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Home My WebLink Aboutagenda.hpc.2002062641 ASPEN HISTORIC PRESERVATION COMMISSION , June 26, 2002 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS NOON - SITE VISITS - 819 E. Hopkins Ave. - 202-208 E. Main Street - 129 W. Francis IT IS IMPORTANT THAT WE VISIT THESE SITES AS A GROUP. PLEASE MAKE EVERY EFFORT TO ATTEND AND MEET AT THE FIRST LOCATION. 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII.- Staff comments: Certificates of No Negative Effect issued - (Next resolution will be #25) VIII. OLD BUSINESS 5:05 A. 129 W. Francis - Review of exterior light fixture 5:20 B. 233 W. Main St., Innsbruck Inn - Final Review, Public Hearing IX. NEW BUSINESS A. NONE 5:35 X. WORKSESSION A. POST WORLD WAR II HISTORIC CONTEXT STATEMENTS Â· 5 XI. ADJOURN Times are estimates, please be here 30 minutes before your agenda item. t-- PROJECT MONITORING zannah Reid 414 N. First- POLE 7m and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 918 W. Hallam/920 W. Hallam 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam 735 W. Bleeker Gilbert Sanchez 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 110 W. Main 200 E. Bleeker 214 E. Hopkins Wagner Park 428 E. Hyman Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 104 S. Galena- St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 434 E. Main :lanie Roschko Teresa Melville 513 W. Bleeker 515 Gillespie 232 W. Main - Christmas Inn 735 W. Bleeker 323 W. Hallam Neill Hirst 450 S. Galena 101 E. Hallam 205 S. Third 419 E. Cooper 409 E. Hyman Mike Hoffman 950 Matchless Drive Paul D'Amato 118 E. Cooper - Little Red Ski Haus CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 640 N. Third- expires November 23,2002 5 W. Hopkins- expires September 26,2002 HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion . '9 I #r 91:-Â· ty.' ,% . . . . '13* Â· 1*:Fil:Â·â‚¬ I ... T N '*..3. 1 4 17Â·Â«. Â»14*4- : <45" 1/19/92,; *r. ' .fi#W'*74#,WAL , . a ...2Â·â‚¬ Ar ;1~t' < - 1 1 Lit,1 . '2;. J 27 1 ' -211.- . : 4 I. 671.- -- . I 0 9 -peÂ· *,1.-1 it:- .-.9""Cau f 4-;34,4. "mil 1~/Ii '- â€¢ '* 5* '344 . I je + *:91 r , I ...1 1.11 ,Â·r -9 f.42 . f Re 9 + 1 0/, ' 4 , F 10. r. 5 7"C~ '' Â· â‚¬r * ' I. - 0- I ./ '/ I <Il- - , - I. . e i *2 4,7 - .. ... r =-'71 Mip r.. ..1 ... r.lili ..4 - 2 1. 1 1 . -41 71_:*31 lar . . - idi~iihii 4 914 *' 3 v , 1 0.1 1 E 49. .-1 '.1 1 4 btly'k .2- f -llf. Al MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 129 W. Francis- Exterior light fixtures DATE: June 26,2002 SUMMARY: This new house, which is part of a historic landmark lot split, is nearing completion. One ofHPC's standard conditions of approval is that staff and monitor must approve all exterior light fixtures. The owner of this house has submitted cut sheets for review by staff and Rally Dupps, the monitor. We have had some concerns with the size and design of the fixtures, and asked the owner to temporarily install them so that we could see them in context. This did not alleviate at least the staff issues, so the question is being referred to the board as a whole. We willlook at the property during our site visits on June 26th. The following standards from the design guidelines are relevant (Guidelines 14.7 and 14.8 are now addressed in great part by the City Lighting Regulations.): 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or offthe property or into public rights-of-way. BARBARA LONG AND ASSOCIATES POBOX 8603 â€¢ASPEN,COLORADO 81612 â€¢ 970Â·925Â·6880 â€¢ 970Â·925Â·8780 FAX May 28,2002 Amy Guthrie Rally Dupps c/o Aspen Historic Preservation Commission 130 S. Galena Street Aspen, Colorado 81611 Re: Alciatore Residence 129 W. Francis Aspen, Colorado Dear Amy and Rally, The attached cut sheets are revisions to the lights previously submitted to you for approval. lbelieve that they are more in keeping with the review standards and code guidelines. Nancy would like to have a decorative fixture at the front door very much. The new one she has chosen is smaller in scale and much simpler in detail than the previous entry lights. 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B_26/5 ' .- - U -1 11-2=222===1-~0.- Fat -- : 1 m == ' pli I 1: 1 1 .. , 4 rE -Yrir- 8 ) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Director Amy Guthrie, Historic Preservation Officer FROM: James Lindt, Planner q- l~ RE: Innsbruck Inn Redevelopment - Public Hearing Final Development Review DATE: June 26,2002 SUMMARY: The Innsbruck Inn is a non- : designated building within the Main Street Y Historic District. The Applicant has applied for 1 I an expansion of the lodge to accommodate 3 . a.. 41 I . additional lodge rooms consistent with the City's I * .I . . Lodge Preservation (LP) Program. The LP . .A . '.' , . *91 .. â€ž 41&. .Ill ?1. 