOTARY ID #20154011826 kkyyof '06, City a d Tand site, ;Aspen, arc l ID My Commission Expires March 23, 2019 #W IMIN 1 ation, contact Jennifer Phelan at the call UBLICATION of Community Development De artmen , 130 8. Galena $2g.2750, ° St., Aspen, Co, (970) (enraw.phelan ® cityofaspen.com. OF THE POSTED NOTICE (SIGN) of staaa akadron, Mayor WNERS AND GOVERNMENTAL AGENCIES NOTICED Aspen City Council Publlshad in the Aspen Times on March 3, 2016. (1111tt2g33) RTIFICATIONOFMINFRAT. FSTAF OLVNFRS ATO TICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: ,9 1-- Awato, Aspen, CO SCHEDULED PUBLIC HEARING DATE: a rr , c"+t , 20A STATE OF COLORADO ) ss. County of Pitkin ) I, c� /) (name, please print) being or representing an Applicant to the City of Aspen, 00olorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained fiom the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was pos ed at least fifteen (15) days prior to the public hearing on the y'`/ day of i R , 20/�, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. x Mailing of notice. By the mailing of a notice obtained frptli the Community Development Department, which contains the information described iiv Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15)'dayg�prior to the public hearing, notice was hand delivered or mailed:by,first cla`ss''pastage prepaid U.S. mail to all owners of property within three hundred (300) feet' of` 6 property subject to the development application. The .names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that ivas presented to the public is attached hereto. (continued on next page) 0 Mineral Estate Ouvner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. gnatur The foregoing "Affidavit of Notice" was acknowledged before me this $ day of / , 20/ & by WITNESS MY HAND AND OFFICIAL SEAL JOHN A. FORSTER My commission expires: a NOTARY PU8LIC - STATE OF COLORADO NOTARY ID 19994005841 ry P b c MY COMMISSION EXPIRES MARCH 03, 2019 ATTACHMENTS AS APPLICABLE: • COPY Of THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-I03.3 �J [J3 THE CITY OF ASPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www,aspenpitkinxorn NOTICE OF PUBLIC HEARING RE: 730 E. Cooper (Base Lodge) Public Hearing: March 21, 2016, Time 5:00 PM Meeting Location: City Hall, City Council Chambers, 130 S. Galena St., Aspen, CO 81611 Project Location: 730 E. Cooper Ave. (legally described as the easterly 9.27 feet of Lot Q, and all of Lots Rand S, Block 105, City and Townsite of Aspen) Description: The applicant is seeking to amend Ordinance No. 2 (Series of 2015) and the Planned Development — Project Review granted for the property, which approved a new three story above grade lodge building with roof deck and basement level. Applicant seeks to vacate all variations granted by the ordinance in order to forfeit a height variation (for bathrooms), a parking variation (all parking is now to be on the property), and a reduced mitigation rate for affordable housing. Land Use Reviews Requested: Ordinance Amendment Decision Making Body: City Council Applicant: 730 E. Cooper LLC (2001 N. Halsted St., Suite 304, Chicago IL 60614) More Information: For further information related to the project, contact Jennifer Phelan at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2759, len.n fer..phel n citypfaspen cp.M... Pitkin County Mailing List of 300 Feet Radius From Parcel: 273718227004 on 02/29/2016 �j1'KIN CoUNTit Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. htto,//www.pitkinmapsandmore.com 0 0 SILVERBELL RENTALS LLC ANDERSON ROBERT M & LOUISE E SANDIFER C W JR TRUST 1500 N POST OAK RD #190 1021 23RD ST 240 LINDEN DR HOUSTON, TX 77055 CHETEK, WI 54728 BOULDER, CO 80304 SANDIFER DICKSIE L TRUST ASPEN SQUARE VENTURES LLP SILVER DIP EQUITY VENTURE LLC 240 LINDEN DR 602 E COOPER #202 2100 MCKINNEY STE 1760 BOULDER, CO 80304 ASPEN, CO 81611 DALLAS, TX 75201 FORD JOHN STEPHEN JR DANTE CANDI DECK WARREN PRESTON LIVING TRUST 1500 N POST OAK RD #190 1615 WEEPING WILLOW WY 5363 S LAMAR ST HOUSTON, TX 77055 HOLLYWOOD, FL 330194893 LITTLETON, CO 80123 DANIELE ROBIN CORREIA JOHN E LIEB MADELINE TRUST PO BOX 1023 2642 W 250 N 800 E HYMAN AVE #A ASPEN, CO 81612 HURRICANE, UT 84737 ASPEN, CO 81611 PARTRIDGE JAMES J & JEAN C MAVROVIC ERNA DURANT AH LLC 361 N AWAHNEE RD 530 E 72ND ST APT 15-C PO BOX 4068 LAKE FOREST, IL 60045 NEW YORK, NY 10021 ASPEN, CO 81612 ASPEN SKIING COMPANY LLC VAUSE FAMILY TRUST POLLOCK RANDALL LLC PO BOX 1248 3020 PLAZA DE MONTE PO BOX 950 ASPEN, CO 81612 LAS VEGAS, NV 89102 ASPEN, CO 81612 CAVES KAREN W HENDRICKS SIDNEY J & YOLANDE EVERHAI SB•H FAMILY 1 LLC 1 BARRENGER CT 6614 LAKEVILLE RD 0316 PFISTER DR NEWPORT BEACH, CA 92660 PETALUMA, CA 94954-9256 ASPEN, CO 81611 SOUTHEAST HARBOR FARMS LLLP SHACKELFORD MARK K&W PROPERTIES INC 51 ARCH WY 805 E COOPER AVE #5 728 W CANAL ST CALISTOGA, CA 94515 ASPEN, CO 81611 NEW SMYRNA BEACH, FL 32168 KLIKA YVONNE TRUST ECCHYMOSIS LLC GOLDMAN MICHAEL VICTOR & GLORIA ANN 1551 LARIMER ST #1303 4802 E 2ND ST # 2 6919 GLENEAGLE DR DENVER, CO 80201631 LONG BEACH, CA 90803 TUCSON, AZ 85718 ROSS JOHN F DAVIS MARTIN NAP2HOLDINGS LLC 7600 CLAYTON RD 835 E HYMAN AVE APT G PO BOX 8907 ST LOUIS, MO 63117 ASPEN, CO 81611-2603 ASPEN, CO 81612 0 0 BERSCH BLANCHE TRUST BERSCH ELLEN TRUST WALLEN-OSTERAA REV LIVING TRUST 9642 YOAKUM DR 9642 YOAKUM DR 36 OCEAN VISTA. 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ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 REUSS LIGHT LLC 300 SOUTH SPRING ST CONDO ASSOC REUSSiLIGHT LLC PO BOX 5000 COMMON AREA PO BOX 5000 SNOWMASS VILLAGE, CO 81615 300 S SPRING ST SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 0 0 CJAR LLC MATTHEWS ZACHARY OBERHOLTZER JORDAN 2514 LAKE MEAD DR PO BOX 10582 PO BOX 10582 LAFAYETTE, CO 80026 ASPEN, CO 81612 ASPEN, CO 81612 MOUNTAN VIEW CONDO ASSOC GADA 777 REV LIVING TRUST KOEPPEL KEVIN F COMMON AREA PO BOX 2061 2627 S BAYSHORE DRIVE # 806 819 E HYMAN AVE ASPEN, CO 81612 MIAMI, FL 33133 ASPEN, CO 81611 MJM HOLDINGS 11 LLC JOSEPH KRISTA WELLS RICHARD A & SUSAN T TRUST 1701 GOLF RD TOWER 3 #203 4815 E CAREFREE HWY #108-468 100 N TRYON ST 47TH FLR ROLLING MEADOWS, IL 60008 CAVE CREEK, AZ 85331 CHARLOTTE, NC 28202 PORTE BROOKE SAGARIA SABATO DOMINIC III KUTINSKY BRIAN 3520 PADDOCK RD 756 GREENWICH ST 26480 NORMANDY RD WESTON, FL 33331 NEW YORK, NY 10014 FRANKLIN, MI 480261034 NEUMANN MICHAEL SEGUIN JEFF W & MADALYN B TRUST BERKOWITZ 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200072316 BETHESDA, MD 20816 • U GRAY CHERYL W REV TRST 6921 SEARL TER BETHESDA, MD 20816 ERGAS VENESSA BLAIR & CLAUDE PO BOX 4316 ASPEN, CO 81612 BORGIOTTI CLAUDIO 10509 HUNTING CREST LN VIENNA, VA 22192 JOYCE EDWARD 1310 RITCHIE CT CHICAGO, IL 60610 KOUTSOUBOS LOUIS PO BOX 9199 ASPEN, CO 81612 POLICARO JOANNA 4311 RANDMORE RD COLUMBUS, OH 43220 NIELSON COL STEVE & CAROL D 501 S FAIRFAX ALEXANDRIA, VA 22314 - Z . I I 1 ;11 D i< clq*cj_v*"jr Sgt. ; i_ E fi Domrno's 970,25.3230 E : dominos,com r R sw;p "tea ; 0 0 Reizular Meetine Aspen City Council March 14, 2016 appropriate process to reinstate for a very rare error. He looks forward to a deeper conversation on the iron clad stuff we want to see at first reading. Councilman Frisch moved to adopt Resolution #28, Series of 2016; seconded by Councilman Daily. Councilwoman Mullins said she supported both projects and supports this one. She said she will take to heart what everyone said about the vote. If Council thinks this is in the best interest of the community she will support this with the conditions. Councilman Myrin asked if this was submitted today it would meet everything under current code and sail through. Ms. Garrow replied it would be a new application that would go to P&Z for a recommendation and final approval by City Council. Councilman Myrin said to me the best interest in the community and the city is not to repeat unnecessary steps of what we have done. Reinstatement seems like the right step. All in favor, motion carried. ORDINANCE #6, SERIES OF 2016 — 730 E. Cooper Ave (Base 1) Ordinance Amendment Jennifer Phelan, community development, told the Council this will amend Ordinance 2, Series of 2015 to remove any variations that were granted in the original ordinance. The ordinance was granted through planned development and commercial design review. It granted approval for 44 lodge bedrooms, accessory lodge use in the basement, commercial uses on the ground floor and a rooftop bar. Included in the approval were three variations from the underlying zone district including extra height for rooftop bathrooms. Another allowance was to provide 15 offsite parking spaces. This proposal would remove any reference to offsite parking and propose an additional subgrade level with 24 spaces via valet through an elevator off the alley. The final variation to remove is the grant of the employee generation rate. The commercial lodge rate is .6 FTEs but the applicant requested the lodge rate of .3. This ordinance makes the three changes as well as reduction in the number of lodge units from 44 to 40 units. Due to the garage elevator the commercial space is smaller as well. Overall the project meets the underlying zoning. The employee generation rate is updated, the removal of off street parking is deleted and parking has been updated to reflect the onsite requirement Dwayne Romero, development consultant to the applicant, said they are sensitive to the dialogue to the reinstatement particularly the onsite parking and the prohibition of the combination of units. The application is 100 percent compliant with the underlying lodge zone district. Councilman Frisch said he wants it to be iron clad there will be no combining of rooms. The code says 23 parking they will do 24. He wants to make sure parking will not come up for sale and be used only for lodging. He said some lodges can obtain parking passes and does not want that impacting the neighborhood. He wants to make sure all the parking stays in the garage and off the street. Councilman Myrin said the garage door will impact the neighbors and wants to make sure the impacts are limited. Councilman Daily stated for second reading he would like the potential impacts of the parking on the alley and neighborhood. How does the parking commitment work. Ms. Phelan said it is the requirement for the site. It is the mix of both the commercial and lodging. 8 0 0 ReEular Meetinsi Aspen City Council March 14, 2016 Councilman Frisch moved to read Ordinance #6, Series of 2016; seconded by Councilman Daily. All in favor, motion carried. ORDINANCE NO.6 (SERIES OF 2016) AN ORDINANCE OF THE ASPEN CITY COUNCIL AMENDING ORDINANCE NO, 2 (SERIES OF 2015) WHICH GRANTED CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT — PROJECT REVIEW APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR BASE LODGE LOCATED ON PROPERTY COMMONLY KNOWN AS 730 EAST COOPER STREET CITY OF ASPEN, PITKIN COUNTY,COLORADO. Councilman Myrin said garage access for the Benedict Commons is off the street rather than the alley. He asked why they is different than everything else in town. Councilman Frisch moved to adopt Ordinance #6, Series of 2016 on first reading; seconded by Councilwoman Mullins. Roll call vote. Councilmembers Daily, yes; Myrin, yes; Frisch, yes; Mullins, yes; Mayor Skadron, yes. Motion carried. ORDINANCE #7, SERIES OF 2016 — Temporary Moratorium on the acceptance of land use applications in CC, C 1, NC, SCI, MU -Emergency Ordinance Ms. Garrow stated this emergency ordinance would approve a moratorium for one year for commercial zone districts including the commercial core, commercial, neighborhood commercial and the service commercial industrial. It does not include residential or lodging zones. Staff had a work session with Council on February 29th related to the sterilization related to free market residential bleeding into other zones particularly the mixed use zone. Council expressed concerns related to heights, floor area design standards and public amenity standards. The moratorium would apply to any new land use applications as well as to building permits that would increase height, floor area, net livable area or net leasable area in only those zone districts. There are some exceptions including if mechanical or energy efficiency equipment is replaced or added to a building. Also included are 100 percent affordable housing projects. The moratorium would not impact anything currently in the pipeline including anything in or deemed complete or applied for by 5:00 pm tomorrow. Also not impacted are land use approvals that have not received building permits or and in the approval process. This would also not impact interior remodels in residential or commercial units in these zones. Where it would get triggered is if there is an increase in the net livable in those spaces. Councilman Frisch asked about Lift IA. Ms. Garrow replied it is in the lodge zone so it is not applicable. Jim True, city attorney, said Staff is proposing this as an emergency ordinance with second reading set for tomorrow. We have notified and posted notice of a special meeting that will commence at 5pm. It is done pursuant to section 4.11 of the charter. It requires a unanimous vote or at least a vote of four Councilmembers. Councilman Frisch said a lot of us have talked about the number one issue facing Aspen is matching the land use code with the AACP. It requires a community wide discussion and forthright and open dialogue. We are left with two choices to start having those dialogues without these actions. He said he does not see having those discussions without setting ourselves back five years. The applications that are already in the process are looking at 2021. (XI :2: !: ri M x firl M rA at 1A Co V- -171 in i ri 2' N rn C) M at M Cl m ;Lo 71 at cl () 0 4" X z al I 'p, > 8 0 0 C, 0 a 9 0 (J) M 0W �z U) 0 0 0 z 0 22 > Z 00 z 0 z a 0 Cl) 0 0 • sk a) L 9 f ri 3: X at m at G �171 M FA co 1:0 j I- m rn VI m ru at -4 o 6 M M M z 3: 0 00 Z Z 0 0 m z 0 0 • () O cn a m G) =t p � m o ;o �mc Mz • 1 �0 0 4, ? 3 -0 o m � If#h o Z n D 'S7 Z crS �n m, . 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C: rA r%l I,k i ri Fil 2: Fr -ro M -rj LIN RI 71 _z- VI 4b. wl C') 0 o co ITI F; c:; OF M- 00 M 0') E3 m 1�-' A �PJD m 0 n 0 O N^ a Y J O�m �cnr 0 f J vou o �� m z � �• t 0 y o m oo < 1? rn {L1 m Ln m 4t) M � tp7a r N a I � z r� � ai ri m _ r• txi cc oa vi i ^"_' VI I�'e+t�RI 'i�• I = 1. r F' h� frt i � .F• ui 'Il I i W CO Cl) c o z m 0. -� 0 !� z rrn z 0 0 z 0 0 0 0 P450 IX.a MEMORANDUM TO: Mayor Skadron and City Council FROM: Jennifer Phelan, Deputy Planning Director RE: 730 E. Cooper Ave. (Base Lodge), Ordinance Amendment, I" Readine of Ordinance No.6 (Series of 2016) MEETING DATE: March 14, 2016 APPLICANT /OWNER: STAFF RECOMMENDATION: 730 E. Cooper LLC Staff recommends that the City Council approve the ordinance on I" reading. REPRESENTATIVE: Mitch Haas, Haas Land Planning, LLC LOCATION: 730 E. Cooper Ave. (legally described as the easterly 9.27 feet of Lot Q, and all of Lots R and S, Block 105, City and Townsite of Aspen) CURRENT ZONING & USE Commercial Lodge (CL) with a Planned Development (PD) Overlay SUMMARY: The applicant is requesting to amend Ordinance No. 2 (Series of 2015) for `Base Lodge'. As a condition of reinstatement, applicant proposed to remove any variations granted in the original ordinance. Current image of mixed use building. 0 0 P451 IX.a LAND USE REQUESTS AND REVIEW PROCEDURES: The applicant is requesting an amendment to Ordinance No. 2 (Series of 2015).City Council is the sole review authority. BACKGROUND: Ordinance No.•2 (Series of 2015) approved Base 1 (now Base) Lodge on February 9, 2015. The approval was for 44 lodging bedrooms, accessory lodge use in the basement, commercial net leasable on the ground floor and a rooftop deck. The ordinance also included a number of variations from the underlying zone district regulations with regard to height, off-street parking, and employee generation rates as it pertains to affordable housing. Staff determined that the approvals were void due to a submission deadline that was missed earlier this year. The applicant, as a condition of reinstatement of the approvals, proposes to remove any variations that were granted in the original ordinance. ORDINANCE AMENDMENT PROPOSAL: The applicant is proposing to amend specific sections of the original ordinance to meet the conditions approved in the reinstatement. Specifically, the applicant is proposing the following changes to the ordinance: • The height variation granted for the roof top bathrooms is to be vacated by removing the bathrooms. The underlying zone district allows up to 38 feet in height for three story buildings and a variation up to 41 feet was granted for the bathrooms. With removal of the bathrooms the height of the building will be 35' -6". • A car elevator is proposed to provide valet served parking to a new, underground garage that will be located below the approved basement for up to 24 vehicles. Eleven of the spaces are provided with a hydraulic car lift, allowing for the vertical stacking of two cars. Twenty-three off-street spaces are required per the proposal. • The employee generation rate is being proposed at .6 per lodging bedroom compared to the .3 granted in the ordinance. The higher rate is the generation rate required in the Commercial Lodge zone. Some changes have occurred due to the inclusion of the auto lift such as a reduction in net leasable area on the ground floor and a reduction of lodge units. Overall floor area appears to be reduced and the numbers will be memorialized during Detail Review for this project. Otherwise, staff has incorporated changes as necessary in the ordinance to reflect the current project. RECOMMENDATION: As the request removes all variations from the 2015 approval, staff recommends that the request to amend Ordinance No. 2, Series of 2015, be approved on first reading. PROPOSED MOTION: "I move to approve Ordinance No. 6, Series of 2016 on First Reading." Page 2 of 3 • 0 P452 IX.a CITY MANAGER COMMENTS: ATTACHMENTS: EXHIBIT A — Ordinance No.2 (Series of 2015) EXHIBIT B — Summary of Differences EXHIBIT C — Approved and Proposed Plan Sets Page 3 of 3 • 0 P453 ORDINANCE NO.6 (SERIES OF 2016) IX.a AN ORDINANCE OF THE ASPEN CITY COUNCIL AMENDING ORDINANCE NO.2 (SERIES OF 2015) WHICH GRANTED CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT — PROJECT REVIEW APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR BASE LODGE LOCATED ON PROPERTY COMMONLY KNOWN AS 730 EAST COOPER STREET CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 73 7-0 73-20- 008 WHEREAS, the Community Development Department received an application for the Base I Lodge (the Application) from 730 E. Cooper LLC (Applicant), represented by Haas Land Planning for certain land use review approvals; and, WHEREAS, the requests were granted through the approval of Ordinance No. 2 (Series of 2015) which granted several variations as part of the Planned Development — Project Review; and, WHEREAS, the Application became null and void due to a submission deadline requirement that was not met; and; WHEREAS, the applicant requested reinstatement of the approval which is memorialized by Ordinance No. 2 and as part of the request, the applicant offered to remove any variation granted in the ordinance; and, WHEREAS, City Council approved the reinstatement request with conditions via Resolution No. 28 (Series of 2016) and applicant is now requesting amendment to Ordinance No. 2 (Series of 2015) to meet the conditions of the reinstatement approval; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public notice that was submitted and the public was provided a thorough and full review of the proposed development; and, WHEREAS, on March 14, 2016, the Aspen City Council approved Ordinance No. 6, Series 2016, on First Reading by a to _ (_ - _) vote; and, WHEREAS, during a public hearing on March 21, 2016, the Aspen City Council approved Ordinance No. 6, Series 2016, by a to (-) vote, approving with conditions the ordinance amendment; and, WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 1 of 5 P454 IX.a NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO AS FOLLOWS: Pursuant to the procedures and standards set forth in the Aspen Municipal Code, the City Council hereby approves amendments to Ordinance No. 2 (Series of 2015) as noted within this ordinance. Section 1: Amendments to Section 1, Approvals Section 1 of Ordinance No. 2, Approvals, is amended to read: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby grants — Project Review approval, Growth Management approvals, Conceptual Commercial Design approval, for a Site Specific Development Plan for Base 1 Lodge, 730 E. Cooper Street, subject to the conditions of approval as listed herein. Exhibit A describes the dimensional requirements. Minor changes during PD — Detail Review may be approved such that they do not exceed those in the underlying zone district. The plan set recorded with this ordinance amendment shall be considered the `Approved Plan Set' of the Planned Development — Project Review, A digital copy shall be submitted with the Community Development Department prior to recording of the ordinance. No other submission shall be required. Section 2: Amendments to Section 3, Growth Management Allotments Section 3 of Ordinance No. 2, Growth Management Allotments, is amended to read: 3.1 Reconstruction Credits. Based on the existing development at 730 E. Cooper St. (aka Buckhorn Lodge), the Applicant is entitled to the following reconstruction credits, pursuant to Land Use Chapter 26.470 a. A total of 4 lodging bedrooms, 8 lodge pillows, are credited toward the Project's lodge GMQS allotment request. b. A reconstruction credit of 3,751 square feet of net leasable area is credited toward the Project's 2,478 square feet of commercial net leasable area, with the extra 1,273 square feet being applied to the lodge bedrooms. 3.2 Growth Management Allotments. The following growth management allotments are granted to the Base 1 Lodge: a. 36 lodging bedrooms = 72 lodging pillows. Added to the reconstruction credits, the project represents 40 lodging bedrooms or 80 pillows. Section 3: Amendments to Section 4, Affordable Housine Section 4 of Ordinance No. 2, Affordable Housing, is amended to read: The Commercial Lodge Zone District employee generation rate of 0.6 FTEs per lodge unit is established for Base 1 Lodge. Affordable housing mitigation shall be provided in the form of cash in lieu in accordance with the rate in place at the time of building permit submittal for Category 4 or in the form of affordable housing credits for Category 4. Unless otherwise waived, any further increase in lodge rooms or commercial net leasable area requires affordable housing mitigation at the rate defined in the Land Use 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 2 of 5 0 iP455 Ma Code at the time of application. The final mitigation requirement shall be provided in the approval granting Planned Development — Detail Review. Section 4: Amendments to Section 6, Subdivision/PD Plat and Agreement Section 6 of Ordinance No. 2, Subdivision/PD Plat and Agreement, is amended to read: The Applicant shall submit a Subdivision/PD agreement (hereinafter "Agreement") that meets the requirements of the Land Use Code within 180 days of final approval. The 180 days shall commence upon the granting of Final Commercial Design and Planned Development — Detail Review approvals by the Planning and Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Commercial Design Review/ Architectural Character Plan. 2. Planned Development Detail Review Plans. 3. Public Infrastructure Plan. b. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. Such Development Agreement shall include a provision or provisions addressing the following: Public Amenity: Public access easement for the rooftop public amenity space. Public hours of access for the rooftop deck and a curfew for the rooftop deck shall be included. The Development Agreement shall specify that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the applicant shall provide a site protection guarantee and a site enhancement guarantee. d. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. Storm Water and Drainage Improvements Guarantee. Section 5: Amendments to Section 13, Parking Section 13 of Ordinance No. 2, Parking, is amended to read: a. Loading Zone: Two on -street parking spaces shall be signed loading zones — location to be approved by the Parking and Engineering Departments. b. Off-street Parkin: Applicant shall provide for use by its guests twenty-four (24) parking spaces on site via valet parking, where only 23 are required for the approved commercial and lodge uses. A subgrade parking garage shall be provided on -site. Section 6: Amendments to Section 16, Public Amenity Spaces Section 16 of Ordinance No. 2, Public Amenity Spaces, is amended to read: 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 3 of 5 P456 IX.a The Applicant has committed to providing a ground level courtyard and roof top public amenity spaces. These spaces shall be permanently accessible by the public through stairs and/or elevators. The rooftop space shall not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space. See Section 6.b. for specific hours and operational information to be included in the Development Agreement. Section 7• 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 Community Development Department, the Planning and Zoning Commission, or the Aspen 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 other specific conditions or an authorized authority. Section 8• This Ordinance 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 9• 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. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14t' day of March, 2016. ATTEST: Linda Manning, City Clerk Steven Skadron, Mayor FINALLY, adopted, passed and approved this 2st day of March, 2016. APPROVED AS TO FORM: APPROVED AS TO CONTENT: James R. True, City Attorney ATTEST: Linda Manning, City Clerk Attachments: Exhibit A: Dimensional Requirements Exhibit B: Project Review — Approved Plan Set Steven Skadron, Mayor 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 4 of 5 • 0 P457 Exhibit A IX.a Approved Dimensions Underlying CL Zone District Allowances front yard (Cooper 01 No Requirement St.) side yard (Original W No Requirement St.) side yard (west) 5' No Requirement rear (alley) 01 No Requirement 3556" top of third floor parapet 38-40 feet for a three story building maximum height public amenity 69% Site Specific 10%-25% minimum off-street 24 23 parking spaces cumulative floor 2.49:1(17,260 sf) 2:5:1 area 2:1 lodge floor area 1.74:1 (12,051 sf) average lodge unit about 200 No Requirement size lodge net livable 7,784 sf N/A area Commercial floor 0.66:1 (4,592 sf) 1:1 area Commercial net 2,478 sf N/A leasable area Number of lodge 40 units/40 bedrooms N/A units/bedrooms *Except as specified in the Table, the project is subject to the exemptions in the Land Use Code at the time of building permit submittal. 730 E. Cooper St., Base Ordinance 6, Series 2016 Page 5 of 5 IX.a RECEPW#: 617733, 03/02/2015 at 03:32:5 5d, P458 1 OF 10, R $56.00 Doc Code ORDINANCE Janice K. Vos Caudill, Pitkin County, CO ORDINANCE NO.2 - - - (SERIES OF 2015) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT - PROJECT REVIEW APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR BASE 1-LODGE LOCATED ON PROPERTY COMMONLY KNOWN AS 730 EAST COOPER STREET CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 73 7-0 73-20-008 WHEREAS, the Community Development Department received an application for the Base 1 Lodge (the Application) from 730 E. Cooper LLC (Applicant), represented by Haas Land Planning for the following land use review approvals: • Planned Development— Project Review, pursuant to Land Use Code Chapter 26.445. • Growth Management Review — Replacement of Existing Commercial and Lodge Development, pursuant to Land Use Code Chapter 26.470. • Growth Management Review —Lodge Development, pursuant to Land Use Code Chapter 26.470. • Growth Management Review — Affordable Housing, pursuant to Land Use Code Chapter 26.470. • Commercial Design Review, pursuant to Land Use Code Section 26.412; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application— October 20, 2014, as applicable to this Project; and, WHEREAS, the Application for the Base 1 Lodge proposes: ■ 42 lodge units and 44 bedrooms in 7,612 square feet of net livable area. ■ 3,295 square feet of accessory commercial net leasable space; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Parking Department, Aspen/Pitkin County Housing Authority, Public Works Department, and the Transportation Department as a result of the Development Review Committee meeting; and, WHEREAS, pursuant. to Section 26.470.040.C.7, Affordable Housing, of the Land Use Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a recommendation for approval with the condition that affordable housing be mitigated onsite by the board was provided at their November 5, 2014, regular meeting; and,. WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, pursuant to Chapter 26.445 of the Land Use Code, Planned Development - Project Review approval may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and,' 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 , Page 1 of 10 P459 IX.a WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures, and Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use reviews, as identified herein, have been combined to be considered by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, WHEREAS, such combination of review procedures was done to ensure clarity of review, was accomplished with all required public noticing provided as evidenced by an affidavit of public noticing submitted to the record, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, the Planning and Zoning Commission reviewed the Application at duly noticed public hearing on January 6, 2015 continued from December 2, 2014 and December 16, 2014, during which the recommendations of the Community Development Director and comments, from the public were requested and heard by the Planning and Zoning Commission; and, WHEREAS, during a duly noticed public hearing on January 6, 2015, the Planning and Zoning Commission approved Resolution 1, Series of 2015, by a four to two (4 - 2) vote recommending City Council approve Planned Development Project Review and Growth Management, and deny Commercial Design Conceptual Review; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public notice submitted to the record, a public open house was provided by the applicant to meet the requirements of Land Use Code Section 26.304.035, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, on January 12, 2015 the Aspen City Council approved Ordinance No. 2, Series 2015, on First Reading by a to four to one (4 - 1) vote; and, WHEREAS, during a public hearing on February 9, 2015, continued from January 26, 2015, the Aspen City Council approved Ordinance No. 2, Series 2015, by a five to zero (5-0) vote, approving with conditions the Base 1 Planned Development and all necessary land use reviews; and, WHEREAS, the Aspen City Council 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 Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal,(with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN AS FOLLOWS: 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 2 of 10 • • P460 IX.a Section 1:Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby grants — Project Review approval, Growth Management approvals, Conceptual Commercial Design approval, for a Site Specific Development Plan for Base 1 Lodge, 730 E. Cooper Street, subject to the conditions of approval as listed herein. Exhibit A describes the dimensional requirements. Minor changes during PD — Detail Review and/or building permit review may be approved such that they do not exceed those in the underlying zone district. Section 2: Subseauent Reviews Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Final Commercial Design Review and Planned Development - Detail Review following approval of the reviews outlined herein. The applicant shall combine these applications, and they shall be made no later than one (1) year following City Council approval of the reviews outlined herein. Section 3: Growth Management Allotments 3.1 Reconstruction Credits. Based on the existing development at 730 E. Cooper St. (aka Buckhorn Lodge), the Applicant is entitled to the following reconstruction credits, pursuant to Land Use Chapter 26.470 a. A total of 4 lodging bedrooms, 8 lodge pillows, are credited toward the Project's lodge GMQS allotment request. b. A reconstruction credit, of 3,751 square feet of net leasable area is credited toward the Project's 3,295 square feet of commercial net leasable area, with the extra 456 square feet being applied to the lodge bedrooms. 3.2 Growth Management Allotments. The following growth management allotments are granted to the Base 1 Lodge: a. 40 lodging bedrooms = 80 lodging pillows. Added to the reconstruction credits, the project represents 44 lodging bedrooms or 88 pillows. Section 4: Affordable Housing The Lodge Preservation Overlay Zone District employee generation rate of 0.3 FTEs per bedroom is established for Base 1 Lodge. Affordable housing mitigation shall be provided in the form of cash in lieu in accordance with the rate in place at the time of building permit submittal for Category 4 or in the form of affordable housing credits for Category 4. Unless otherwise waived, any further increase in lodge rooms or commercial net leasable area requires affordable housing mitigation at the rate defined in the Land Use Code at the time of application for the Lodge Preservation Overlay Zone District. Section 5: Planned Development — Detail Review 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 3 of 10 • 9 P461 IX.a In addition to the general documents required as part of a Planned Development — Detail Review, the following items shall be required as part of the Application's Planned Development — Detail Review: a. A trash utility area meeting City standards or as otherwise approved by the Utility and Environmental Health Departments. b. Transformer location. c. A signage plan. d. Vestibules for both commercial spaces. e. An Outdoor Lighting Plan, pursuant to Section 26.575.150. f. An existing and proposed Landscaping Plan, identifying trees with diameters and values. g. A draft Construction Management Plan. h. A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto neighboring properties. Demonstrate that any snow which sheds off roofs will remain on - site. i. An updated and final Transportation Impact Analysis (TIA), including a monitoring plan. j. A plan for deliveries, pursuant to Section 26412.060.B.. k. Add anentrance on Cooper Street into the commercial space. 