1. program allows for individual lodge properties to ..1.1 . 0': adjust their zoning specific to their circumstance - through a Minor Planned Unit Development :9.. ..- -+ ,. process. This process requires hearings before the Planning and Zoning Commission and City Council. The Applicant is proposing to add four lodge rooms and an employee housing unit to the west of the existing structure. The Historic Preservation Commission approved the Conceptual Design Review and an exemption from partial demolition standards (Resolution No. 55, Series of 2002 is attached as Exhibit "B") for the proposal in November of 2001. Staff has little concern about this proposed expansion. The Historic Preservation Commission approved the Conceptual Design Review with no conditions and expressed very little concern with the proposal. The addition is proposed in the same character as the existing structure and is expected to have minimal impact upon the Main Street Historic District. The proposal complies with the Historic Preservation Design Guidelines. Staff is recommending that the Historic Preservation Commission approve the Final Development Plan. APPLICANT: Innsbruck Holdings, LLC. Represented by Mitch Haas, Haas Land Planning, and Dave Gibson, Gibson Architects. PARCEL ID: 2735.124.54.001 ADDRESS: 233 West Main Street 1 ZONING: Office (O) with a Lodge Preservation Overlay, Main Street Historic District CURRENT AND PROPOSED LAND USE: Lodge SIGNIFICANT DEVELOPMENT (FINAL) The Applicant applied and received Conceptual Approval prior to the adoption of the revised historic preservation land use code language. Therefore, the review standards that were in place at the time of conceptual review shall be used to review the final development application for this project. The applicable review criteria and staff responses are as follows: No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Staff Finding: The applicant is proposing an extension of the building to the west in the same form and character as the existing building. The following categories of analysis have been provided: Massing: The proposed expansion continues the same massing as the current structure. Architectural Character: The addition is consistent with the Chalet style of the existing building. The building, however, is not listed on the Inventory of Historic Sites and Structures and deviating from the existing architectural character is not necessarily discouraged. Historic Design Guidelines: This building is 34 years old and not listed on the Inventory of Historic Sites and Structures. The Historic Preservation Design Guidelines section concerning the Main Street Historic District provides advice in several aspects of development. 2 The Goal of the Guidelines Section addressing Main Street states: The primary period of signiticance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. Further describing the goals for Main Street, the Guidelines state: A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. . .In each case, the roof pitch, its materials, size, and orientation are all important to the overall character of the building. . . New structures and their roofs should be similar in character to their historic neighbors. The following guideline may help the HPC in reviewing this project: 12.15 (Building Scale) On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. o Other, subordinate modules may be attached to the primary building form. o Each identifiable mass should have its own entrance. Staff believes the proposed addition is highly compatible with the character of the existing building. Differentiating this addition from the existing portion may actually detract from the overall design of the building. Staff believes the proposal meets Design Guidelines. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Staff Finding: The block consists of the Innsbruck Inn and two historic residential buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect and is not consistent with the scale and massing of its immediate neighbors. Main Street, however, is characterized by this eclectic mix of building types, sizes, and uses. To that extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and of the District. The Historic Preservation Guidelines recognize that lodges are anomalies in the District. They should not be remodeled into Victorian-style buildings, but must not be expanded in a way that detracts significantly from the characteristics of the 19th Century structures within the District. The proposed addition to the Innsbruck is substantially consistent with the existing building and staff believes this criterion has been met. 3 c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Staff Finding: The parcel is not identified as a historic resource and, therefore, the redevelopment of the site will not detract from historic resources on the subject parcel. The adjacent parcel to the east is a Historic Landmark developed to the shared property line. The proposed development is limited to the western portion of the lot and staff does not believe the character of the adjacent landmark will be negatively affected. , d. The proposed. development 'F 4. I ...P:.t ..... r 2 0 t enhances or does not diminish or 4 , 1,1 Â·7 . detract from the architectural ; < character and integrity of a lt . 