1. Draft sidewalk and right of way civil plans. m. Draft public amenity agreement. n. Draft parking lease/agreement for any offsite spaces. Section 6: Subdivision/PD Plat and Agreement The Applicant shall submit a Subdivision/PD agreement (hereinafter "Agreement") that meets the requirements of the Land Use Code within 180 days of final approval. The 180 days shall commence upon the granting of Final Commercial Design and Planned Development — Detail Review approvals by the Planning and Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Commercial Design Review/ Architectural Character Plan. 2. Planned Development Project and Detail Review Plans. 3. Public Infrastructure Plan. b. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. 1. Public Amenity: Public access easement for the rooftop ,public amenity space. Public hours of access for the rooftop deck and a curfew for the rooftop deck shall be included. The Development Agreement shall specify that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. 2. Off -site Parking: Fifteen (15) off-street parking shall be provided pursuant to Section 13, below. Actual dates and operational requirements for off -site parking, as well as requirements for the satisfactory substitution for the off -site parking requirement in the event that the initial lease is no longer available, 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 4 of 10 • • P462 Ix.a shall be set forth as part of the Development Agreement, on terms satisfactory to the Community Development Director and the City Attorney. 3. Final Transportation Impact Analysis. c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the applicant shall provide a site protection guarantee and a site enhancement guarantee. d. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. Storm Water and Drainage Improvements Guarantee. Section 7: Engineering The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21 and all construction and excavation standards published by the Engineering Department. a. Drainage: The project shall meet the Urban Runoff Management Plan Requirements. Provide a full major drainage report that meets URMP and Engineering Design Standards with building permit submittal. b. Sidewalk/Curb/Gutter: The corner of Cooper Ave and Original St could be a potential location for a pedestrian bulb out. This option should be considered given the long crossing distances and level of pedestrian traffic in this area. All sidewalk curb and gutter shall meet the Engineering Standards of City of Aspen Municipal Code Title 21. Sidewalks within the Right of Way may not be altered to accommodate hotel entrances. Directional ADA ramps are required on the corner of Cooper Ave. and Original St. c. Encroachments: The building overhang into the ROW must have a minimum height of 7'. Include information on how the overhang is supported. Buildings shall not overhang into the alley. Locate all utility pedestals and electric transformers to within the property boundary. d. Excavation Stabilization: Due to the proximity of the neighboring property and the excavation of the building, an excavation stabilization plan shall be submitted to the Engineering Department prior to building permit submittal. e. CMP: The Construction Management Plan shall describe mitigation for: parking, staging/encroachments, and truck traffic. f. Survey Requirement: Pothole and provide depth to utilities on the survey as part of building permit submittal. Section 8: Fire Mitigation 730 E. Cooper St., Base 1 Ordinance 42, Series 2015 Page 5 of 10 . P463 IX.a All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907). Section 9: Parks a. Tree Removal: A tree removal permit for the cottonwood tree in front of the property along Cooper Street is tabled pending review by the Planning and Zoning Commission for further consideration during Detailed Review. Tree removal permits for the remaining trees may be submitted as part of the building permit submittal. b. Miti ag tom: Mitigation for removals must be met by paying cash in lieu, planting on site, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code. Any plantings on the roof shall not qualify as mitigation. The applicant shall explore potential sites around the property to allow full maturation of trees. This shall be included as part of the PD Detail Review. c. Tree Protection: A tree protection plan indicating the drip lines of each individual tree or groupings of trees remaining on site shall be included in the building permit application for any demolition or significant site work. The plan shall indicate the location of protective zones for approval by the City Forester and prohibit excavation, storage of materials, storage of construction backfill, storage of equipment, and access over or through the zone by foot or vehicle. Section 10: Aspen Consolidated Sanitation District Requirements Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. On -site utility plans require approval by ACSD. Oil and Grease interceptors (not traps) are required for all food processing establishments. Oil and Sand separatorsare required for parking garages and vehicle maintenance establishments. Driveway entrance drains must drain to drywells. Elevator shafts drains must flow thru o/s interceptor Old service lines must be excavated and abandonedatthe main sanitary sewer line according to specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW. Below grade development may require installation of a pumping system. Above grade development shall flow by gravity. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 6 of 10 6 P464 Ma Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line). A "Line Replacement Request" and a "Collection System Agreement are required for these projects. Both are ACSD Board of Director's action items. ' Pool drain sizing shall be approved by the District. Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. The applicant's engineer shall furnish average and peak flows as well as proposed service size prior to final design. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. Section 11: Environmental Health The State of Colorado mandates specific mitigation requirements with regard to asbestos. Additionally, code requirements to be aware of when filing a building permit include: a prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise abatement. The trash enclosures shall meet the minimum requirements outlined in Title 12 unless varied through Special Review. Prior to Detail PD Review, the dimensions of the trash area and an accessible route to. the trash area shall receive approval by the Environmental Health Department. Section 12: Transuortation A specific narrative associated with the Transportation Impact Analysis shall be submitted with the Detailed PD Review application. The TDM and MMLOS measures described below shall be implemented. Additional TDM and MMLOS measures may be required during Detailed Review. 730 E. Cooper St., Base 1 Ordinance #2, Series 201 S Page 7 of 10 a P465 IX.a • ,Prior to arrival providing guests with information for RFTA. • Providing bus passes to employees that live down valley. • Local and airport shuttle service. • Either partner with Wecycle or provide bicycles for guests. Section 13: Parkins a. Loading Zone: Two on -street parking spaces shall be signed loading zones — location to be approved by the Parking and Engineering Departments. b. Proof of Off -site Parkins: Applicant shall provide for use by its guests fifteen (15) parking spaces. If parking is provided off -site, a fully executed lease agreement for 15 specifically designated, year-round off -site parking. spaces, with an initial term of not less than five (5) years and an option for at least one additional five (5) year term, shall be provided prior to the issuance of 'a Certificate of Occupancy. At the, end of any lease agreement for off -site parking spaces provided pursuant to this section, the applicant shall provide a satisfactory substitution for the off - site parking requirement. Actual dates and operational requirements for off. -site parking, as well as requirements for the satisfactory substitution for parking in the event that the initial lease is no longer available, shall be set forth as part of the Development Agreement, on terms satisfactory to the Community Development Director and the City Attorney. Section 14: Water/Utilities The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department. All Water System Distribution standards in place at the, time of building permit shall apply, and all tap fees will be assess per applicable codes and standards. Utility and transformer placement and design shall -meet adopted City. of'Aspen standards. Transformer location shall be included in the Detailed Review application. Section 15: Outdoor Lishtins and Sisnase All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code unless otherwise varied through Detailed Review. Low light emission glazing shall be specified in the building permit. Section 16: Public Amenity Spaces The Applicant has committed to providing a ground level courtyard and roof top public amenity spaces. These spaces shall be permanently accessible by the public through stairs and/or elevators. The rooftop space shall not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space. The ground level courtyard may be enclosed with a roof and walls through an administrative amendment. See Section 6.b.1 for specific hours and operational information to be included in the Development Agreement. Section 17• 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 Community Development Department, the Planning and Zoning Commission, or the r. 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 8 of 10 . • P466 IX.a Aspen 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 other specific conditions or an authorized authority. Section 18• This Ordinance 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 19: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. INTRODUCED, READ AND ORDERED PUBLISHED as of the City of Aspen on the 12t' day of January, 2015. ATTE GP�t4Wv� Linda ' anning, City Clerk 7 FINALLY, adopted, passed and approved this 9 h day APPROVED AS TO FORM: Ames R. True, City Attorney ATT T: nda Manning, City Clerk Attachments: Exhibit A: Dimensional Requirements Exhibit A —Dimensional Requirements Table 1: by the City Council Approved Dimensions front yard (Cooper 01 St.) 730 E. Cooper St., Base 1 Ordinance 42, Series 2015 Page 9 of 10 U . P467 Ma side yard (Original 0' St.) side yard (west) 5' rear (alley) 0' 35'6" top of third floor parapet maximum height 41' top of rooftop bathrooms public amenity 69% minimum off -site 15 parking spaces cumulative floor 2.49:1(17,260 sf) area lodge floor area 1.74:1 (12,051 sf) average lodge unit about 177 size lodge net livable 7,784 sf area Commercial floor 0.66:1 (4,592 sf) area Commercial net 3,295 sf leasable area Number of lodge 42 units/44 bedrooms units/bedrooms *Except as specified in Table 1, the project is subject to the exemptions in the Land Use Code at the time of building permit submittal. 730 E. Cooper St., Base 1 Ordinance #2, Series 2015 Page 10 of 10 IYFVIII U01I V:J, GV 1J • 10851270 P468 IX.a Acct : 1013028 Phone: (970)920-5064 E-Mail: ANGELA.SCOREYa@CITY Client: Caller: Angela Scorey Ad Ticket #5 Name: Aspen (LEGALS) City of Address: 130 S Galena St City: Aspen Receipt State: CO zip: 81611 Ad Name: 10851270A Editions: 8ATI/8ATW/ Start: 01 /08115 Color: Copyline: atw 730 EAST COOPER AVE Lines: 39 Depth: 3.27 Columns: 1 Discount: 0.00 Commission: 0.00 Net: 0.00 Tax: 0.00 Total 19.73 Payment 0.00 Original Id: 10851222 Class: 0990 Stop: 01 /08/15 Issue 1 Rep: AT Legals PUBLIC NOTICE RE: 730 EAST COOPER AVE - PLANNED DE- VELOPMENT- PROJECT REVIEW, COMMER- CIAL DESIGN REVIEW CONCEPTUAL, GROWTH MANAGEMENT, WAIVERS and VARI- ANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Mondayy January 26. 2015. at a meeting to begin at 5:00 p.m. before the Aspen 2CIIy Council. Council Chambers. City Hall. 130 S. Galena St., Aspen. to consider an application sub- mitted by 730E Cooper LLC. for the property lo- cated at 30 E. Cooper Ave.. represented by Mitch Haas of Haas Land Planning. LLC. The applicant requests approval to redevelop the property, with a new three story above grade building with roof deck and basement level. The Project proposes lodge and commercial uses. Panned evelop- ment Project Review. Conceptual Commercial De- sign Standards Review. Growth Management. Waiver and Variances are requested. The re- quested development approvals associated with this application may be modified by the approving body. The ropert is legally described as the easterly 9.105 City andons o e of T wii ol Ote of Aspen. arc Bloce D, 2737-182-27-004 and 2737-182-27-904. For fur- ther information. contact Sara Adams at the City of Aspen Community Development Department. 130 S. Galena St.. Aspen, CO. (970) 429.2778. sara.adam s Oc ityofaspen.com . st Steven Skadron Aspen Mayor Published in the Aspen Times on January 8.2015 (10851270) Ad shown is not actual print size • • P469 BASE LODGE Summary of Differences Between PD-Project Review Approvals of Ordinance No. 2-2015 and the Proposed PD-Detailed Review Introduction: Ma The proposed Base lodge development is unlike any other to come before the City for review in the last 40 or so years. The applicant's proposed redevelopment of the Buckhorn Lodge property will create a unique and affordable -by -design lodge in the downtown Aspen area. The lack of modest lodging in Aspen has been a hot -button issue in the city for more than 40 years. City staff and elected officials have been outwardly hoping for exactly the type of "entry-level" lodging that is now being provided by the applicant. None of the other lodging proposals that have come before the City in the last who -knows - how -many years have addressed this need in any kind of pure and traditional lodging form. The lodging proposed for this site has no free-market residential, timeshare, or fractional ownership components. It is simply a traditional lodge with unit sizes that will unquestionably result in affordable nightly rates relative to comparable options in or around Aspen, yet Base includes highly desirable features and amenities that will not only serve its guests but also be open to the public. In light of clear community sentiment, the applicant has revised the proposal since the Ordinance No. 2 approval. The revisions are fully consistent with the approvals and the project still successfully addresses the goals of the Aspen Area Community Plan, albeit even more so now; however, the revised project as now proposed fully complies with the provisions and requirements of the Land Use Code without the need for any variations whatsoever, not even those variations that were previously approved. The project continues to comply with all other dimensional requirements of the underlying CL zoning. The three variations approved under Ordinance No. 2 included the following: • A 4 foot height variation for the rooftop deck bathrooms (allowed at a height of 41-feet where the underlying zoning would allow only 37-feet); (These rooftop deck bathroom facilities have been removed and the currently proposed structure complies with the approved 35'-6" height limit to the top of the third floor parapet, as allowed under the CL zoning. The elevators and stairs provide access to restrooms within the lodge and the elevator overruns comply with the Code allowance to exceed the maximum height limit specified for the CL zoning by not more than ten feet.) 1 9 0 P470 Ma • An off-street parking requirement variation allowing a total of 15 off -site spaces where the Code would have required 25.3 on -site spaces; and (As discussed later herein, the off-street parking requirement is now a bit less than 25.3 spaces since the lodge unit count has decreased from 42 to 40 units and the commercial net leasable area has also decreased; the revised proposal complies with Code requirements for parking.) • Approval to utilize the Lodge Preservation (LP) zone district employee generation rate of 0.3 Full -Time Equivalent employees (FTEs) per lodge bedroom as opposed to the 0.6 FTE/lodge bedroom rate required by Code for the project's underlying Commercial Lodge (CL) zoning. (Affordable housing requirements and calculations per the Code are addressed later in this application.) Proposal Update: The design has been infused with landscaping between the ground level beams and columns to soften the streetscape. Similarly, new, detached sidewalks will be installed along both street frontages (Cooper Avenue and Original Street) and these sidewalks will be separated from the street by parkway strips with street trees. The corner and crosswalks will be improved and a pair of bi-directional accessibility ramps will be added. A landscaped bulb -out corner will be installed to improve pedestrian safety and shorten the street crossings, calm traffic, and beautify the streetscape. This bulb -out will be landscaped and will act as a traffic calming/ slowing feature at the intersection as it will decrease the road width on both approaches. The bulb -out will reduce the distance required to cross each street for pedestrians and cyclists. The sidewalks in the bulb -out will include directional ADA ramps and detectable warnings. The Base lodge will include a pair of accessory commercial spaces at the street level as well as its lobby and reception spaces and an open-air public amenity courtyard. The courtyard is accessible through the lobby area and from the five (5) foot wide walkway that will run along the entire west side of the property. The two ground floor accessory commercial spaces are intended to house a food service establishment, a barber shop, and a yet to be determined retail establishment that will all serve not only lodge guests but also the local Aspen community, in general. Both the Original Street and the Cooper Avenue streetscapes will be enlivened significantly. The restaurant space fronts on Cooper Avenue and is designed to include operable street -front window systems that will engage the improved sidewalk area in the manner seen today at HOPS Culture, on the Hyman Avenue mall. A setback area has been added at the southwest corner of the building, on Cooper Avenue, to accommodate a K P471 IX.a restaurant pick-up/take-out window. These features will also serve to engage the public, and greatly enliven and improve the pedestrian experience. Today, the property is essentially continuous curb cuts on both the Cooper Avenue and Original Street frontages with vehicles moving in all directions and little -to -no true sidewalks to speak of, much less parkway planting strips or anything remotely approaching a positive pedestrian experience. Further deteriorating the pedestrian experience is the location at a corner/intersection that is shared with the City Market loading docks. In addition, by eliminating all of the expansive curb cuts and associated vehicle movements, two new parallel parking spaces will be created on Cooper Avenue and three new spaces (two of which will be for loading/pick-ups and drop-offs) will be created on Original Street. These two hotel pick-up and drop-off spaces will also be used for valet parking service. With development of the proposed Base lodge, minimum sidewalk widths of eight (8) feet will be provided for the entire property frontages along Cooper Avenue and Original Street. These sidewalks will be detached from the curb and parkway -planting strips with drip -irrigated street trees that will include electrical outlets (i.e., for holiday lighting) will be provided. The parkway area in front of the Retail "B" space (closest to Benedict Commons) will also include a bench for pedestrian seating. The sidewalks will include decorative concrete banding to compliment the building's architecture. With regard to transportation and other community benefits of the project, there is an unsponsored WE -cycle station on the Cooper Avenue side of the site. This station is not sponsored by any private entities. It is proposed that the Base lodge will replace this WE -cycle station with a larger capacity facility and sponsor it. As a result, the unsponsored station will then be moved to another location in the City of Aspen where deemed beneficial and needed. The applicant is also committing to provide its guests and employees with We -cycle passes so as to offer its guests and employees (including valet parkers) a quick, convenient, healthy and environmentally sensitive way to get around Aspen and to/from events. It is also hoped that local employees will use this benefit as a means of commuting to/from work and running errands since the locker room facilities (which include showers) in the basement of the lodge will be available for their use as well. In a related vein, the hotel lobby has been designed to include a room that will be made available for overnight storage of hotel guests' bicycles and skis, depending on the season and on a first -come first -served basis, as space remains available. Finally, the Base lodge will contract with an existing shuttle service provider for local and airport shuttle service, and bus passes will be provided to lodge employees who live down valley. 3 0 0 P472 IX.a Comparison with Project Review Approval: Ordinance No. 2 (Series of 2015) granted Conceptual Commercial Design Review approval, Growth Management Approvals, and Planned Development -Project Review Approval for the Base lodge on February 9, 2015. As is normal and to be expected, further refinement of the design, including full civil, structural, and mechanical engineering, as well as appropriate responses to community sentiment, have resulted in some modest but helpful changes to the project and program. It is felt that these changes are fully consistent with the PD-Project Review approvals and the underlying Commercial Lodge (CL) zoning. Provided below is an accounting of all revisions proposed with the PD-Detailed Review application relative to the applicable conditions of Ordinance No. 2 (Series of 2015). Where the proposal remains fully consistent with the language of the Ordinance, those conditions are not addressed herein however, each and every condition is specifically addressed in the full PD-Detailed Review application that was submitted to the City on February 8, 2016). Section 1:Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby grants - Project Review approval, Growth Management approvals, Conceptual Commercial Design approval, for a Site Specific Development Plan for Base 1 Lodge, 730 E. Cooper Street, subject to the conditions of approval as listed herein. Exhibit A describes the dimensional requirements. Minor changes during PD - Detail Review and/or building permit review may be approved such that they do not exceed those in the underlying zone district. Per the language of this Section 1, "Minor changes during PD - Detail Review and/or building permit review may be approved such that they do not exceed those [dimensional requirements] in the underlying zone district." In light of clear community sentiment, the applicant has revised the proposal since the Ordinance No. 2 approval. The revisions are fully consistent with the approvals and the project still successfully addresses the goals of the Aspen Area Community Plan, albeit even more so now; however, the revised project as now proposed fully complies with the provisions and requirements of the Land Use Code without the need for any variations whatsoever, not even those variations that were previously approved. The project as currently proposed fully complies with all dimensional requirements of the underlying CL zoning. The approved Dimensional Requirements, as contained in Exhibit A of the Ordinance, are detailed on the table below relative to those of the underlying CL zone district and the current Detailed Review proposal. n P473 Min. Public Ae M.. t AA"A.NA+ 0' o' 5' 0' 35'-6" top of third floor parapet 41' top of rooftop bathrooms ty 69% (4,780 sf) 15 off -site spaces 2.49:1 (17,260 sf) 1.74:1 (12,051 sf) Approximately 177 7,784 sf 0.66:1 (4,592 sf) 3,295 sf 42 units/44 bedrooms 0' 0' 0' 0' 38'40' through Commercial Design Review; 50' allowed for stair and elevator enclosures 17.7% of 1,227 sf 22.4 off-street spaces 2.5:1 (17,317.5 sf) 2:1 (13,854 so N/A N/A 1:1 (6,927 sf) N/A N/A 0' o' 5' 0' Mal 35'-6" top of third floor parapet; no rooftop bathrooms; 49'9" for top of elevator overrun 55.8% on -site, plus 42.1 % off -site; 97.9% total (3,863 sf on -site, including 960.7 sf at ground level and 2,903 sf on roof terrace; plus 2,919 sf in adjacent rights -of -way) on-site/off-street parking for 24 cars 2.34:1 (16,200 sf) 1.93:1 (13,340 sf) Approximately 203 sf 8,104 sf 0.42:1 (2,860 sf) 2,360 sf 40 units/40 bedrooms/70 beds * Except as specified, the project is subject to (may avail itself ofi the exemptions in the Land Use Code at the time of building permit submittal. Per the Ordinance and the applicable PD-Detailed Review standards (i.e., standard A. Compliance with Project Review Approval), minor changes to the approved dimensional requirements are allowed provided they do not exceed those requirements of the underlying CL zone district. Changes to the dimensions are also allowed when such changes are made to address direction received during Project Review. These types of minor changes have been made as part of the current PD-Detailed Review application, as discussed below. 5 0 • P474 IX.a The proposal remains fully consistent with both the approved setback requirements and those of the CL zone district. The project also remains fully consistent with the approved height limitations and those of the underlying CL zoning; however, a 4-foot height variation for the rooftop bathrooms was granted with the PD-Project Review approval (allowed at a height of 41-feet where the underlying zoning would allow only 37-feet). The applicant has decided to forego this variation allowance; these rooftop deck bathroom facilities have been removed and the proposed structure complies with the approved 35'-6" height limit to the top of the third floor parapet, as allowed under the CL zoning. The elevators and stairs provide access to restrooms within the lodge. The design also includes some decorative features that are integral to the architecture, including the ladders, the steel pulley -systems and associated canopy support cables, and the east -facing beam extensions to which these features are attached; the tops of these features exceed 35'-6" but fall well within the current height limit of the underlying zoning, as explained in the following paragraph. Oddly enough, the current CL zone district dimensional requirements state that, "For projects with an average lodge unit size of four hundred fifty (450) square feet or less, [this project's average lodge unit size is less than half of 450 square feet] three-story elements of a building may be 38 feet, which may be increased to 40 feet through commercial design review." In other words, current zoning allows a height limit of 38-feet by right for the proposed structure's three stories, and the CL zone district's specified maximum height limit is 40 feet. The stair enclosures and elevator overruns comply with the zoning/Code allowance of a height of up to 50' (10 feet above the maximum specified height limit of the CL zone district), as also permitted under the approved dimensional limitations. These enclosures are set in the center of the structure, more than 20 feet from the Original Street, Cooper Avenue and alley facades. By the same token, rooftop mechanical equipment has been sited, grouped and screened such that these areas will be setback from all street -facing facades of the building by not less than fifteen feet and these features will not extend more than six feet above the height of the building at the point where such equipment is attached, inclusive of any pad the equipment is placed on. Most importantly, the elevator and stair enclosures, and the screened rooftop mechanical equipment will not affect the visible height of the building as seen from the street level. Similarly, the rooftop deck guardrail was, during the Conceptual review, built-in as a parapet wall that effectively increased the measured and perceived height of the building. For the current proposal, the guardrail has been moved inward so as to be located 42-inches from the edge of the roof (setback of guardrail is equal to the height of the guardrail) and allow the guardrail to be exempt from height measurement. Further, to minimize visual impacts associated with the guardrail, it will be constructed of glass/transparent material. 9 • 0 P475 IX.a Next, the proposal is consistent with the prior representations and with the approvals and Code requirements for public amenity space. The existing public amenity space includes 1,227 square feet (17.7% of the lot area), making that the amount required upon redevelopment. Per Section 26.575.030.C. of the Code, "Proposed public amenities and improvements to the pedestrian environment within proximity of the development site may be approved by the Planning and Zoning Commission, pursuant to Chapter 26.412, Commercial Design Review. These may be improvements to private property, public property or public rights -of -way [emphasis added]." As currently shown on the proposed PD-Detailed Review plans, the applicant is providing a total of 3,863 square feet of public amenity space on -site and another 2,919 square feet of public amenity space in the form of improvements to the adjacent rights -of -way. Consistent with the PD-Project Review approvals, the on -site public amenity spaces include the walkway along the westerly property boundary, its associated courtyard, and on -site landscaping adjacent to the sidewalks (960.7 square feet), as well as the rooftop deck (2,903 square feet). In addition, the project includes some 2,919 square feet of significant enhancements and improvements to the adjacent rights -of -way. While the designs of and commitments relative to these public amenity spaces and improvements are more specifically discussed in the full PD-Detailed Review application, both the Original Street and the Cooper Avenue streetscapes will be enlivened significantly. A restaurant space fronts on Cooper Avenue and is designed to include operable street -front window systems that will engage the improved sidewalk area in the manner seen today at HOPS Culture, on the Hyman Avenue mall. A setback area has been added at the southwest corner of the building, on Cooper Avenue, to accommodate a restaurant pick-up/take-out window; this feature will also serve to enliven and improve the pedestrian experience. Today, the property is essentially continuous curb cuts on both the Cooper Avenue and Original Street frontages with vehicles moving in all directions and little -to -no true sidewalks to speak of, much less parkway planting strips or anything remotely approaching a positive pedestrian experience. Further deteriorating the pedestrian experience is the property's location at the same corner/ intersection as the City Market loading docks. With development of the proposed Base lodge, minimum sidewalk widths of eight feet will be provided for the entire property frontages along Cooper Avenue and Original Street. These sidewalks will be detached from the curb, and parkway -planting strips with drip -irrigated street trees that will include electrical outlets (i.e., for holiday lighting) will be provided. The parkway area in 7 0 0 P476 Ma front of the Retail "B" space will also include a bench for pedestrian seating. The sidewalks will include decorative concrete banding to compliment the building's architecture. As another improvement to the adjacent rights -of -way, a roadside "bulb -out" is proposed at the northwest corner of Cooper Avenue and Original Street. This bulb -out will be landscaped and will act as a traffic calming/slowing feature at the intersection as it will decrease the road width on both approaches. The bulb - out will reduce the distance required to cross each street for pedestrians and cyclists. The sidewalks in the bulb -out will include bi-directional ADA ramps and detectable warnings. In addition, there is an unsponsored WE -cycle station on the Cooper Avenue side of the site. This station is not sponsored by any private entities. It is proposed that the Base lodge will replace this WE -cycle station with a larger capacity facility and sponsor it. As a result, the unsponsored station will then be moved to another location in the City of Aspen where deemed beneficial and needed. The applicant is also committing to provide its guests and employees with We -cycle passes so as to offer its guests and employees a quick, convenient, healthy and environmentally sensitive way to get around Aspen and to/from events. With regard to parking, the PD-Project Review approval Ordinance requires a total of 15 off -site spaces, subject to certain terms and conditions that are further discussed and addressed below. The Code, however, requires a total of one off- street and on -site (or on an adjacent site under common ownership but no such site exists) space for every 1,000 square feet of commercial net leasable area, plus 0.5 spaces per lodging unit; as currently proposed, the 40 lodge units and 2,360 square feet of net leasable commercial area generate a combined requirement for 22.4 on -site parking spaces. The proposed PD-Detailed Review plans include a subbasement level served by an automobile lift that is accessed from the alley and includes dedicated on -site, valet -only parking for 24 vehicles, including one handicap parking space as required. This revised parking proposal is a minor change inasmuch as it is fully compliant with the Code and the CL zoning, but it is an important change inasmuch as it addresses direction received both during and since Project Review, and it eliminates the need for the previously granted variation that has not sat well with the public. The project's cumulative, lodging, and commercial floor area numbers have simply been more accurately calculated and refined based on design changes necessitated by detailed engineering studies. That said, these floor area numbers remain below the applicable limits of the CL zone district and highly consistent with the PD-Project Review approval. Similarly, while the average net livable area of the lodge units has increased marginally since approval of Ordinance E P477 No. 2 (Series of 2015), this was the result of greater structural and other engineering and building code considerations causing a decrease in total number of lodge units (from 42 to 40, a loss of one unit per floor) but still putting the total available space to efficient and productive use. The CL zoning does not regulate average lodge unit sizes and the only place where the Code addresses average lodge unit size at all is in Section 26.470.070.8.2, where all lodge units of 300 net livable square feet or smaller are lumped into a single category; the proposed average lodge unit size of approximately 203 net livable square feet remains well below this codified 300 square feet threshold. Similarly, while the total number of lodge units decreased by two, the project continues to provide 70 lodging beds. The nominal 26 or so square feet increase in average lodge unit size and the total amount of lodging being provided both remain more than sufficiently consistent with the Project Review approval. Section 2: Subsequent Reviews Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Final Commercial Design Review and Planned Development — Detail Review following approval of the reviews outlined herein. The applicant shall combine these applications, and they shall be made no later than one (1) year following City Council approval of the reviews outlined herein. As required, the submitted application seeks concurrent reviews and approvals for Final Commercial Design Review and PD-Detail Review. The Ordinance was finally adopted, passed and approved on the 9th day of February 2015. The PD- Detailed Review and Final Commercial Design Review application was submitted on February 8, 2016, which is less than one year following adoption of Ordinance No. 2 (Series of 2015). Section 3: Growth Management Allotments 3.1 Reconstruction Credits. Based on the existing development at 730 E. Cooper St. (aka Buckhom Lodge), the Applicant is entitled to the following reconstruction credits, pursuant to Land Use Chapter 26.470 a. A total of 4 lodging bedrooms, 8 lodge pillows, are credited toward the Project's lodge GMQS allotment request. b. A reconstruction credit of 3,751 square feet of net leasable area is credited toward the Project's 3,295 square feet of commercial net leasable area, with the extra 456 square feet being applied to the lodge bedrooms. 