0 * ~ Â· t.1 ' ,Â» 1 L. designated historic structure or 1226 * - th :1#9< ., * 4 1+4:~ 244 part thereof. ~~/1,4 3 ~, ... &Â· . 44*2/1/1/~17//7/%//f// '42 4 .....Jilieijaiew. 4~. * t' 4~. Staff Finding: The subject parcel is not ./416--49'~â€¢ V*., *Â· ' Â¥31 't. t~ -6:4- listed as a historic resource and the +. proposed development will not effect the character of designated historic resources. RECOMMENDATION: Staff recommends the Final Development Plan be approved, with conditions. RECOMMENDED MOTION "I move to approve Resolution _, Series of 2002, approving the Final Development Plan, with conditions, for the Innsbruck Inn Expansion." EXHIBITS: A. Application B. HPC Resolution No. 55, Series of 2001, approving Conceptual Review 4 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR AN EXPANSION OF THE INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E, BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID #2735.124.54.001 RESOLUTION NO. , SERIES OF 2002 WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas Land Planning and Dave Gibson of Gibson Architects, has requested final development approval for an expansion of the Innsbruck Inn, a non-designated building within the Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado; and, WHEREAS, conceptual HPC development approval for the Innsbruck Inn expansion was granted on November 28, 2001 pursuant to HPC Resolution No. 55, Series of 2002, which was prior to the adoption of City Council Ordinance No.1, Series of 2002 that amended the Significant Development Review Standards; and, WHEREAS, final HPC review for the Innsbruck Inn expansion shall be subject to the significant development review standards in place at the time that application was made for conceptual review; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.520. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and, WHEREAS, James Lindt, in his staff report dated June 26,2002, performed an analysis of the application based on the standards, and recommended approval of the application, with conditions; and, WHEREAS, at a duly noticed public hearing and regular meeting on June 26,2002, the Historic Preservation Commission considered the application, comments made by the applicant, comments offered by the general public, found the application to meet the standards, and approved the application, by a vote of to C_-_3. THEREFORE, BE IT RESOLVED: That the HPC grants final development approval for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado, finding that the review standards are met, with the following conditions: l. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The previous two conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 4. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. APPROVED BY THE COMMISSION at its regular meeting on the 26th day of June, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk -/ 1, , -y hi JO i 1- 9/ RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E, BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID #2735.124.54.001 RESOLUTION NO. _55_, SERIES OF 2001 WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas Land Planning and Dave Gibson of Gibson Architects, has requested conceptual development approval and an exemption from the partial demolition standards to accommodate an expansion of the Innsbruck Inn, a non-designated building within the Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing i and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.520. 