3.2 Growth Management Allotments. The following growth management allotments are granted to the Base 1 Lodge: a. 40 lodging bedrooms = 80 lodging pillows. Added to the reconstruction credits, the project represents 44 lodging bedrooms or 88 pillows. 0 IX.a • • P478 IX.a Ordinance No. 2 (Series of 2015) recognizes in its Section 3.1 that the applicant maintains the following reconstruction credits, exempt from GMQS pursuant to Code Section 26.470: • A total of 4 lodging bedrooms, 8 lodging pillows, are credited toward the Project's lodge GMQS allotment request; • A reconstruction credit of 3,751 square feet of net leasable area is credited toward the Project's 3,295 square feet of commercial net leasable area, with the extra 456 square feet being applied to the lodge bedrooms. Accordingly, Section 3.2 of Ordinance No. 2 (Series of 2015) granted the following growth management allotments to the Base 1 Lodge, which continue to apply for the review of this PD-Detailed Review application: 40 lodging bedrooms = 80 lodging pillows; added to the reconstruction credits, the project represents and has been allotted 44 lodging bedrooms or 88 pillows. As explained in the staff memorandum to City Council dated February 9, 2015, "the proposed commercial space is less than the existing space, so there is no mitigation required for the commercial component." The proposed ground floor commercial space has only become smaller since Project Review approval. Any and all other commercial space has been deemed accessory and incidental to the lodging use making its mitigation requirements one and the same as and part of that associated with the lodging use. Section 4: Affordable Housing The Lodge Preservation Overlay Zone District employee generation rate of 0.3 FTEs per bedroom is established for Base 1 Lodge. Affordable housing mitigation shall be provided in the form of cash in lieu in accordance with the rate in place at the time of building permit submittal for Category 4 or in the form of affordable housing credits for Category 4. Unless otherwise waived, any further increase in lodge rooms or commercial net leasable area requires affordable housing mitigation at the rate defined in the Land Use Code at the time of application for the Lodge Preservation Overlay Zone District. Per Section 4 of Ordinance No. 2 (Series of 2015), mitigation for employee generation applicable to the Base Lodge shall be based on an employee generation rate of 0.3 FTE (Full -Time Equivalents) per bedroom, and the mitigation shall be provided in the form of cash in lieu in accordance with the rate in place at the time of building permit submittal for Category 4 or in the form of affordable housing credits for Category 4. These rates shall apply to the 44 lodging bedrooms/88 pillows approved through the Ordinance; again, "the proposed commercial space is less than the existing space, so there is no mitigation required for the commercial component." Unless otherwise waived, the Ordinance further explains that, any additional lodge rooms or commercial net leasable area (above 3,295 square feet) requires affordable housing mitigation at the rate 10 • • P479 Ma defined in the Land Use Code at the time of application for the Lodge Preservation (LP) Overlay Zone District. Again, in light of clear community sentiment, the applicant has revised the proposal in a manner that is fully consistent with the approvals and the project still successfully addresses the goals of the Aspen Area Community Plan, albeit even more so now; however, the revised project as now proposed fully complies with the provisions and requirements of the Land Use Code without the need for any variations whatsoever, not even those variations that were previously approved. As such, the applicant is proposing to forego the Project Review approval to utilize the Lodge Preservation (LP) zone district employee generation rate of 0.3 Full -Time Equivalent employees (FTEs) per lodge bedroom. Instead, and in strict compliance with the Code, the applicant is voluntarily proposing to use and be subject to the 0.6 FTE/lodge bedroom rate required by Code for the underlying Commercial Lodge (CL) zoning. Consequently, and in accordance with the foregoing, the total employee generation of the currently proposed 36 net new lodge units is 21.6 FTEs (36 net new units x 0.6 FTE/unit). Since, pursuant to Code Section 26.470.070.8.2, the average unit size continues to fall well below the 300 square feet average unit size threshold, housing mitigation is required for 10% of this FTE generation. In other words, mitigation in the form of Category 4 cash in lieu or Category 4 Certificates of Affordable Housing Credits will be provided for 2.16 FTEs (21.6 x 10%). Section 5: Planned Development — Detail Review In addition to the general documents required as part of a Planned Development — Detail Review, the following items shall be required as part of the Application's Planned Development — Detail Review: a. A trash utility area meeting City standards or as otherwise approved by the Utility and Environmental Health Departments. The currently proposed trash and utility area are depicted on Sheets A-102 and A-201 of the architectural plans set prepared by C+T. The provided area measures 300 square feet, has more than 10 feet of vertical clearance, and is accessed from the alley by overhead sectional doors. All interior use spaces can access the trash/recycling storage area without leaving the property. b. Transformer location. The applicant's representatives have been in communication with the City Utilities Department and have agreed on minimum required dimensions for the transformer and clearances on each side. The provided plans prepared by C+T depict compliance with and satisfaction of the agreed upon requirements. 11 • • P480 IX.a c. A signage plan. A signage plan has been provided. d. Vestibules for both commercial spaces. Rather than unnecessarily and inefficiently consuming interior space with airlock entries, all entrances will be equipped with interior air curtains, and this will effectively eliminate the potential need for temporary exterior entry additions. Interior air curtains supply the same function as vestibules. e. An Outdoor Lighting Plan, pursuant to Section 26.575.150. An outdoor lighting plan has been prepared in accordance with Code Section 26.575.150. f. An existing and proposed Landscaping Plan, identifying trees with diameters and values. A survey depicting existing trees and their diameters was provided with the PD- Project Review application and remains valid. An updated survey is included with the PD-Detailed Review application. In addition, a proposed landscaping plan prepared by Connect One Design depicts the existing and proposed plantings. g. A draft Construction Management Plan. A draft Construction Management Plan has been prepared by Centaur and is provided with the PD-Detailed Review application. h. A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto neighboring properties. Demonstrate that any snow which sheds off roofs will remain on -site. The engineering plans and reports submitted with the PD-Detailed Review application address snowmelt. The rooftops and adjacent sidewalks will be snow melted and drainage to green roof areas and/or drywells is being accommodated on site. No snow is expected to shed off the flat roofs or onto neighboring properties. i. An updated and final Transportation Impact Analysis (TIA), including a monitoring plan. 12 • 0 P481 Ma An updated and final TIA, including a monitoring plan, has been provided with the PD-Detailed Review application. j. A plan for deliveries, pursuant to Section 26.412.060.B. The currently proposed designs comply with all requirements of Code Section 26.412.060.B. The proposal includes two drop-off/loading and unloading spaces within the public right-of-way along Original Street. In addition, the alley will serve as the means for the majority of deliveries and the plans include a five-foot wide walkway along the entirety of the property's westerly boundary, providing access to all internal spaces to/from the alley without the need to leave the property. The function of the alley will be greatly improved as the existing conditions include trash dumpsters, a grease trap, mechanical units, parking, and parts of the building (including a 5-foot deep overhang) all encroaching into the alley right-of-way, thereby constraining and narrowing its functional width to approximately 15-feet. All proposed improvements are within the property boundaries, thus restoring the full 20.2 feet of functioning alley width. Furthermore, the existing conditions include some 5-7 separate and uncoordinated users of the alley (from the subject property only) and trash dumpsters where the redevelopment, by contrast, will include a single entity (and, therefore, a single point of contact) that will manage and coordinate all usage of the alley. k. Add an entrance on Cooper Street into the commercial space. Due to site -specific constraints discovered during the engineering of the project/plans, the applicant has found this requirement to result in a practical difficulty and needs to satisfy the spirit of this condition only, but cannot satisfy its letter. The property loses approximately 3.5 feet in elevation from the Cooper Avenue sidewalk to the alley, and the Cooper Avenue frontage itself drops more than a foot in elevation from east to west. These site -specific elevations changes, coupled with ADA requirements within and around the structure, City requirements for remaining above the 100-year flood elevation, and the desire for a functional ground level plan result in the finished floor elevation at retail space "A" being 2.76 inches (at the southwest corner) to 7.56 inches (at the southeast corner) below the finished elevation of the Cooper Avenue sidewalk. Along these lines, it is noted that Section 7.b. of the Ordinance stipulates that, "Sidewalks within the Right of Way may not be altered to accommodate hotel entrances." Thus, building entrances and finished floor elevations must be adjusted to function with the sidewalk elevations and not vice versa, regardless of the fact that the sidewalks are sloped to a significant degree. 13 0 0 P482 Ma Consequently, a public entrance into the commercial space on the Cooper Avenue side would only be practicable some 27 or so feet from the southeast corner of the building to match the restaurant's finished floor elevation. However, an entrance at that location would impose a practical difficulty as it would change the entire program of the building from that which has been approved by requiring that the applicant break up the open -window seating areas on the south side. Furthermore, the applicant is attempting to keep the finished floor elevation as low as possible to make grades work around the southeast corner of the building but, at the same time, having the finished floor elevations remain above flooding elevations. The goal of this condition was to enliven the Cooper Avenue streetscape. The proposed plans accomplish this goal through the inclusion of significant storefront windows, many of which are fully operational so as to allow the ground floor restaurant seating and the vitality associated therewith to spill out onto the sidewalks. The streetscape will be further enlivened with the inclusion of the proposed restaurant take-out/pick-up window. It is noteworthy that not a single commercial entryway faces Cooper Avenue on either side of the subject block with the exception of those existing on the subject site, but these are set behind a paved driveway and parking area that preclude a positive affect on the streetscape or its vitality. In other words, not a single commercial space on the subject block can be accessed directly from the adjacent sidewalks and the introduction of a single restaurant entrance will not have nearly as positive an affect on the streetscape vitality as will the proposed operational storefront windows, the take-out window, and the outdoor dining opportunities coupled with the new sidewalks, parkway strips and street trees. In the end, an entrance from Cooper Avenue to the proposed commercial space "A" would be the only one on the entire subject block and would necessitate splitting the Cooper Avenue frontage into two parts to allow for an accessible entryway with steps and a ramp down to the finished floor elevation, which would in turn serve to accentuate the grade difference. Such an entrance would also result in the loss of most if not all of the operational storefront glazing that will accommodate outdoor seating and the real streetscape vitality that was the objective of requiring a Cooper Avenue entrance in the first place. Further design and engineering has proven that the condition was counter -productive relative to the goal of enlivening the streetscape and that the proposed plan appropriately responds to site -specific constraints while providing a more practical, better solution. 1. Draft sidewalk and right of way civil plans. The Sopris Engineering plans and report provided with the PD-Detailed Review application include draft sidewalk and right-of-way civil plans, including 14 • 0 P483 performance guarantee plans. The landscape plans also address the sidewalks and rights -of -way. m. Draft public amenity agreement. Per Section 16 of the Ordinance (see also the response provided above relative to Section 1 of the Ordinance), the applicant has satisfied the public amenity space requirement for the Base lodge development by committing to provide on -site, ground level and roof top public amenity spaces, as well as significant improvements to the adjacent public rights -of -way. Subject to public hours of access and a curfew for the rooftop deck, public access easements are being provided by the applicant to ensure that these spaces will be permanently accessible to and by the public through stairs and/or elevators. The roof top space will not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space while the ground level courtyard may be enclosed with a roof and walls through an administrative amendment (no such amendment is requested at this time). As required in the Ordinance, these requirements and limitations are defined in the proposed PD Development Agreement that was submitted with the PD- Detailed Review application, which Agreement also specifies, in accordance with the Ordinance, that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. n. Draft parking lease/agreement for any offsite spaces. This condition has been rendered inapplicable, as the applicant is no longer proposing off -site parking. Instead, the proposed PD-Detailed Review plans include an on -site subbasement level served by an automobile lift that will be accessed from the alley. The garage includes dedicated on -site parking for 24 vehicles, including one handicap parking space as required. All use of the on -site parking will be by valet service. This revised parking proposal is a minor change inasmuch as it is fully compliant with the Code and the CL zoning, but it is an important change inasmuch as it addresses direction received both during and since Project Review, and it eliminates the need for the previously granted variance that has not sat well with the public. Section 6: Subdivision/PD Plat and Agreement The Applicant shall submit a Subdivision/PD agreement (hereinafter "Agreement") that meets the requirements of the Land Use Code within 180 days of final approval. The 180 days shall commence upon the granting of Final Commercial Design and Planned Development — Detail Review approvals by the Planning and Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. 