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, development within the "H" Historic Overlay District may be exempted form the standards of demolition and partial demolition upon detennination by the Historic Preservation Commission that the following criteria are met: a. Standard: The structure is not identified on the Inventory of Historic Sites and Structures. b. Standard: The structure is considered to be non-contributing to the historic district. c. Standard: The structure does not contribute to the overall character ofthe historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. d. Standard: The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. e. Standard: The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. WHEREAS, Chris Bendon, in his staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the application; and, WHEREAS, at a duly noticed public hearing and regular meeting on October 10, 2001, and continued to November 28, 2001, the Historic Preservation Commission considered the application, comments made by the applicant, comments offered by the general public, found the application to meet the standards, and approved the application, by a vote o f seven to zero (7-0). THEREFORE, BE IT RESOLVED: That the HPC approves conceptual development and exemption from the standards of partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado, finding that the review standards are met. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. Approved as to Form: 0 -4 David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzan a IUid, Chair~an V ATTEST: 1) 9 Acal 3%024.4 1Gthy Str*kland, Chief Deputy,Clerk F71 INNSBRUCK INN EXPANSION APPLICATION TABLE OF CONTENTS PAGE I. INTRODUCTION 1 B II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS) .........../- III. PROPOSED DEVELOPMENT 6 â€¢ Table One: Dimensional Requirements Comparison. ......................... t.. ) IV. REVIEW REQUIREMENTS 14 rA i-1 A. GMQS Exemptions.. 0 15 fl 1. Lodge Preservation GMQS Exemption ................................15 Lj 2. Affordable Housing GMQS Exemption. .............................-24 1 i B. Planned Unit Development (PUD)....../ 75 i.j C. Historic Overlay Reviews, Final Approval 38 1 1. Historic Preservation Design Guidelines ............................"38 l.:1 2. Significant Development Review. ...40 l.j 3. Partial Demolition Exemption 42 D. Vested Property Rightq ...44 d r 2 - 1 ..1 i'*7, I. INTRODUCTION The following application requests GMQS exemptions and a Lodge Preservation allotment as well as minor planned unit development (PUD) approval for the expansion 1 of the Innsbruck Inn. The Innsbruck Inn property is zoned Office with a Lodge Preservation Overlay (O/LP), and is located at 233 West Main Street, on the southwest corner of West Main Street and South Second Street. Since the site is located within the Main Street Historic Overlay District, Conceptual and Final "Significant Development" approvals by the Historic Preservation Commission (HPC) are required as well. Conceptual approval of the plans contained herein was granted by the HPC in the end of 2001. f.} GMQS exemptions from the scoring and competition procedures will be required for the proposed expansion (with approval by the Planning and Zoning Commission). Four (4) LP tourist accommodation allotments as well as an exemption for the proposed employee housing unit are being requested of the Planning and Zoning Commission. The Minor Planned Unit Development will be reviewed by the Planning and Zoning Commission for purposes of obtaining a.recommendation, and by City Council for purposes of rendering a decision. Pursuant to Section 26.304 and the recommendation of the City Planning Office, instead of applying for Special Review, the PUD review will be used to establish the parking requirements for the entire proposed development. It is also requested that vested property rights status be granted along with the project's various land use approvals. (See Land Use Application form and Pre-Application Conference Summary, Exhibits #1 and #2, respectively.) The application is submitted pursuant to Sections 26.415.010, 26.445, 26.470.070(M), 26.710.320, 26.710.180, 26.304.060(B), and 26.308.010 of the Aspen Land Use Code by Innsbruck Holdings, LLC (hereinafter "applicant"), the owners of the property (see Certificate of Ownership, Exhibit #3). Permission for Haas Land Planning, LLC, Planning Consultants, and Gibson Architects to represent the applicant is attached as Exhibit #4. A list of property owners located within three-hundred feet of the property L -1 and an executed application fee agreement are attached as Exhibits #5 and #6, respectively. Note: Exhibits are not attached but were provided with the previous submittal. # The application is divided into four sections. Section I provides a brief dj introduction to the application, while Section II describes the existing conditions of the Innsbruck Inn Expansion Application Page 1 project site and neighborhood. Section I[[ of the application outlines the applicant's proposed development, and Section IV addresses the proposed development's compliance with the applicable review criteria of the Land Use Code. For the reviewer's convenience, all pertinent supporting documents relating to the project (e.g., proof of ownership, etc.) are provided in the various exhibits attached at the end ofthe application. While the applicant has attempted to address all relevant provisions of the Code, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information and/or clarification. The applicant will provide such additional information as may be required in the course of the application's review. II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS) The subject property is legally described as Lots A through E, Block 52, City and Townsite of Aspen. It is located at 233 West Main Street, which is the south side of Main Street on the corner of South Second Street. The site is zoned Office with a Lodge Preservation Overlay (O/LP). In total, the site is 15,p00 square feet in area (150' x 100'). The existing structure is served by all major utilities. In total, the existing Innsbruck Inn 1 contains thirty-three units, including sixteen on the ground floor and seventeen on the second leyeI. The site fronts on Main Street, is just two blocks north of the City's Ice Garden, two blocks west of Paepke Park, just over two blocks north of Little Cloud Park, and approximately four blocks west of Aspen's commercial core. Public transportation is readily available on Main Street, and provides access to all four ski areas and virtually any location in the Roaring Fork Valley. The Music Tent is only a few blocks' walk to the northwest. The Innsbruck Inn is accessed directly from Main Street, South Second Street, and the alley along the rear of the property. The property is essentially flat, with no ! significant slopes, and includes some mature vegetation (trees and shrubs). Most ; vegetation associated with the site actually surrounds the property, but is located within the abutting rights-of-way. There is a fenced swimming pool and spa area in the northwest corner of the property, at the junction of the two surrounding street rights-of- way. There is a gravel parking area which is accessed directly from Main Street and is located between the fenced swimming pool area and the building's northeast wing. Innsbruck Inn Expansion Application Page 2 CONCRETE SIDEWALK 15Â¥606 CONCRETE CURB & GUTTER WEST MAIN 10 Pl,4Â¥f 44,4, IS U TREE STREET 10 9 :PRUCE,2uz t 4 ASPEN . 0 FIK /7\ - 5 ASPEN .100 . 01*t'N: JTL PME: 12/13/00 7S OECKEV: ~< STREET LIGHT 5OU: 1/8Â· - 1'-0- S 75009Â·111 swiNKING POOLo' 9 ConlÂ¥Hr Â© 2000 9D 12 S 5 *SPEl es GRA VEL PARKING AREA ~ 7 SPIKE -----1 SP.20, SPA 6 SPR 5 â€¢SPENY**r f 7 4 2.95. 120.00' ' 1 -- 94,47 3, A YEL CAP V 13166 f 74 NE BLK 52 * HORZ. CONTROL 2& FRUIT TREE -- (TYPICAL) 2 l 100 99 1 - 14 SPRLIC O 1 8 SPRUCE J CHIMNEY 61-1 0 ENCROACHES 1' 4- ZÂ°d \ Z 4 9 Â£11 - / MOUSE COO Ch 1]BÂ·Ge CA 9 J F LOT P m 3 ASPEN 4 ASPEN * 9 GRAVEL PARKING ' r . ASP[N 61Bj0[1 3 ASPEN SE, Sprl.I N 75009'11-V Rooms Non-room Total ARCHITECTS, LLC 7 ASPEN Extitine Condition, Summarr (GTOI SFI Groud Floor ~amA OFFU ~ 150.00' i 1 --- Guest Rooms 4,557 SF 2 01 k 1/U N. 1 .-I Non-Room Areas 1373 SF Sm.Kl Subtoml 5,932 SF 10,==0 GRAVEL PARKING ' BLOCK Totals 9,555 SF 2,415 SF 11,971 SF ALLEY Second Level 910Â·Â·9'51,~/8 Guest Rooms 4,998 SF t>(SNLE Non-Room Arras 1,040 SP 907-9Â»No)5 99 40 SHED Subtotal 6.03:SF , ' t..AIL 0 5 10 15 20 - 8 ASPEN 7 ASPE' ORAVEL SURF .Ct â€¢D.Doj 218 80% 20* 100% milaPE OfriCE r . CONTOUR INTERVAL IS 1 FOOT . RR TIE ~~~-r-f' 676. RETAINJNG 2 ull Nal LO YEL CAP 5155 WALL 141Jj 970-728Â·66OF rKSNU EÂ·*W, ~ . SITE PLAN 970-721*55 SCALE, 1/8--1'-0 4* 9Eff NO. A1 ~><16711\IG CONDITIONS ~ SOUTH SECOND STREET ZG MOO19 N3dSV EEVt51ON5 '-1 A Fl r-- Â£41: & . 04; 12/ 1 3/00 ~~ UNIT #E5 202 SF. 207 SF. ~~~MIT #E.2 55*8: *3/16Â· -1--0 DuliD Â· caleylir Â© 2000 3 1 1 --=*189Â» 1 1 j 111111.-4lili ~ F 6 k t3 \ i i n r--1 I - r-1 A r l - Â· UNIT *15 UNIT *17 1 UNIT *19 . LOBBY UNIT #21 | UNIT #25 UNIT #25 UNIT *21 1 0 292 y. 292 SM. 228 y. 763 1 298 SF. 264 se. 250 SF. ~ ~~ 228 SP -1 ll#= 11 -*21 0 0 U.1 0 e 11 -- 46 ~ 206 5 : 1 *10 C.fo -**8 04*'- VEQO 8%*-- 2 do -1 r 2 040 I j m ,- 60 1 UNIT #51 UNIT #55 UNIT #35 OFFICE UNIT #31 UNIT #54 UNIT #41 UNIT #45 (,0 = a- L 292 SP. 292 SF. 1 228 SP. 403 SF. 278 9=. 264 SF. 250 SP. 228 SF. 29 9 AR 1 1 L 1 - 1 1 1- i M , 1 1- -1 1 1 1 1 , ,Ul l .1 61&$00 l.j ARCHITECTS, LLC ja'DROF,U 23 k ht15< 911.101 1 '29== 970Â·92>5007 F â‚¬9-1 907-920-5103 Z.Â·WL m.1.lax OFFI:Z P.D. De 2719 ~1 GROUND FLOOR PLAN _.. 10!E.2~M. ~u=x. cao. SCALE: 3/16'-1'-O' 6~4407 91 9.L . 910'725+058 E-WL L.1 9â‚¬11 NO. A2 ~ EXISTING CONDITIONS IEVE/0h5 H# Hwn HAMi Muni'j'~11~ 1 Ni MASM#Hmm#Wij f -/.1 + 1 ~1: JTL 908. 1 2/IS/00 i ---- DECED Â· - UNIT #25 -UNIT #El 5ULE: '3/16-- 1--0 - 202 SF. 207 SF. Caâ€¢Glf Â© 2000 rÂ¥=m== r- 11 t, r 1 1.11 111 1 11 -11 11 . 1 ~- UNIT #14 UNIT #16 UNIT #15 - BREAKFAST UNIT #20 UNIT #22 UNIT *24 UNIT #26 - 292 SF. 292 SP. 228 SP. - 880 SF. 298 SF. 264 SP. 250 9=. 