15 Ma • • P484 Ma a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Commercial Design Review/ Architectural Character Plan. 2. Planned Development Project and Detail Review Plans. 3. Public Infrastructure Plan. A draft PD Development Agreement has been provided for review as part of the PD-Detailed Review application. The draft will be updated and revised per staff's review as well as to reflect any conditions of the PD-Detailed Review approval. The updated draft will then be submitted to the City for review within 180 days from the issuance of a Development Order after the Planning and Zoning Commission grants PD-Detailed Review approval. The final, accepted and signed PD Development Agreement, however, need not be recorded within said 180-day timeframe although the applicant will make a good faith effort to achieve as much. Furthermore, all documents required by the City of Aspen Community Development Director pursuant to Code Section 26.490.040.D. will also be provided as a Final Development Plan for review within the same 180-day timeframe with the goal of having the Final Development Plan recorded in the records of the Pitkin County Clerk and Recorder concurrently with the PD Development Agreement and as soon after submission for review as practicable. The Final Development Plan will reflect all final approvals and be recorded in lieu of separate Planned Development Project and Detail Review Plans. b. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. 1. Public Amenity: Public access easement for the rooftop public amenity space. Public hours of access for the rooftop deck and a curfew for the rooftop deck shall be included. The Development Agreement shall specify that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. 2. Off -site Parking: Fifteen (15) off-street parking shall be provided pursuant to Section 13, below. Actual dates and operational requirements for off -site parking, as well as requirements for the satisfactory substitution for the off -site parking requirement in the event that the initial lease is no longer available, shall be set forth as part of the Development Agreement, on terms satisfactory to the Community Development Director and the City Attorney. 3. Final Transportation Impact Analysis. As previously stated, a draft PD Development Agreement has been provided. The applicant has satisfied the public amenity space requirement for the Base lodge development by committing to provide a ground level courtyard and roof top public amenity spaces, as well as improvements to the adjacent rights -of - it P485 way. Subject to public hours of access and a curfew for the rooftop deck, public access easements are being provided by the applicant to ensure that these spaces will be permanently accessible to and by the public through stairs and/or elevators. The roof top space will not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space while the ground level courtyard may be enclosed with a roof and walls through an administrative amendment (no such amendment is requested at this time). As required in the Ordinance, these requirements and limitations are defined in the proposed PD Development Agreement provided with the PD-Detailed Review application, which Agreement also specifies, in accordance with the Ordinance, that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. All of the various off-street parking requirements contained in the Ordinance (Sections 6.b.2. and 13.) have been addressed above, in response to the requirements of the Ordinance's Sections 1 and 5.n. The draft Development Agreement also addresses requirements for the Transportation Impact Analysis (TIA). Section 12 of the Ordinance outlines requirements for the Transportation Impact Analysis (TIA) and is satisfied with the report provided by Sopris Engineering as part of the PD-Detailed Review application package. No additional TDM or MMLOS measures should be required and the submitted TIA already demonstrates mitigation of far more net vehicle trips than the project will generate. c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the applicant shall provide a site protection guarantee and a site enhancement guarantee. d. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. Storm Water and Drainage Improvements Guarantee. In accordance with Sections 6.c. and 6.d. of the Ordinance, the draft Development Agreement and the Civil Engineering package provided with the PD-Detailed Review application combine to address all required site protection, site enhancement, landscape, public facilities and public infrastructure, and storm water and drainage improvements guarantees. Section 7: Engineering The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21 and all construction and excavation standards published by the Engineering Department. 17 IX.a • . P486 IX.a a. Drainage: The project shall meet the Urban Runoff Management Plan Requirements. Provide a full major drainage report that meets URMP and Engineering Design Standards with building permit submittal. b. Sidewalk/Curb/Gutter: The corner of Cooper Ave and Original St could be a potential location for a pedestrian bulb out. This option should be considered given the long crossing distances and level of pedestrian traffic in this area. All sidewalk curb and gutter shall meet the Engineering Standards of City of Aspen Municipal Code Title 21. Sidewalks within the Right of Way may not be altered to accommodate hotel entrances. Directional ADA ramps are required on the corner of Cooper Ave. and Original St. c. Encroachments: The building overhang into the ROW must have a minimum height of 7'. Include information on how the overhang is supported. Buildings shall not overhang into the alley. Locate all utility pedestals and electric transformers to within the property boundary. d. Excavation Stabilization: Due to the proximity of the neighboring property and the excavation of the building, an excavation stabilization plan shall be submitted to the Engineering Department prior to building permit submittal. e. CMP: The Construction Management Plan shall describe mitigation for: parking, staging/encroachments, and truck traffic. f. Survey Requirement: Pothole and provide depth to utilities on the survey as part of building permit submittal. Ordinance Sections Ta., 7.d. and 7.f. are requirements associated with building permit submittal but these concerns have been preliminarily addressed in the Civil Engineering package prepared by Sopris Engineering and attached to the PD-Detailed Review application. Section 7.b. of the Ordinance is also addressed in the Sopris Engineering plan sheets, while the requirements of Section 7.c. are satisfactorily addressed in the provided C+T Architectural Plans. Sections 7.d. and Te. are addressed in the CTL Thompson Geotechnical Report and the draft Centaur Construction Management Plan (CMP), both of which were also submitted as part of the PD-Detailed Review application package. Section 8: Fire Mitigation All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907). The building permit application will demonstrate compliance with all applicable codes adopted by the Aspen Fire Protection District (AFPD), the Aspen Consolidated Sanitation District (ACSD), and the City of Aspen Water/Utilities Department. Many of these requirements have already been preliminarily In P487 addressed to the extent required for PD-Detailed Review in the submitted application package. Section 9: Parks a. Tree Removal: A tree removal permit for the cottonwood tree in front of the property along Cooper Street is tabled pending review by the Planning and Zoning Commission for further consideration during Detailed Review. Tree removal permits for the remaining trees may be submitted as part of the building permit submittal. b. Miti ag tion: Mitigation for removals must be met by paying cash in lieu, planting on site, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code. Any plantings on the roof shall not qualify as mitigation. The applicant shall explore potential sites around the property to allow full maturation of trees. This shall be included as part of the PD Detail Review. c. Tree Protection: A tree protection plan indicating the drip lines of each individual tree or groupings of trees remaining on site shall be included in the building permit application for any demolition or significant site work. The plan shall indicate the location of protective zones for approval by the City Forester and prohibit excavation, storage of materials, storage of construction backfill, storage of equipment, and access over or through the zone by foot or vehicle. Despite the professional opinion of an arborist that the aforementioned cottonwood tree has a mere 15 years (approximate) to live before it becomes a liability, and despite the fact that the applicant is having a difficult time obtaining proper insurance for the development because of this tree, the applicant is attempting to work around it. The proposed plans provide a 5-feet setback at the southwest corner of the property so as to accommodate maintaining the large cottonwood in the public right-of-way. The adjacent sidewalks have been configured to allow for accessible routes around the trunk and initial reviews with representatives of the Parks Department indicate that they believe the tree can withstand the construction as planned. It is the opinion of Connect One Design that no architectural changes are needed to accommodate preservation of the cottonwood, although some relatively minor pruning of branches on the northerly side of the canopy may prove necessary in the future. All tree removal mitigation requirements will be satisfied via payment of cash in - lieu, plantings in the adjacent rights -of -way, or a combination of both; it is understood that any plantings on the roof will not qualify as mitigation. The building permit application package will include a tree protection plan for the large cottonwood located in the Cooper Avenue right-of-way. There are no other trees on the property requiring protection. Section 10: Aspen Consolidated Sanitation District Requirements 19 IX.a • 6 P488 Ix.a Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office... The building permit application will demonstrate compliance with all applicable codes adopted by the Aspen Fire Protection District (AFPD), the Aspen Consolidated Sanitation District (ACSD), and the City of Aspen Water/Utilities Department. Many of these requirements have already been preliminarily addressed to the extent required in the submitted PD-Detailed Review application. Section 11: Environmental Health The State of Colorado mandates specific mitigation requirements with regard to asbestos. Additionally, code requirements to be aware of when filing a building permit include: a prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise abatement. The trash enclosures shall meet the minimum requirements outlined in Title 12 unless varied through Special Review. Prior to Detail PD Review, the dimensions of the trash area and an accessible route to the trash area shall receive approval by the Environmental Health Department. The requirements of the Ordinance's Section 11 have been preliminarily addressed in the draft CMP and on the architectural plans set, as also discussed above in response to the Ordinance's Section 5.a. The requirements identified in this Section 11's first paragraph will be finally addressed as part of the building permit process, as required. The proposed trash enclosure complies with the Environmental Health Department requirements outlined in Title 12 of the Code as it supplies 300 square feet of storage area with a greater than 10-foot height clearance and is accessible from all interior spaces without leaving the property. Access to/from the alley is via overhead sectional doors. The proposed trash and utility area are depicted on the architectural plans set prepared by C+T and submitted with the PD-Detailed Review package. Section 12: Transportation A specific narrative associated with the Transportation Impact Analysis shall be submitted with the Detailed PD Review application. The TDM and MMLOS measures described below shall be implemented. Additional TDM and MMLOS measures may be required during Detailed Review. • Prior to arrival providing guests with information for RFTA. • Providing bus passes to employees that live down valley. • Local and airport shuttle service. • Either partner with Wecycle or provide bicycles for guests. This Section 12 of the Ordinance outlines requirements for the Transportation Impact Analysis (TIA) and is satisfied with the report that has been provided by IZf us7 IX.a Sopris Engineering as part of the PD-Detailed Review application. No additional TDM or MMLOS measures should be required with this Detailed Review and the submitted TIA already demonstrates mitigation of far more net vehicle trips than the project will generate. Section 13: Parking a. Loading Zone: Two on -street parking spaces shall be signed loading zones — location to be approved by the Parking and Engineering Departments. b. Proof of Off -site Parking: Applicant shall provide for use by its guests fifteen (15) parking spaces. If parking is provided off -site, a fully executed lease agreement for 15 specifically designated, year-round off -site parking spaces, with an initial term of not less than five (5) years and an option for at least one additional five (5) year term, shall be provided prior to the issuance of a Certificate of Occupancy. At the end of any lease agreement for off -site parking spaces provided pursuant to this section, the applicant shall provide a satisfactory substitution for the off -site parking requirement. Actual dates and operational requirements for off -site parking, as well as requirements for the satisfactory substitution for parking in the event that the initial lease is no longer available, shall be set forth as part of the Development Agreement, on terms satisfactory to the Community Development Director and the City Attorney. These requirements have been addressed above in response to the Ordinance's Sections 1 and 5.n. Please refer thereto as well as to the draft Development Agreement provided with the submitted PD-Detailed Review application. Section 14: Water/Utilities The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department. All Water System Distribution standards in place at the time of building permit shall apply, and all tap fees will be assess per applicable codes and standards. Utility and transformer placement and design shall meet adopted City of Aspen standards. Transformer location shall be included in the Detailed Review application. The building permit application will demonstrate compliance with all applicable codes adopted by the Aspen Fire Protection District (AFPD), the Aspen Consolidated Sanitation District (ACSD), and the City of Aspen Water/Utilities Department. Many of these requirements have already been preliminarily addressed to the extent required for PD-Detailed Review in the submitted application package. 21 • 0 P490 IX.a Section 15: Outdoor Lightingand Signage All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code unless otherwise varied through Detailed Review. Low light emission glazing shall be specified in the building permit. An outdoor lighting plan has been prepared in accordance with Code Section 26.575.150. The outdoor lighting plan is included with the plans set provided as part of the submitted PD-Detailed Review application package. Section 16: Public Amenity Spaces The Applicant has committed to providing a ground level courtyard and roof top public amenity spaces. These spaces shall be permanently accessible by the public through stairs and/or elevators. The rooftop space shall not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space. The ground level courtyard may be enclosed with a roof and walls through an administrative amendment. See Section 6.b.1 for specific hours and operational information to be included in the Development Agreement. The only portions of the property that qualify as public amenity space are the paved area in front of the building, where Johnny McGuire's maintained some seating, and the grass area at the southeast corner of the property. These two spaces sum to 1,227 square feet, which, on this 6,926 square foot lot, equates to 17.7% public amenity space. Per the above -cited Section 16 of the Ordinance, the applicant has satisfied the public amenity space requirement for the Base lodge development by committing to provide a ground level public walkway and associated courtyard, ground level on -site landscaping adjacent to the sidewalks, and roof top public amenity spaces, as well as substantial improvements to the adjacent public rights -of -way. Subject to public hours of access and a curfew for the rooftop deck, public access easements are being provided by the applicant to ensure that these spaces will be permanently accessible to and by the public through stairs and/or elevators. The roof top space will not be enclosed with permanent walls/windows or otherwise enclosed as interior conditioned space while the ground level courtyard may be enclosed with a roof and walls through an administrative amendment (no such amendment is requested at this time). As required in the Ordinance, these requirements and limitations are defined in the proposed PD Development Agreement, which Agreement also specifies, in accordance with the Ordinance, that the public hours are able to be amended from time to time to allow for occasional closures for private events and operational needs. Please also refer to the public amenity space discussion provided above in response to Section 1 of the Ordinance. 