228 SF. E3 1 n 8/01 j Fl *1*~ .0 --- al*=4*1~ @Mu .D< < 10Ei,NEEI KI HEN Idm= I U.1 O Z-CE f - wei' --- nkfielk---- li -- -*A 0-4---==*8 02= zoo - --1 J MOO - 2-7-- -91="H ==1 9 4 0 1 - LIZI. - UNIT #50 UNIT #52 UNIT #34 UNIT#56 : UNIT #58 UNIT *40 UNIT #42 UNIT #44 U> 2 ir 292 9#. 292 57 228 SP. 403 SP. - 278 9. 264.Sp 250 SP. 228 SF. - tu =====Le i =92 rl-K - - , i flift' 5 , 1-1 1 =1 1 1,1 1,1111111 1,1111,5 11111111 111,11 lilli 11.111 11 111 1 1 11 1 1~1111164.1111'lili f 6IB50[1 ... 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SCALE, 3/ 16-- 1 0 -CY .O kf <-,.j LU O Zdd~~ Edo COO f 1 2 4 0 Â·Â·Â· j o E < 0 02 S'> r gENE -I-j zBcn 1 Â£=< Y 6IB50[1 ARCHITECTS, LLC +3'04 (FFC Za k Il ir. 1 95.0 'd=.<3,00 970-920-5001 Â¥/CS>ALI 901-920405 E-*W 2 EAST ELEVATION 1&.Um;E GMU PO.*216 lat.%1*:Og SCALE, 3/16'-1'-O' SURIX, CUO. 8,1,6 , p ECOU 970-72Â·6607 L.f 910426*58 , 144â€¢1 Ser NO. l.... A4 ~Fll>IG CONDITIONS ~ ZG >Dole , lEViÂ»5 r.1 Joe * PeAN: -ITL PttlE: 12/IS/DO (*080' OU: '3/1 6, 1 *-0- , U J 11 U U U U U U U U U U U U U U U U U 11 11 U Uuuvu U Ib 1 1-11 -71[--1111.-1-1-' H 1 73 0 11 Ifi-- m i--[-1- 113 [=1 T -'F- lirl ' 111 3-1- F=]1.11 co"Xvir Â© 2000 f.9999*g*99**953991299951999*999519999.9999999999999999999999999992-2 99999999999999999999999999999999999999999999999519999999 v J 11 11 u U W 11 0 11 U u u u '1 u .~rfit E~-, u u U N o 11 u u U 11 u u u w u i -- 1 - 11 1 wj~~ Ps)99999999999s ' J ~ SOUTA ELEVATION SCALE: 3/16'-1'-O -0 l..:j---- LU 0 ZoS~ ZO-O 1. -= MOO f .1 0*0 1 &< L.i m -==EES=NEFE7â‚¬22~~*MEN~~~~ 00 ----f==9 i Q 4.11-11 1 11 - -222 2-29*99999999999999999999999999999999999999Vgvg 61Bf0n - =tilt RA - ~~|~\t*4 )l ?h> - 1 FLO U Bill ARCHITECTS, LLC PS'ENOTC 20 k AL 51 sfE. ta MPR (Clat'00 97091Â»307 7/p. 901 4235103 t-0/L L . ~ WEST ELEVATION St.t"%0'U '0.00Â£276 13 L C10Â£'00,0,1. SCALE' 3/ 16-- 1 ' -0- KE. 501#, E.UlÂ« Gao. : 8155 j ~ 970-72&6607 1 rK]9Nu 63 970Â·724058 E-WL 9Â·1531- NO. A5 EXISTING CONDITIONS 79 33018 'N3dSV , Another gravel parking area encompasses the length of the property along the alley frontage. The Innsbruck Inn is not currently included on the City of Aspen Inventory of /1 Historic Sites and Structures (the Inventory). Nevertheless, it is one of many sites being considered for inclusion in the next update of the Inventory. It may very well be that the :--1 Innsbruck Inn is being considered for inclusion on the Inventory due more to its use as a 41 , small lodge than as the result of its historically significant architecture. At any rate, for now, the expansion of the Inn is subject to Historic Preservation Commission (HPC) i review only by virtue of its location within the Main Street Historic District. Er 1 The existing structure is two stories in height and consumes the majority of the lot. The building design contains elements of the "Mountain Chalet" style, but does not fit neatly with typical "Mountain Chalet" style structures found throughout Aspen, due mainly to the prominent arched window forms in the Main Street facing gable end portion of the structure. The proposed Inventory update form describes the architectural style/building type as "Modern Movements; Novelty." The primary exterior building material is stucco with synthetic roofing. 1 1 Architecturally, the existing Innsbruck Inn structure is made up of a series of volumes , dominated by a long, fllt-roofed structure running the length of the site i.3 (east/west) with a wing (facing Main Street) returning to the street on the east end. A central, low-pitched gable volume sits in the center of the long structure, and is the focal point of and main entry to the Inn. The central volume which is, again, the focal point of the Inn has three bays marked by three arched openings on the upper level and two arched openings flanking a square opening on the ground level. The central square opening on the ground level is in-filled with two large windows; otherwise, the opening are uninterrupted. All of the openings are aligned vertically. The central volume roof overhang is supported by the extension of beams that reinforce the bay spacing. The remainder of the building has balconies with decorative wood cut-out railings running the length of the fagade and deep overhangs creating a dark background which helps to o ffset L. J the central stucco volume. ri Horizontally proportioned windows grouped with doors create a repetitive pattern across the fagade. Also, the balcony level is accessed by stairs oriented parallel to the fa~ade, and the stairs maintain similar cut-out wood detailing to that found on the L.J balconies. These two flights of stairs flank the central volume. The Main Street facing 1 Innsbruck Inn Expansion Application Page 3 wing on the eastern end of the building has a similar pattern