22 P491 Summary: Ma Per the PD-Project Review approval Ordinance and the applicable PD-Detailed Review standards (i.e., standard A. Compliance with Project Review Approval), minor changes to the approved dimensional requirements are allowed provided they do not exceed those requirements of the underlying CL zone district. Changes to the dimensions are also allowed when such changes are made to address direction received during Project Review. These are precisely the types of minor changes have been made as part of the current PD-Detailed Review application. In light of clear community sentiment, the applicant has revised the proposal since the Ordinance No. 2 approval. The revisions are fully consistent with the approvals and the project still successfully addresses the preponderance of Aspen Area Community Plan goals, albeit even more so now. However, the revised project as now proposed fully complies with the provisions and requirements of the Land Use Code without the need for any variations whatsoever, not even those variations that were previously approved. The project as currently proposed fully complies with all dimensional requirements of the underlying CL zoning. 23 BASE 1 730 EAST COOPER AVE, ASPEN,co LOCAL JURISDICTION: OWNER'S REPRESENTATIVE: ARCHROCT, LAND PWINER THE CITY OF ASPEN M DEVELOPMENT CM6UPA58 THEODORE. LTD HAAS LAND PLANNING, LLC 130 S GALENA STREET 2DO1 N HALSTED ST . SUITE 3DI 2454 E. DEMPSTER STREET, SUITE 202 62D EAST MAIN STREET STE 10.E ASPEN, CO 81611 CHIGCA. IL 8081J DES PWNES. IL 6DO16 ASPEN. CO 81611 TEL (910) C29.2761 CONTACT. MARK HUNT TEL (8/T) 2W1525 TEL (970) 925-7819 CONTACT BY DEPARTMENT CONTACT. TED J. THEODORE, NCARB. LEED AP CONTACT. MITCH HAAS OR ROB AVILA, LEED AP CA _ 3a eb s rn r A 14 llliii � VICINITY MAP DRAWING LIST: SHEET NUMBEy - SHEET NAME CS-1 COVER SHEET ALTA EXISTING LAND SURVEY Pat EYJSTNG PUBUCAMEN7TV Sol EwsnNDFLOOR PLAN EC-2 E%ISTBJG FLOOR PLAN El-1 EXISTING LODGING PLAN PA-2 PROPOSED R18lIC AMENITY PA-3 PROPOSED PUBLIC AMENITY ROOF A-010 PROPOSED SITE PLAN a111 PROPOSED FLOOR PLANS a112 PROPOSED FLOOR PLANS FAR-1 FLOOR PLAN FAR CALCULATIONS FAR-2 F1.00R PLAN FAR CALCULATIONS Nl•1 FLOOR PLAN NET lFASA&FJNET ENABLE NL•2 FLOOR PLAN -NET LFFSABIFJNET ENABLE A310 EXTERIOR ELEVATIONS a211 EXTERIOR ELEVATIONS 0 0 P493 IX.a qW J � Bq� LOT %f BLOCK 105 A�tN. !u.a. co�an.,00ala,i '0i"' s� - 864.8 S.F. BELL a1DUN AIN PUD PUBLIC AMENITY rtAT w00n n, vA[K O¢ j .r .•cas vI LOT BLOCK 105 0 'a LOT BLOCK 105 &Opt 1M wa ma � •N �i' h .. "�EI]7rr•a - eclr ww.w� COOP n,� RER A yFN c P„ft"wo.,r I�C LOTS BLLOOCK%1�05 a 600.3 S.F. moo—;-ro PUBLIC AMENITY wr Mo a: �.LE.L�yL,�Lx �n.Yd wLwddnd ,,.: ALTA/ACSM LAND TITLE SURVEY =a Vim= LOT R, LOT S AND THE EASTERLY 9.27 OF LOT Q, BLOCK 105, $� CITY AND TOWNSITE OF ASPEN, Q COUNTY OF PITKIN, STATE OF COLORADO = SECTION 18. TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PRINCIPAL MERIDIAN I ,r nw +rx.ar J4 wRR vALLf wT ca.wNc+mrs ..w.0 p l,d,r wuN,u u.Mat 4 ••; wu auror 5 sw,wr ww,d[ p nvwwx[ wrnw G [:tc-1 atnn 'w rwiGad Cdiax tld ;SIS'NaOI'h. ..DLNORS RC(aa RMYK a +ar" ms ]ms wu GRAPHIC SCALE t R rar , I wrA.m n I Ills V —'ter ^ ZONING CLASSIMATMN ' Tl[ ]5 n,ar ErM uY %:41.•:gv5 Ma-IC,a nhn �_ rs- w wdxuLNn ra rwri. sa a •—:.r ww.d w ,snwm rpe r,w¢-s,am. ,u: a wax.sm ro a ra. nsad a� 7 QMpWZF�b�[[KL_O�[S�gGY�[w�[hy. •xxn•nd Nr> ww[wcw u5[S rM � I. LaOR Or°R ].,, ryRR�uN[[, Ntt^n lrNyv F,W9M0. �351. PROPERTY DESCRIPTION YL Q LC, a :DI 5 u4 M [.f IDRr v.IS rD, V .n C BLOB ,h p'r "a rdNsn ��� siw w srw ra �o+nsw C 50.1w RW¢ !• e[[r Or nF Elx cQupG4 Z n ¢ =og W°.of NOTES W �O 0 Z e 45R 1 wwrwa rd nw >wKr R , R:wa T •'nw'N'. R,•A nl Swi.Yst wprp,rr y D V wna.wYySN« Yd ZZ o.R«sw,[r R<,w.iam,i W i� u wf SUL d �:r4 R Ny n �d"yR . blTw 4rt:A :rNW[a 4 ,M. Or, •.iO4,p, aPYr 0.,' w[eY[O h Nq � Y = r O g . w.s n a au:r w w�..,vn •z,w.w.i c.,[.:.Nrs •vo nY,�an v ea[a d . Z z �. D a 9,plC, O llOr•M:L d] [rtfl'wR U Y, rY,n w x Rm rid ,R Or, R 0 j :..,ia�.[Ed>.,,..>u..,.wL°d,..,..dS.wR>,i,,.x:�•N.rb = . ��'ra i. YRrss ]tp�� YS WdcW4amw2attC ra i.�A>_ tlwm!'W" +w wan.n rs xaacr a wws waw.s •:o.,oa w oaw.roa a Y, rua . ci,o:.., waw.r wYR� �.n, •sro- c,. ;x,,,a dd,Nu n ] caws n >w.] wmom +r> ,O ha iilHRir u[5 Raw +LOM W tT[ [ ;•Rff RR[a:rm � R d15R !OO-Rw ROOD �) ,CEppI,O A 19u rtOOO NswaN[t M2 N•c OduUroT' eMRt NO ONSxONi L NLNW W „ RY [RING «warty d nR 9MI.EI nRMih a ,1,u0 was 5'WCRIIC .1D N/4 M eN,r .•ul rid wn wud>s wwmr. eutw..s � S �w�aMrta4w rn(R+S��[uM.�N mow., dw = _0 _ 00 caawRrnd „ ue.w sands o 40 0 Cl 2311 ALTA/ACW CERTIFICATION 0 U ` a �aw7 niu •wa u[ • exdwa rww .,uun .or",r, Ix [ Each. ua °c .md u �] a L] y a sam wa[ .w[ w ws wM•.m�rwr sdieumm,. ad+datdi a r,./•riw cwo nu >w.[.s. da.1[srNUim rrr. wR. xx�o ,"•w nos m .."ems wn[ro'a3otLtiaaMe. Ni R f O , '. d • w O IL \a 0 � i4 mr'e GR a w.r a +w R(Dw[e °. mrx ` � V rRo.rcr» ,w.an a•Sc•fE ]tk — I OFI • • NET LEASABLE AREA - 2377 SF 6 6 j 0 "M I NET LEASABLE AREA - 2377 SF COMMON AREA - 74 SF L .J COMMON AREA - 74 SF �Ww1WY, C't;Mf?fY M�AS n C�IIKNO�N 6�I�nING ® TU MOM M CUR 5T A Ni t�ME�'S JS,�M A55, 0 81611 JIY 2014 i 0 0 0 I nAff oY; 191 tU PtNSbNS I!11111111' / LEASABLE AREA - 844 SF oor -1 LEASABLE AREA - 530 SF PPOW WA51. : CAI KNOIN PULP% to E COOP' 5T ARN, CO 61611 COMMON AREA - 334 SF OW M 1,9315Q, ff. EOW GM NET LEASABLE AREA -1374 SF COMMON AREA - 334 SF 5w 114" s 1 JILY 2014 EXISTING LODGE UNITS = 3 r - - - - - EXISTING QUEEN BED COUNT = 3 EXISTING DOUBLE BED COUNT = 1 EXISTING PULL-OUT = 3 EXISTING PILLOW COUNT = 13 1 COMMON AREA - 49 SF D AAWA5 A, fu 2ME %N5 A5nWPlWN510N5,C0M .CAii.F 1,'�li' 0 0 o s _�__ ... _ _ 2,28150, ff, NET LIVABLE AREA - 2238 SF 6 ROW WA99n; GROIN PULP% �30 � COOpE� 5T xA�� i/ �° z I' ATM CO 81611 AY 201� �i�1t;UV."IJ4J��. •. r=m-0' 3825 S.F. PUBLIC AMENITY VT,H. orsww _ air ADJACENTRESIDENTIALBUILDING ALLEY ALLEY y}W I PROPERTY Lr..E - - DJT.INE Of EXISTING --- -�_^S Aul ; BUILDING 10 BE DEVOLIBNED _ Ill no Y.�I f,AA � K B , 05 PUD � a aD z µA pU,i BOO _ 130 E. COOPER 3 STORY MIXEDLSE BUILDING t u 4ti EXISTING < IRETAIL AND LODGINGI -I • aj - RESIDENTIAL BUILDING (i Iy Y b ':I•I OT �D5 �� g O LACK K ' WN9VPNGSNE IRWNRE� �M1 a ;. STREET+ PARKING(2) COOPER AVENUE CITY MARKET OI BITE PLAN ALTA UNDERLAY 1'=1D-0' 141 I I 1 I ALLEY f BOWLING b BACK OF NOUBE SERVICE A L108 1107 0�0 0 CORRIDOR _ _ L708 x b h..... ....... 5TM El LOUNGE L701 L r.4 El ri 11 b El El El El L_j BY L10 uw O BOMalNO ALLEY L100 b LOBBY 109 MECHANICAL L110 MEWS 1111 WOMEMS 112 Lu W co R COOPER STREET LOWER LEVEL FLOOR PLAN /�/ 7 h111N FLl70R PLAN �/`�Cl//Y\ 1 3178'-1'al' 2 Y18'-1� _� R R003!W • F TERRACE PLAN 1'-0 BAFK OF ROUE/�\^�'/�`�,�.'Y��•�� �Ea //vv ✓; /J, I ae 515F� /, SUl/E)���4Vi ' LOUNGE' L 101 L-,JI -(I NONd1N1T COMMON AREA LODGE 7745.07 SF (EXEMPT SUBGRADE) L�pp L11 L-l6 � 11 /^^\ !x\\ <{X}'(<X}�� ..'i ice» 1v>�<{x��5•;�\«>n'ir�: MECHAAICAL MEN6 ` \ DEDUCTIONS96B,71 IF JGREENI. AREA TOWARDS FAR. 5.SM385F 2ND LEVEL A RAAREA. TSX AREA // LODGING AREA 1.$.5T807 IF NON -UNIT NONJJNIT LOMMONMFA584I (C RRIDO OR55TAIRS DEDUCTIONS 0 AREA fi05,BI5F CORRIDOR AREATOWARDSFAR 5.619.40SF ���//// 7RD LEVEL 5.879.405E D7 IF C � NO�N4)NRCOMAON&AREA49628 SF ATOWSTAIRS //, /o5.emm AREA' /� I NO"NR LOGGE AREA WS.84 IF CORRIDOR SF AREA TOWARDS FAR 5.M,40 IF ROOF LEvaa.493.ersF NONLNrt COMMON ARFA'S.493�62 IF AREAS NONI2NIT LODGE AREA: 0 SF DEOUCTIONS. S.100.20 IF DECK, MECN4NICAL. STANUELEW) EXIT 1 AREA TOWARDS FAR: 393.425F LOWER LEVEL' 6.36661 IF NO"NTT COMMON AREA: 2.448.68 LF NON-UNT LODGE AREA 3,917,99 IF SItI STORAGE NS DEDUCTIO. 8.3 AT IF SUBGRADE EXEMPT) � I AREA TOWARDS FAR'OSF TOTAL FAR 172M.60 IF UAW1 FAR z _c1.------ _t, _ - --- ----- ' ZONING INFORMATION 6 CALCULATION3: i 1\ \ 111ATO ZONING.(CL) COMMERCIAL LODGE NET LOT AREA. &92T SF (69.2T=10D) ZONING ALLOWANCE(2.5-1)' 17.31TSSF(25.6 . `~ a? LOWERLEVEL:O%EXPOSEDWALLS(100%EXL%:I- ,�,,��✓� LOBBY 91110211 �NONLNITCOMMON ) ./CX/.X NON UNIT COMMONAREA LODGE 825.395E RSCEFTM cn - OFFICE Oc Y I � 2 LOWER LEVBOOR PLAN I MAIN FLOOR -FAR CALCULATIONS 3H0.-MEL 3118'=1'-0' CALCULATION3'NS'. GROSS FLOOR AREA COMMERCIAL SPACE 3.476.01 SF LODGING SPACE 9,152.14 8F NON -UNIT SPACE- 8.T." BF I NON -UNIT LODGE SPACE: 6,009.203F GROSSND-1411AREA GROSSNON�UNIT LODGE 4H1' 1ST 2,17569SF 15T. 825.39 SF 2ND 49826 SF 2ND: 605845F 3RD'. 498.26 IF 3RD: 605 64 IF 4TR. 393.42 SF 4TN:0 IF LL. 244866IF LL. 3.911935E TOTAL 6.014.318E TOTAL: 6,966.008E GROSS NONLNIT TOTAL 9,014.31+ ILD 6=11,90.37 GROSS COMMERCIAL ALTERNATE. 24,111 W SF-1,11131 SF = 18.T. I IF GROSS LODGE ALTERNATE Z4.159.02 IF - 5.955.06 IF =16R03.96 SF TOTAL GROSS UNIT FLOOR AREA. GROSS,FLOOR LOORAREA - REA- N FLOOR AREA= 247$902SF - I1969 31 IF=12.?e.M BF PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA COMMERCIAL 1(3A76.01111,969.3T).1D01= 20.04% COMMERCIALALT (3.4T601118.7447IW0D1=1&M% LODGING1(91521N11.95987=100)= 76A6% LODGING ALT: 1(9.152. 1N18.803.96R1001=4&67% APPLICATION OF USE PERCENTAGES TO rt FLOOR AREA COMMERCIAL- 11,969.37 x 2904% = 3A76.916F COMMERICAL ALT. 6.D14.31 • 18,54%- 1A 15.053F LODGING. 11.969.37 = 76.40. =1,151.78 3F LODGING ALT. 5,9%06.40.6T%= 2.888.33 SF MMARFA: TATNE: 17,3BO.W 8F (2AMI COMMERCIAL 3.47601 ♦ 347591 = 8961.92 BF (1.MA) COMMERCIAL ALT:747601-1, 11505 z 4501.09 SF 10.66:11 LODGING' 9, 15214 •9 151 78 -1t 303.92 3F 12.64-1) LCOGING ALT. 9,152.14.28%33 =12 06041(I.?4 11 OUTDOOR ••- TERRACE STAIR ti MECH. RM - 14 NON UNITE COMMON AREA 196.71 OUTDOOR L090Y TERRACE �T]� LOWER // I TER CE NON.UNIT / / NOWUNIT - CG"MMONAREA'/ 'COAMON AREA 7.870.B9 SF. // NON UNIT 20923 SF IEXE', (EXEMPT DECK( COMMON AREA I II I // / ELPY a2 -_ IT CO ,011 V�'IUN AREA \ NON4INIT %+\>2 .eon1SF.FxF6IPT, A �� rornuaNAREn 49R 2F GF I _ I.IEC ANICl .1 SCREENING OUTDOOR ^\) TERRACE n 4TH FLOOR PLAN Y1ll 6� = 1'-0� TOTAL: 36BEDSPERFZOOR BEDS TYPESFERFLOOR: TOTAL: 22UNITSPERFi00R TWINS •IO TO FAIL UNITS IN BUILDING •M LIMITS OUEE4F5•N n SECONOANO THIRD FLOOR PLAN 3116' =1'-0• ZONING INFORMATION 8 CALCULATIONS. ZONING. ICL) COMMERCIAL LODGE NET LOT AREA 6.927 SF (6927'x100') ZONINGALLOWANCE(25'.1) 17.3175SF(25x6927SF, LOWER LEVEL 0-, EXPOSED WALLS (100%EXEMPT, GLCUTATgNB: GRGSSFLOORARCE COMMERCIAL E 11.15 14 F18F LODGING SPACE. 1.121' 4 SF NONUNITSPACE: SP SPACE: OF NON-UNIT LODGE SPACE: i,006.1) 8F GROSS NON UNIT AREA GROSS NDN-UNR LOIX'�E PFiEA 1ST 2175.69 SF 1ST. B25.39 SF END498.26 SF 2N0'. 605.64 SF 3RD 49826 SF 3RD. 60584 SF 4TH, 393.42 SF 4TH:0 SF LL. 244668SF ILL. 3,91799 SF TOTAL: 6,014.31 OF TOTAL 5,955.06 SF GROSS NON UNIT TOTAL 601421 . 6,9%06 = 11,969.37 GROSS COMIERCIPL ALTERNATE 24759023E 6H4.31SF- 16,T44.T13F GRO902 SF-E ALTERNATE 24,759.0- 5.955.06 SF=13,W3.B6 6F TOTAL GROSS UNIT FLOOR AREA. GROSS FLOOR AREA - N T FLOOR AREA = 20.759.02 SF.11.969375F z'12.12.i86.i68F COMMERCIAL OMERCIAL OF ORF0C1T,9937 PER BU2I9.04% COMMERCIAL ALT [(3,476.01118,744TIW0)=16. 6F4% ((9,152 196337x1901 -T6AO% LODG((9.152.1d18,803.%p100J LOOR AREA =0&87% 6CCEEE NL 1FLOOR AREA 1.869.37 x?9.0a%=7A76.H BF COMMERICAL ALT: 6,014.31 x 18.54%=1,116.05 OF LODGING: 11.909.37 x 76 46%= 9.151.78 8F LODGING ALT: 5,%5A6 x 48.6T%= 2,895.35 OF FINALFLOORARFA: CUMULATIVE: 17,260.609F(ZA A) COMMERCIAL' 3.476.01 +3,47591 = 6.991.92 OF 0.011) COMMERCIAL ALT. 3.47601 • 1.115 05 = 4,501.06 OF (ILODGING: 9.15214. 9.151 78 =16.303.626F (2A4:1) LODGINGALT. 9,152 14 - 2.898.33 =12,060A70.74:1) 2 LOWER LEVEL FLOOR PLAN Y16' • 1'-0' TP SH AREA 112 REfAL B D2 NET LEASABLE AREA I "KYYYVYYYk'XK' + . - j EAT PASSAGEWAY SA S7OM0E I ,. ^=F STAIR e1 106 I H _ ®o I I = ' b FIRE COURTYARD 1„ t LOBBY I P1sLK: AIENRY AREA= con A1O J I STAIR r2 I I _ =� RECEPigM I OFFICE I ,OB I I , I I RETAIIA "I NET LEASABLE AREA /1 MAN FLOOR -NET LEASABLE ' 3118'•T.p LOWER LEVEL ROOM SCHEDULE m.bw Name Area L100 BOALING ILLLEY 1657 SF COMMON SPACE L701 LOUNGE 17193E COMMON SPACE L102 ELEVATOR 42 SF CDMMONSPACE L103 ELEVATOR 42 SF COMMON SPACE L104 STAIR E2 127 SF COMMON SPACE L105 STAIR AI 127 SF COMMON SPACE L106 CORRIDOR 96 SF COMMON SPACE L1OT BACK OF HOUSE 739 SF COMMON SPACE 1.106 BOALINGSERVICE AREA 303 SF COMMONSPACE L109 LOBBY 229 SF COMMONSPACE_ 1337 SF COMMON SPACE 1.110 MECHANICAL L11, MEWS 130SF COMMONSPACE 012 WOMEWS 130 SF COMMONSPACE TOTALAREA 5SR2SF NO NET LEASABLE OR NET LNABIE ON THIS LEVEL MAIN LEVEL ROOM SCHEDULE N.W NMre AM 100 LOBBY 735 SF COMMONSPACE 101 RETALA 1741 SF NET LEASABLE _ 102 RETAIL 1552 SF NET LEASABLE 103 ELEVATOR 01 SF COMMON SPACE 104 STAIR E2 127 SF COMMON SPACE 105 EAT PASSAGEWAY 122 SF COMMONSPACE 108 SKI STORAGE 202SF COMMONSPACE 107 RECEPTION 123 SF COMMONSPACE 106 OFFICE 93 SF COMMONSPACE 109 STAIR R1 127 SF COMMONSPACE 110 ELEVATOR 00 SF COMMON SPAFF 1,1 COURTYAR0 395 SF PUBUCAAIE!.'.' 112 ITRASHAREA 13M SF COMMON SPA(.L TOTALAREA 5610SF TOTAL NET LEASABLE: 3.295 SF TERRACE A T MECNrwicAL� SCREENING I /. h£CHANICAL IIIL SCREENING 7 m ® F:�—, 0 LOWER LOBBY TERRACE ` OUTDOOR Q�I U TERRACE a99 b PUBLIC A EN" AREA r LF I I TI 1 I I 0 TO TAL: 70 BEOS PER FLOOR BEDS TYPES PER FLOOR: iOlAt: I] UNITS PER FLOOR TWINS = I TOTAL UNITS INBVILpNG =MiOTAL UNITS QUEENS =70 �SECONO ANO THIRD FLOOR PLAN ELEVATOR SHAFT BEYOND EXPOSED STEEL- _. FRAMING. TYP \ LIVING GREEN GLASS RATYP GLASS DECORATNUPPER PARAPET E STEEL qa p PULLEY,ttP. � ; '� 47i" .....__...__ _ _ PARAPEf� • J ROO FLEVEL n l FUTURE SIGNAGE _,.p CANOPY $11PP0fiT g DECORATIVE STEEL COUNTER WEIGHT. ttP. :. .,%,.. THIRD FLOOR�� V INSULATED L_.22'.5- CLEAR GLA7JNG, TYP. '... FUTURE SIGNAGE -j = 1 `^ \ FUTURE SIGNAGE I � S EXPOSED STEEL FRAMING.TYP._SECOND FLOOR 17-per INSULATED CLEAR GWJNG. TYP.� CONCRETE B45E, TYP &EAST ELEVATION TIO ELEVATOR SH Ts LIVING GREEN ELEVATOR SHAFT-. EXPOSEDSTEEL WALL (ttP.) BEYOND .y DECORATIVE STEEL FRAMING. TYP PULLEY _ UPPER PARAPET� a0' 0' v GLASS RAILING, TYP. EXPOSED STEEL _PARAPET CONNECTIONS. TYPy ROOF LEVEL CANOPY SUPPORT CABLE DECORATIVE STEEL COUNTER WEIGHT INSULATED _ I _THIRD FLOIXt� CLEARGLAZING ttP-- EXPOSED $TEEL FRAMING, ttP SECOND RODR& 17-p INSULATED �GANOPYBEYOND CLEARGLA➢NG. TYP . - CONCRETE BASE. TYP. e GROIMD LEVEL i ... ._ .. r- _ j WINDOY/S IttP) MAIN FLOOR a-p n 50UTH ELEVATON DIS_RESSED T EXPO: FRAMII EXPO'. FRAMII LOADII MDT I CONCI ELEVAT - LIV N' G NEE%''lk_ BEYOND FAPMET0, n WES'TELEVATION _ lJ Y16= 1'{Y Of r PER PARAPET /� LING, TYP _PAM ROOF EEL 3Z V LEV__.EL n ST IONS. TYP. THIRD FLOOR 2Z D AZING. TYP. STEEL TYP ELOND FLOOR I;' 0V UTILITY. AND ;EA '.ED METAL PANEL iUNNIGN BOND E BASE. TYP 'I MAINF0 0, /l NORTN ELEVATION U 3'T6' • 1'0" -2 V BASE 730 EAST COOPER AVENUE ASPEN,CO LOCAL JURISDICTION: LAND PLANNER, LANDLORD: ARCHITECT, LANDSCAPE ARCHITECT' CMLENOINEER: STRUCTURALENDINEER: FART H RETENTION ENGINEER: ME' ENGINE' THECITY OFASPEN HAAS LAND PLANNING, LLC 730 E. COOPER. LLC. CAMBURAS B THEODORE. LTD. CONNECT ONE DESIGN SOPRISENGINEERING. LLC. SPERGINEERSLTD. CTLTHOMPSON. INC. MKKCONSULTING ENGINEERSANC. 130 S. GALENA STREET 42D EAST MAN STREET. STE. 1M 2001 N. NALSTED ST.. SUITE 30J 2454 E. DEMPSTER STREET. SURE 202 0123 EMMA ROAD. SUITE 200 SW MAIN STREET. SURE A-3 13J N LASALLE SUITE 19M 234 CENTER DRIVE 7600 E. ORCHARD RD.. SUITE 250S ASPEN, CO 81611 ASPEN. CO 81611 CHK.AGOAL60614 DES PLAINES, IL 50016 BASALT. C081612 CARBONDALE, CO 81623 CHICAGO, IL 0060Z GLENWOOD SPRINGS, CO 81601 GREENWOOD VILLAGE. CO 80111-251, TEL (970)429.2761 TEL (970) 925-7819 CONTACT MARK HUNT TEL(947) 298-7525 TEL(970379.7869) TEL 1970) 7hL0311 TEL 1312)332-28DO TEL(970) 945.2809 TEL (303)796EOW CONTACT: BY DEPARTMENT CONTACT: MITCH HATS TEL 1312)850-16N CONTACT: TED J. THEODORE, NCARB. TEED AP CONTACT: GYLES THORNELY CONTACT'. YANCY NICHOL PE CONTACT. MEHUL SHANI. SE CONTACT: JAMES KELLOGG. PE CONTACT. CiWG WATTS. PE. LEED AP OR ROB AVILA RA LEED AP SCOPE OF WORK PROJECT DATA '� - / / ``� / I \\ 7 I \ - uvm+v `"^K"1* - T I L •,. I� '•7 \\ I 7 H Sri y"� PROJECTF I-.e,--- \\\ / LOCATION A TITLE TTIITLEE G-001 ICOVER SHEET s..cen maaivavrtas+�xan A ` rnoehlm.an SITE __ ETA ,., ..,, uwa. rournwrxgc wa..mrnu, �aancv.or� BSRJMtl4DATA anK. waaz unwwuuM 'mnarm _ �,� w ..., 2-SURVEY SES-1.0 ISP VICINITY MAP. NOTES, AND CERTIFICATES SES-1.7 ISP-EXISTINGCONDITIONSANDTOPDGRAPHY 3-CIVILENGINEERING APPLICABLE CODES SEC-1.0 SITE PLAN SE -CND SITE DEMOLITION PLAN " SEC3.0 GRADMG PLAN SEC-4.0 UTILITY PLAN SEC5.0 PRE AND POST BASIN DELINEATION SEC-6.0 PERFORMANCE GUARANTEE - LANDSCAPE SEC-6.1 PERFORMANCE GUARANTEE- PUBLIC FACILITIES& INFRASTRUCTURE SECd,2 PERFORMANCE GUARANTEE- STORMWATER B DRAINAGE FIRE SUPPRESSION NOTE, 71A TIAEXHIBIT SCAPE ARCHITECTURE .. ,.. xcw. LLO EXISTINGSITE CONDITIONS L1.1 TREE ANALYSIS STUDY VICINITY MAP ® L20 L4.0 lA.l LANDSCAPE SITE PLAN PLANTING PLAN -STREET LEVEL PLANTING PLAN -ROOF LEVEL L5.0 LANDSCAPE DETAILS - VIED. ROOF CITY OF ASPEN COMMUNITY DEVELOPMENT i 1 _ _ I i I -( _ ' L- 1 LANDSCAPE DETAILS-VEO. WALL SJ(RCHITECTURAL �yy�y pyNy PA-1 EXISTING PUBLIC AMENITY EC-1 EXISTING FLOOR PLAN PART1 ZONING REQUIREMENTS EC-2EXISTING FLOOR PLAN — EL-1 PA-2 PA-3 EXISTING LODGING PROPOSED PUSUC AMENITY PROPOSED PUBLIC AMENITY - ROOF PROPOSED LOWER LEVEL 2 FLOOR PUN PROPOSED LOWER LEVEL 1 FLOOR PUN PROPOSED MAIN LEVEL FLOOR PUN PROPOSED SECOND LEVEL FLOOR PUN 1PROPOSED THIRD LEVEL FLOOR PLAN 1PROPOSED ROOF TERRACE PLAN FAR CALCULATIONS FARCALCLAATIONS FAR CALCULATIONS NET LIVABIE PLANS NET LIVABLE PLANS LET LIVABLE PUNS PROPOSED EXTERIOR ELEVATIONS PROPOSED EXTERIOR ELEVATIONS PROPOSED SIGNAGE ELEVATION PROPOSED OUTDOOR LIGHTING IEXTERIOR LKHTNG CALCULATIONS PROPOSED EXTERN)R WALL SECTIONS PROPOSED EX7ERDR MATERIALS STRUCTURAL GENERAL NOTES FOUNDATION AND BASEMENT LEVEL2PlAN BASEMENT LEVEL FRAMING PLAN FIRST FLOOR FRAMING PLAN SECOND AND THIRD FLOOR FRAMING PLAN ROOF AND UPPER ROOF FRAMING PLAN 50 —I MML l♦PART2, BUILDING REQUIREMENTS (20091NTERNATIONAL BUILDING CODE) .... ... .. „;. ... A-100 101 102 103 -104 A-105 FAR-1 FAA-2 FAR-3 NL-i NL-3 NL-3 1 ZA d50 A310 7-STRUCTURAL S1.1 w RF 4._ 32.1 S22 S23 S2.4 S25 amq Will - PARTS -E)ST IEMIY®BlID ME- - 3D PERSPECTIVE VIEW DRAWING LIST 0 • P511 IX.a • ! P512 IX.a -- --- SOUTH ORIGINAL STREET FMiSnAG LOTTOMVOW LREE STAEET TAEE STREET TREE AH'NidFw�r —r—t 55 PUNTMG MiA .. '� >co c o o o oo ' o--0000uc •>c�o 000000 oc000000c -.�oo:ou000., T•AOPQSEf1 W T-1- STAEET—E _ r=r— r-r - r -� SOUTH ORIGINAL STREET STREET — LU �Wo p a a o8C .J U p r N U uJQZ w W o a Q p In co a "D L4. ............ • ///��� /�\ � `/\\V/`; � eef sf GEmuTrvE PEBBLE SEWMiLE � MOIMTMIMM BY HYg10TE01 TOTBLMFA pIRLLPGGi LEVELS'. 5025E ■ OC a0 I I 3 �. L ...•.,:.:a o..: I L i'�— EF BGOFfIaN moo„°` Ui �,- �✓ quo wLU W r a .. •. � „ GLASS NULING REF MEN W co \ I` ' v ✓ V •1 MAIN ROOF PLAN W W J LL O O Q ~ 0 e J W IL N Z J a 7: iII BF SEWMTIIE �II Sf $EWNILE F- > 1 78 SF BEO�•N TIIE Z M Q a a a a .. n` dd- _a r_ _1 2i r GO SF SfOUM TLE CD Sf SEWMTBf �\✓ � T UPPER ROOF PLAN f� ■ Ul INS9AGREW SEOUM IRE ARd- ddalmtter Suwlo.vrBf ;e'W .IPL ROB Y.tY� 'AYgM f.5iM5[bN wunm .:ev.SonBw AaOro. r0.[L FEATURES k"Gf Hq taDm Seem kwe. .*mk PdvnA 95`, Oba taf V EIBYIBIi�-$ eM 4BB : esJwn qwl sd mw mbtalpinCwee reA rm YOBeJ xna,t ryBEBB)IplAnndmegM4'ha iBq:fP'n.B esvelYp; YIdIY rsl 9EIMd Asbiaq P'N of oDgm:vmeY lBu $BBm.FJ fJq.9MaLY.rtry qa Nppp hInl�Yr CuRan tq waked emuc Nykotetf Ia veCAKS I EB�frBr iBe�'IEII Wal et�BB _ I,bnsedfgp, BS�lr1iY ;WBMe ..4iv 1[ iSa bated 'N t H i,y uwww 1Nr U.n 1•Mnp/urH LY.OM l..Y ,_aM GM.bro:Lv w[ X N-A�ln AM 1�... ,ron.ah' Yny uw, u.Y•vry W+'.. sl,t 61 .NAM'-r: ,� �Wn GY:: ufr' n • L EBIERS)E GBD)hD w w I E9 IXr Df YEW C/.- BEIAw r;: t DAROENEDGE GWDENEDGE .94 EDGE kmrkR •" KWCaLAtED (-I BC PW.ED Al, .r MW —CCND") p P sntorArcR Q� /pa / BMO IRIS OR GR.W AG9a0PRAREMWC SUROCmG BOUT. WK wyta9, Er- / / ) DN1 BISBIAliON/mi POP/ t�tEli w HCtES • S TDBCAY BE G NEDGE KRMWED METAL ED" RESYRAWf, DREfASI OF POURED-rt-I CDkCREiE WR l IYS V UBEM. VC. R GVKKBpWN EIFleEl11S ARE B6IALLED DYDEtI HBRDSGSPE AaE.tS TW CUPS YJS' • BE LB,fD )nM 11GH^)EICMI pmv10C0 AWEGSR. GWOENOPNN - — BE LY_ AS 1q EDB smR CD 1: Lp01 [.y'U .ill . aerEx tD [wLrcrae uu elds-rN xlc Rf. Da gerzaPmtq,tr, wlxuec oEuas [DP PPOKa vCYPPANi/[:A :NO CY'uS AYD NRPYnintS Smmmm: GARDEN Posslri EGAP` . H"3140TECM ROOF EXTENSIVE APP BE ASSEMBLY NO CAL' RrnEENCHrI EI40ROTECN, inc. Garden Roof . Assembly Components IBlrklk Ey.br uu•Ev wadq�,a• IIBdf .. 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STATE OF COLORADO SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PRINCIPAL MERIDIAN I � T •� ! '�+wy�� LEGEND 3 e.w LOT P r Ea? s-ruccd euadiwc - ® us eL!n c BLOCK105 Ypri .w,,,cosoe,Doeia+i !I "'' _ EI I,Lrac rrte _i .. +� avl wW,Jo! cJeaa eD. nor - 626.88 S.F. tsrerarn--..xeJrts awW aN!wc. BELL MOUNTAIN PUO a ""-" 'r• PUBLIC NIT GRAPHIC SCALE AME Y r Mew t ze• z vnoPExrr orscalPnoN Y lOt 0. ,LL S W! S ,!O M GS'f%r e.tl rt� Y ,ol 2 0.K+'JS Jn ,10 NYbR �' n LOT 4 .r anoaP� Y i[2d " p•: w srrna !a so.Ar� ¢, sores v.wcc w .[s+ a na en. wwrnN ? c � BLOCK 105 i. ry LOT R LOTS + 11o7Ef i W sY cJwio 1OiQ — Q BLOCK 105 BLOCK 10S LOrx o I u .. ( My -' M1x :°w,W°c / V .. \ `R• LOT K aa.,aaa M z "(�Ts �!•Yt",.ii I % BLOCK tit bn`.a ame ue ro wens rtswr�wasi+a crw�rs wo r.uaers a taw Den ^ z n O ' Mfa WOaA w. PI farz W rC,INath • ^� er nlp Cann ee[ K. O E U a ' -.' - n� \ }y • / _ ] M NOwn n as[Ct ,n.srxroe uw Fav,M as Y* COIN n M rtw ante M On n u p2p _ 4. _ m wNw[0 Y eea s .1 aMr ?10. wl wo eoa N „ r,¢ ]. wroearc ,6 •OUG]'d,l W = I ] l ) _ o rww fuw n MSYtYn aIGSG uaU as!u[ ue•Ywl O.w°x a isN, ae 10 wr .40 ii e � II'Y. 5y Ir 6. M r.YGM1 3�%w4rr S WI!Y MO wnK eo,S ,S�YiwMM . �y� Y,'py w 600.3S.F. �r ,.•nd,.naa,,.d„ _ o�- PUBLICAMENITY q�p[Ow�q� WO�KF,Re!.wN, ewp ,L IW w war�nn ea w,Jn _-.4.-:�..... 7J��.�[-.J Y;• p0 � n L >aett V m r Ma �a NA ,5 SO1nM WM _ _ - . V�wa ro.W ea ] • ¢IMIn• ¢ OA[r, w eaa eoomn+xe»ae Ye ti4sa4 ,5 ][,.Pn w W,Ow, 4,� �q ` __ nrwY. , �Y n m .S wmwr W n� a m. carx 9aru xa I :®n O Ial wma0 rsh e'er ^.- c. vrt WlVan !ZS rM.e M1WO w1, td[ . 1•w,s xRawrO t0 a Ou,30[ ]0o- •LM r.0I0 COO—,.e�.e w L�ranK c:n�d u�ilLooD mu.wa r.rt eu coti,nun rr, uu awxow. c e.wc � 4 pF^e Ow K Y1DG a x 90S<t.W fen 5 . s,W a F �M+S'I/E MO us W rM•. > Y LR .� rxDe wn .D,p.ID Haas. rants s n oYl `/Lww.� ,M ea d M n00 siwa, MK w.s W I,wred v c,.!e .4aK eDe. eDu:wc m G Iz Pi aN FU za 0Z 1011 ALTA/ACBM CERTIFICATION O p W ZONING CW9FICATION ;� .� Du M.caP.m.:n L coorw. j u f < :`-a+��a,y.. >v wcaue+nms cwr'�ioDx-ia�c asmwoL nnL 1] iuii. oruuso ^w .Doo,sc�n r�i: iwo,wac°ro .n,ai �¢�sIci i. w ei. r.rs.e z < 0 ,..,....!,�...r.,..ar - _ _ YrNG e[Duadx! in e:0La9aNt5 rq .Furl. 90L a+ j ef,5 ,KF Y,4Ut5g W R d !4, T eu D[mR[ a ID,] < ryynm• m'-j'xL IL °LLt rn tp-Side 0.'nOM6 Jb rGt —___ ' O—if�4,uM.r c°r iHrsx M[-SKNr, n,r w in[w,YD 1C .D ml rlrlarh .�yF .; O;, rTN.MA! N,J } if11M1.00 . �_ � +OMOn yr eM L.yM..4 r0 , rOtu WYeN fM Or I.f, �.`; "rT�,:wo � - I um.aL +e1 r,ua. ,`rusty Is• .,, !e - s.-ro I.a OF NET LEASABLE AREA - 2377 SF I COMMON AREA - 74 SF WAW%5DY; i 0i �tYM�R51 n C31aKr10�NCC3U11�nING E *]A5nMnAfN5abcom U n109ON5 130 F COOr'�I? 5T MN, CO 81611 MAIN �ML 2 4�5 5Q, F NET LEASABLE AREA - 2377 SF COMMON AREA - 74 SF JILY 2014 WAK56Y: 1101 to mwN%N5 � Iili LEASABLE AREA - 844 SF I LEASABLE AREA - 530 SF TTM w 5 ar: CAI OIN C31LPING 150EOR51 ASHEN, CO 81611 COMMON AREA - 334 SF 1,9315Q, FT, NET LEASABLE AREA -1374 SF COMMON AREA - 334 SF 5CW.E i / k -1 JILY 2014 -t COMMON AREA - 49 SF NET LIVABLE AREA - 2238 SF / WAK5 DY; ikf PROM A51TI MPIWOON5.COM RM969D, 6LIM PULPIN6 M E COOPER ST ASPEN, CO 81611 PER ORDINANCE NO.2 (SERIES OF 2015) EXISTING LODGING BEDROOMS = C EXISTING LODGE PILLOWS = 8 uppv, [Ut 2,2815Q. FT, 5CPl.E I / 4" -1' JTY 201h ALLEY BUILDING TRAASF OVERHANG j� EXISTING ( % U. AAIENRY// ADIACENT RESIDENTIAL BUILDING (N.LCJ 1 1 1 //i/iPRCPERTY LNE`�'�/ EXISTING E TRE/// TO REMAIN ... . STREET p PARKING ! _ PAREET WE -CYCLE STATION A W-Nn A1,101" RIGb7.'EM AY I4VR 1VE SF'$ P.51y d1 SF O —_—_—_—_—_—_—R.O.W. 0 CENT----_—_—_—_—_ � 91 2903 S.F. PUBLIC AMENITY lot L I I F� I I I O I 4 I L V-)t4• �C-O VY 6121 S YP �)'tri'� S10 t�� i.f u moroseoiowex r•�o iEve i ♦����1rE��i�� ��1V�Wr P i �I I` \ `'w��! � MI�\�I . o I � b �^ '�" l M I�� - '� � � it o ������_ 9 _� I� I�� �At �! 1� -- �� ' 0 0 ������� 0 i�� I : O . o, �I 0 ��i ICI �� ICI I�i I°I '�' ��I► �dl, 0 �l�!� �I�! �I I 1 I C 4 I� I �� IrIJ �`� -I Irl Irl - Irl ,_, K I J G F.1• F E2 Q..- T �tP., ur ,o.r�•, I a.e," 4,r.I �u. I - q - ti 9 131 11.1 g I I I I I I b r.eu. ir.P I I II I I anwt I I Ilww n - I I ✓ - b o� I I I I - I I I Iw�s� I I I I - - - L. I �I I - I� I III' I' y■ab9 � � i F 3 ; IWu C -J �{ p € m^ I!, � _� VN° CT1 b - - -_ ,�, I I 111001, I I : ✓ ' 4 1 lai `IJLWn\ I iv.swl t 0 I 1 b I uS ® ��a �OVtEF �EVEl R00R NA4 CD ----__---__---_--_---�-�--------_ : , , ;l . ri , 0- 1 %If URN igm Ell ri LOA ull I Pr' _ x Fl C2 C.) 11 14 IT, - - - - - - - - - - - - L I I N -7-7111 -L-- L IT 7-t - IL TAM FW C'n K) A-110D NIUE \A �� '► Ili G � 1 FS v p MEN! III ii' fl MM MEN MIN 1111111'1 Mon 1/, 1 G �1 !lamV`��'�%\h\-`,"�",/v/vti`••� ./vrgy� '////%yi_�//��1!?°�II ;�r////ji I Wr \ F r� . \CIA ,NIT' - +cbVNCJ1A0.W��?� �KJ`Y II II 4 uaruvr.Tw NBRMv II j� II IL T: I Cl e II I IBIAL00a=AR F'. II j o © I m xT DWoE I- I\ NON UNIT \/ } NON -UNIT W� \ COMMON AREA LO/I '� y�" COMMON AREA LODGE WS ��� 151i 222720 SF (EXEMPT SUBGRADEI I ii SF (EXEMPT SUBGRADE) i( <:`� p II r-- o \ I-Al I 00000Cp s ruutt e[c - w L"P\ NON. NIT COMMON AREA LODGE 74341 SF FLOOR AREA SUMMARY: MAIN LEVEL S333S4 SF COMMERCIAL AREA: 2.477.32 SF NDN4TN0 COMMON AREA 2.113.11 SF NDN4UNIT LODGE AREA 743.41 OF BLUE DEDUCTIONS: 96608 SF GREEN GROSS AREA TOWARDS FAR: 4.357.76 SF ?ND LEVEL: 5.860.62 SF LODGING AREA. 4.552.01 OF RID NDN-UNITCOMMON AREA: 496.26 SF ELEVATORSISTAIRS NDN4INIT LODGE AREA 61055 SF CORRIWR DEDUCTIONS- O SF GROSS AREA TOWARDS FAR: 5.660.82 SF 3RD LEVEL. 5.660.82 SF LODGING AREA: 4.552.01 SF RED NON -UNIT COMMON AREA 498.26 SF EIEVATORSTAIRS NONUNITLODGE AREA 61055 SF (CORRIDOR) ]=DUCTIONS:0 SF GROSS AREA TOWARDS FAR: 5.660.92 SF ROOF LEVEL 4.814.58 SF NON47NIT COMMON AREA 4,814M OF AREAS - NOIWNI DEBLICONADSF CK, MECIWNCAL. STAIRIELEVATOR GROSS AREA TOWARDS FAR: O OF 'LOWER LEVEL 1. 6.179.75 SF NOIFUND COMMON AREA 2,378 FFLXID .OB SF PURPLE _ NOLODGE AREA 3.80167SF UE DEDLICTION5:8,119.15SF SUBGRAOE EXEMPT GROSS AREA TOWARDS FAR: 0 SF _OWER LEVEL 2: 6.179.75 OF NON -UNIT COMMON AREA. 8.179.T5 SF PURPLE NONiRIR LODGE AREA O OF BLUE DEDUCTIONS: 6.179.75 SF SUBGRNDE EXEMPT GROSS AREA TOWARDS FAR: 0 OF TOTAL FAR 16.195 56 SF 2.341 FAR ZONING INFORMATION S CALCULATIONS'. ZONNG.(CL) COMMERCIAL LODGE NET LOT AREA. 6117 SF 1017,111) ZONING ALLOWANCE (2 5 1) 173175 SF(25.6927SF) O - LOWER LEVEL. O% EXPOSED WALLS(100% EXEMPT) CALCULATION& GROSS FLOOR AREA COMMERCIAL SPACE 2ATT12 OF LOWING SPACE. 14,070.20 OF NON -UNIT SPACE 6A97.T1 SF GROSSNON-UNITAREA GROSSLODGE AREA 1ST. 2,11311 SF 1ST 74341 SF 2ND-49B.26 SF 2ND. 5, 162.565F 3RD '498.26 SF 3RD. 5,162%SF 4TN'.0 SF 4TH OSF :L 2.3T8 OB SF U. 3901,67 SF TOTAL 6,497.71 OF TOTAL 14,8T020 OF ',RO-U UNIT FLOOR AREA (MINUS NON UNIT) -D WE &R AREA • COMMERCIAL FLOOR AREA= 8487.71 + 14,87020 • Z0,36TJ1 TOTAL NON -UNIT FLOOR AREA (MINUS LOWER LEVELS) ISTFLOOR - 2ND FLOOR + 3RD FLOOR= 2.113. 11 +498.26 r 498.26 - 3.109.63 OF PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA COMMERCIAL: 1(2,477.3210.357 91)XI001=12.1T% LD W ING. 1(14,8102020,357.9101001= 73.04% APPI COMTCI: .12ASNF NIT FLOORAREA TLL3' LOWING. 3,109.63 x 73,04%• Z2TI2T OF FINAL FLOOR AREA: TOTAL FAR FOR COMMERCIAL 247732.3T844=2.9SLTI SF10A1:1) TOTAL FAR FOR LODGE. (14.870 20-3 801 67)•2.2T12T7=13,33lMlNl.53:1) CUMULATIVE 19,196.645E 12.34:1) MATCN PATTERN LEGENC TnwwATrtw © carvoNNiulNnl4wvao Naw4r�coaFNrcA crw,e4r cav1.AFA l oawn _._..r NJ•+M7COLWNNYA IFE)FAF7"ROLE TptlUG9 .., ... �'. LmaFNswla6vmaw4 //n.e /i%i"7 MECR AL Y / con NON AREAJ' �'i•", / ���;,� 35694 SF (EXEMPT; t NONLNIT— NON NIT .GANG COMMON AREA 232.68 (EXEMPTI COI+IIAON ARFA 2089 SF (EXEMIPTJ - COURTYARD 4oN-uLI' COMMON AREA M "'OR-r ,2803 SF (EXEMPT//, J NON.UNTT ` COMMONAREA 232M(EXEMPTI tr MECHANICAL AREA G7JiIA, N� TOTAL: 35 BEDS PERFLOOR SOSTWIES PERFLOOR TOTAL: MUN/TSPERFIood TWWs=f0 TOTAL UNITS INBWLD/NG=40UNITS QUEEN$-25 O SFCp`O WiO maDFlOpR qAv _ Yt6' • 14 aMsram4 2.ONWG. (Cy COMMERCIAL LODGE NET LOTAREA:6,927 SF (69.2r.I007 2ONW.ALLOWANCE (2.5:1):11.317.5 SF (25,6.927SF I LOWER LEVEL: O% EXPOSED WALLS (100%EXEMPT. uLcuu7ox6: GROSS FLOOR AREA COMMERCIAL SPACE- Z477.328F LOOGING SPACE: 14.M.20 6F NON4INITSPACE 6,467.71 BF GROSS NDN4INR AREA. GROSS LODGE AREA 1ST. 2,113. 11 SF 1ST: T43,41 SF 2ND 498.26 SF 2ND. 5,16256 SF 3RD. 498.26 SF 3RD. 5.16256 SF 4TH:0 SF 4TH'0SF LL. 2.778.08 SF ILL . 3,801.67 SF TOTAL -6,4117.718F TOTAL '1g6M209F GROSS IIMT FLOOR AREA (MINUS NILODGE FLOOR AREA+ COMMERCIAL FLOOR ARFA= 6,407.71 +I LM20 - M,367.91 TOTAL TFLOOR AREA�MINUSLOWER LEVELSI: 1 STFLOOROR 11-2FLOOR+3RDFLOOR= 2.117.11 +498.2526+498.26 = 3.1R.p SF PERCENFAGE OF USE CATEGORY PER BUILDING FLOOR AREA COMMERCIAL: 112.an.3L20357 91 p1001=1217% LODGING. ((14.870.20120.357.9IAIDDl = 73.04% NIT FLOORAREA LODGING 3.10963A7901%=2.2112TSF ' FINAL FLOOR AREA: TOTAL FAR FOR COMMERCULL: 2477.32+378."-2AR.TF 6F(II I TOTAL FAR FOR LODGE .I(14.870.203.801.61)•227127)=13,336.Bgt.q:' CUMULATIVE: 16,1MR SF (2.80) MATCH PATTERN LEGEND •, /(l 1bNM4TG01ACNMFA ® OpI.F9p9LAFH,FE7L61ME4 {{ll)) 77t MIMMIODOFAIG 77 NONNNT{AWONNIfAp0V0 N>r1U1fLOW�vMFA �-M676NCU I, ./l Id'RN16\ITrfE91a00Mq- I I I I ZONING INFORMATION 6 CALCULATIONS'. ZONING. (CL) COMMERCIAL LODGE NET LOT AREA 6.921 SF (69.27Y100) ZONING ALLOWANCE (2.5:1) 17,317.5 SF 12 5a6.927SF) LOWER LEVEL. 0 . EXPOSED WALLS (100%EXEMPT) CALCULATIONS: GROSSFLOOR AREA COMMERCIAL SPACE: 2,477.32 SF LODGING SPACE 14,870.20 Bf NON UNIT SPACE 6ABT.71 8F GROSS NON -UNIT AREA GROSSLODGE AREA 1ST 2.11311 SF 1ST 74341 SF 2ND 498265F 2N0 5,162.56 SF 3R049826 SF 3RD 5.162%SF 4TN OSF 4TH OSF LL. 2,378.08 SF U. 3,801 AT SF TOTAL 6,487.71 SF TOTAL 14,870.20 SF GROSS UNIT FLOOR AREA (MINUS NON4)NIT). LODGE FLOOR AREA r COMMERCIAL FLOOR ARFA= 5,487.71 •14,8TO.20. 20,367.81 IB•]/1C:r;,2N�6iF?_•.:41;iaJ1516RFFY[v'i/L'61T/' PRCG C. (1LDING FLOOR AREA 2ATRJU121M LODGING j(14,670M20,3579IA100j=73,04% APPLICATION OF USE PERCENTAGES TO NON -UNIT FLOOR AREA COMMERCIAL 3,109.63.12.17%=3TIM3F LODGING 3.109.63A73.01%-2,271378F FINALFLOOR AREA: TOTAL FAR FOR COMMERCIALL: 2.4T 32+I18 d4=1.866.7/ 8f(OA1:1) TOTAL FAR FOR LODGE .1(14,870203.80167)-2,27127)=13,338A0(1.83: 1) CUMULATIVE I8,1M.N 8F 12.34:11 MATCN PATTERN LEGEND �NY "CC�1— � Cp4E1104 A4f.I1kT �FWBD 1CW}4TLCIXEMFA �Ll—T—NNEAIFh•i9 ' �-1 rawMrcarnNuswioavl.aoor ifl+w�z �1..._: LOOOEAWAIOu6ROC•tW IRNIIN Fiwl e-r NYA.8M1O1 /'A"RE LE Billl ARE' i LOWER LEVEL I ROOM SCHEDULE Number I Rare F — - 100 LOUNGE 333 SF COMMON SPACE 101 CORRIDOR 6295E COMMON SPACE '02 ELEVATOR 42 SF COMMON SPACE 'O3 ELEVATOR 42 SF COMMON SPACE 'A STAIR 82 127 BE COMMON SPACE 115 STAIR 81 127 BE COMMON SPACE 06 LIBRARY _ T29 SF COMMON SPACE BACK OF HOUSE _ 5235E COMMON SPACE C7 BAR 745 SF COMMON SPACE -A WOMENS LOCKER ROOM 3365E COMMON SPACE L110 HAMAN 428 SF COMMON SPACE L711 MENS LOCKER 1508F COMMONSPACE L112 MECHANICAL ROOM 287 SF COMMON SPACE L1I3 MOP SIN( 31 SF COMMON SPACE L11/ STAIR 03 1325E COMMON SPACE 1.115 CAR ELEVATOR 2845E COMMON SPACE TOTAL AREA 4954 SF _ NO NET LEASABLE OR NET LIVABLE ON THIS LEVEL MAN LEVEL ROOM SCHEDULE Numbs I Neme Nee '00 LOBBYIFXIT 5665E DRGWRGE COMMON SPACE 101 RETAILS' 1597 SF NET LEASABLE IRA.' 3rJ�JI b 1108 9 1 10T SKI STORAGE 1815E COMMON SPACE RECEPTION 142 SF COMMON SPACE �pT III OFFICE 11111 COMMON SPACE 110 STORAGE 85 SF COMMON SPACE 111 ELEC. 29 SF COMMON SPACE 112 COURTYARD 322 SF PUBLIC AMENITY 113 STAIR03 182 SF COMMON SPACE �� N4 3005E COVERED TRASIYURrTY AREA 20 BE COMMON SPACE 115 EGRESS CORRKIOR 204 SF COMMON SPACE � I` 0 • _ CA JL• w LEVEL ROOM SCHEDULE NinRx Name ANea 200 300 CORRIDOR BTS SF COMMON SPACE 201 3D1 STAIRtt 1n SF COMMON SPACE 202 30T STAIR Y2 1n SF C0A1g11 SPACE iO3 380 ELEVATOR A2 SF COMMON SPACE i01 301 ELEVATOR d25F COMMON SPACE 205 3D5 GUEST ROOM 1635E NET ENABLE 108 306 GUEST ROOM 1� SF NET ENABLE i07 307 GUEST ROOM 1� SF NET LIVABLE 208 308 GUEST ROOM 1Bfi SF NET ENABLE 209 309 GUEST ROOM 20/ SF NET ENABLE 211 311 GUEST ROOM 2B6 SF NET LIVABLE 212 312 GUEST ROOM 119 SF NET LIVABLE 213 313 GUEST ROOM 139 SF NEi LIVPBLE 211 311 GUEST ROOA/ 2B2 SF NET ENABLE 215 315 GUEST ROOM TOO SF NET LIVABLE 218 316 GUEST ROOM 187 SF NET LIVABLE 21T 317 GUEST ROOM 189 SF NET LIVABLE nB 318 GUEST ROOM 770 SF NET LIVABLE n8 319 GUEST ROOM 157 SF NET LIVABLE 220 720 GUEST ROOM 1975E NET LIVABLE 720A BEDROOM 87 SF NET LrvABIE 221 321 GUEST R r.r it ta.r a . aBT Frxw II.®TAcz ROOM-1N </ I o /////// I s n 5nL / _ _- i _ - O p r" I llW1--)_`9 I xua.IPArce J I ItN.MI�/ I O ,COURTYARDyy /PUBLIC l �¢ �' - I ` j I OBfilODll I --$-- /� I 13 0 WWtO LAB // 0 MT SUMMARY' MECNAN � _ _ / / TOTAL BUILDING AREA 28.797 SF AREA MAIN LEVEL d 919 SF ;er4ar> • '/' /j/j //j Ip/1Y� '� I TGTILLNETLEa5A8LE:2.700SF TGTALNET LINABLE 9SF T0TUCONVONAREA 22375F - /// I _ _ - 6 PUBLICAMLni'� 7225E �.SF d ,se s101IUF I �Tm�NEETT LEASABLE M d ."SF // // /// // ' ///// /✓///// //// // y I auMr110a1 1cw I TOTAL NET LIVABLE: M4.M2 SF. 9R01.a52 SF TOTAL COMMON AREA: 2NDLOOS SF.3RP1.00S SF - PlsLlc AA1ENm. zaD a 3RD0 sF ROOF LEVEL 3.673SF .. , TOTAL/// I I TOTAL NET LEASABLE. O SF s /// /// /TS mM nwnmtwaF // / /// 6 TOTAL COMMON AREA T70 SF PLSLC AMENITY. 2.903 SF LOWER LEVEL 1 :1.950 SF I I TOTAL NET LEASABLE O SF !// / (� T0TAL NET LIVABLE. O SF ,�'d/ alsr Aool a!•fAOOI olsfml a I T0TAL COMMON AREA 4.950 SF // I ® I PUBLIC AMENITY-OSF // � I I LOWER LEVEL 2 5,131 SF b TOTAL NET LEASABLE' O SF 6 a F TOTAL NET LIVABLE-0 SF _ 1. T0TAL COMMON AREA 5.131 SF _ _ PUBLIC AMENITY' O SF F e• _ _ m.r r mn• TOTAL COMMON AREA 15,IOB SP TOTAL PUBLIC M1ENm, 3X25 SF %T0TAL: 35 BEDS PER FL BEDS TY/ES P'6TFi0OR TOTAL NET LEASABLE 2.360 SF TOTAL NETLNABLE B,100 SF TOTAL: 20UNITSPERFLOOR TN[�.YO TOTAL UNITS IN BUILDING• 10 UNITS Olin-7! TMOroSEa AOOf TExMff 11/uT 09ECOxe NO TxiAp RPON TMx - w• • ro SECOND LEVEL 8 THIRD Ogwr O N— .. ROOF LEVEL ROOM SCHEDULE \.Weer H LOWERLEVEL2ROOM SCHEDULE NUmOM Name I A— '20D VALETPARKING 14163 SF COMMON SPACE 201 ELEV. N2 SF COMMON SPACE 202 STAIR07 1?2F. COMMON SPACE 203 MECWINICAL RM. 1302 SF COMMON SPACE 204 CAR ELEVATOR 1284 SF COMMON SPACE L205 STAIR 1132SF COMMON SPACE 5131 SF TOTALAREA ND NET LIVABLE OR NET LEASABLE ON THIS LEVEL u ��. cn T T f- F2 c T 11 T T I � _mm� I T17 T .......... T T' T T T . ... ..... . ............... ... I t 71 _7 I ....... ....... . . ................ T .... .... . . ..... 7 ...... ....... . . ....... T T T L_-21