defined by cut-out wood detailing on the rails of the balcony serving the two upper units and stairs on the west wall. An arched chimney cap rises above the west side of the central volume roo f. With regard to setbacks, the existing building sits just slightly more than four feet i from the easterly property line, five feet from the northerly property line, almost fifteen feet from the westerly property line, and almost fourteen feet from the southerly property line. The building on the adjoining property to the east maintains a fence and chimney encroachment (both approximately one foot) onto the subject lot. The fence around the swimming pool area on the subject site resides on the north and west property lines (i.e., no setback). There is a triangularly shaped railroad tie retaining wall located in the southeast corner of the property which encroaches approximately two feet into the alley right-of-way. Parking for the Innsbruck Inn is located primarily in the two aforementioned gravel areas, in front and in back of the inn. Approximately six (6) off-street parking spaces are located in the gravel area at the front of the inn, in a "head-in" configuration. Along the alley frontage, there are approximately,i twelve (12) more off-strebt spaces, some o f which are parallel to the alley and a few are "head-in." Most of the spaces along the alley hang over into the right-of-way. In total, approximately eighteen (18) off-street J parking -spaces serve the existing Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adjacent to the Innsbruck property. The existing lodge site contains approximately nine significant aspen trees scattered over its grounds, with the majority (7) of these located behind the building. There are also three significant spruce trees, two on the front part o f the property and one on the South Second Street side. A good deal of mature landscaping is located in the rights-of-way between the property and the streets. The fenced swimming pool area at the northwest comer of the site is effectively screened by the abundance of mature trees along its two sides that are visible from the street. There is a five foot wide concrete sidewalk along the Main Street frontage, with a three foot wide parkway strip between the sidewalk and the curb. Similarly, a four foot wide concrete sidewalk runs the length of the South Second Street frontage, and this sidewalk, too, is detached from the curb. Innsbruck Inn Expansion Application Page 4 All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structure on the project site. Mains for these utilities are located in the surrounding Main Street, South Second Street, and alley rights-of-way. There is a public park two blocks to the west, and public r p park/open space two plus blocks to the south. West Hopkins Avenue, half a block to the 20 south, serves as a designated bicycle and pedestrian corridor, providing connections to the r 1 downtown commercial core, and the Marolt Open Space. A connection to the public 4 trails system is available at the end of South Fourth Street, two to three blocks away from the project site. Surrounding properties include the Aspen Mountain Lodge to the west (across Second Street); the Christmas Inn to the north (across Main Street); a tall two-story single-family residence next door to the east; and, two lots with two single-family residences on each to the south (across the alley). Facing Main Street on the same block as the Innsbruck Inn, there is the Inn, itself, a tall two-story gable end Victorian residence, and another two-story Victorian residence. On the other side of Main Street, between ' Second and First Streets, there is the Christmas Inn, a two-story commercial/office building, a 2.5 story multi-family residential structure; and the 2.5 story Tyrolean Lodge. - ~Â· The property next door and to the east of the Innsbruck Inn takes vehicular access to a two-ear surface parking area frorb Main Street. Parking for the Christmas Inn (across Â£ J Main Street) is located along the Second Street side of the building in a head-in configuration, but a driveway off Main Street is maintained as well. The 2.5 story multi- family residential structure next door to the Tyrolean Lodge also maintains a driveway off l. i Main Street to access the surface parking area behind the building. Similarly, the Aspen ' Mountain Lodge, across Second Street from the Innsbruck Inn, maintains a driveway to access its surface parking area from Main Street. : In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex, single-, and multi-family residential. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Victorian to the east; motor cour't lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and L._ 1 50s plywood modern to the north by northeast and south; and modern Adirondack to the southwest. Roof forms vary from flat and shed roofs (Aspen Mountain Lodge, 210 West C 1 Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply LJ pitched roofs (the single-family residences to the east and the rustic log home to the L...; Innsbruck Inn Expansion Application Page 5 northwest). The surrounding structures range from one to two-and-one-half (1-2.3) stories above grade. III. PROPOSED DEVELOPMENT The applicant proposes a single phase expansion to the west side of the existing structure for a net gain of four lodge units and one employee dwelling unit. The existing building will undergo interior and exteior remodeling to accommodate the expansion. An addition will be made to the westerly side of the structure to provide for two above grade floors of new lodging units and a subgrade level to contain the new employee dwelling unit. The swimming pool area will be maintained. In total, the proposal involves a net gain of four lodge units and the addition of one new employee dwelling unit. The development will not at all change the roof form or its measured height of approximately twenty-one feet. More specifically, * The expansion involves an addition with a footprint ofjust under 745 square feet to the west side of the existing structure, to include: an approximately 620 square foot one-bedroom employee dwelling unit below grade; two new lodge units of approximately 282 square feet each on the ground level; and, two new lodge units of approximately 282 square Teet each as well as 130 square feet of new decks on the second floor. 4â€¢ The room count will go from the thirty-three existing lodge rooms to thirty-seven lodging rooms and one employee dwelling unit, for a net gain of four lodge units and an employee dwelling unit. The result will be a net gain of approximately 1,500 gross square feet of floor area (plus roughly 620 square feet of subgrade space and approximately 130 square feet of exterior, second Door decks) from that which currently exists. The property is zoned Office, with Lodge Preservation and Historic District Overlays (O/LP/If). The LP Overlay zoning requires use of the Planned Unit Development process for expansion of lodges. The purpose of the Office zone district, as described in the Code, is "to provide for the establishment of... commercial uses in such a way as to preserve the visual scale and character of former residential areas that now are adjacent to commercial and business areas, and commercial uses along Main Street Irmsbruck Inn Expansion Application Page 6 EVIS,5 r Â· 1 CONCRETE CURB & GUTTER MAIN STREET 4 SPRIC '0 P]'41,6 944 + I TREE ' -4192 AA A / 10 P] 7" / â€¢ASPEN 4 8 PIPâ‚¬ 5 ASPEN , PATE i ; 2/1 3/00 I' 7 CONCRETE SIDEWALK 0/aw: STREET UGHT 56/LE: 1/8' - 1' -Cr 4 SPR \\ ,~ SVIMMING POOL ~ 1 7 . .9.9 ---- 99 mi Â© 2ODO 12 2 1 5 ASPEN , sppucc - -<.4 spa#,0 6 s. . GRAVEL PARKING AREA SPA l J i \\ f f 1? 5 ASPEA~i**SC 3 a 120Â·00, , 111 A YEL CAP p ,/ tl v 13166 / flÂ¢ U NE BLK 52 Fl d; HORT CONTROL 1 & ri FRUIT TREE l) * (TYPICAL) 2 ,/ . 100 , \, 1 ' f i . O u.1 0 CH1MNEY ENCROACHES V +/- zcd,5 r , , 1 1 i z Ci 9 ,/4 9 4 0 1.- f\\ 24 HOUSE f 0 0 i NESS r . 1 .7 2 LOT r %< i IN U f I., 1 3 ASPEN --/ GRAVEL A'44~UNG 4 ASPEN 292 / W , / 1 4 - 61 8 5 0 0 -Sommarv (Grou SF) 0-- ,.... 3 ASPEN _*- . b . Employee Rooms Non-roorn Total i -~ ar spwn- ---1--I- 1Â£,wer Level 7 ASPEN Er,g,loyee Il -------El-5009'12'w - seetâ€¢, 620 SF 1-BR lImit 620 SF ARCHITECTS. LLC 15000 F , - L' First L..1 0 bast, oma Guest Rooms 5,147 SF 20 k ,Al.L Sri -7 / N No[}-Room Areas 1.375 SF *00 L.-, Subtot'] 6,522 SF 8611 Â»49 --BLOGVT ---i h <49 Subtotal Â· 6.6 %.O GRAVEL PARKING 6 1 1 H 7101F]Deoot SHED Non-Room Arns 1,040 SF E-WL . agbid I Second I.cvel rOWLE Guest Roe= 3.588 SF 9OF-92>5tCÂ» 0 5 10 15 20 GRAVEL SURFACE 1 70-~ e 'spEN =dyk*41 52 Totals: 620 SF 10,735 SF 2,415 SF 13,770 SF mlimE aÂ¥,cr CONTOUR INTERVAL 13 1 FOOT 4.5% 78% 173% 100% TD.DOÂ£275 0 : al-01'00,2. RR TIE # - -- 1*10. 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Similarly, the Code describes the purpose of the LP Overlay zone district as being: [TJ o provide for and protect small lodges on properties historically used for - lodge accommodations, to permit redevelopment Of these properties to accommodate lodge and ajfordable housing uses...to encourage development which is compatible with the neighborhood and respective of the rl manner in which the property has historically operated, and to provide an 2 incentive for upgrading existing lodges on-site or onto adjacent properties. This application proposes an expansion of the Innsbruck Inn lodge, which is ; i located on Main Street. The expansion is proposed in a manner that will ensure the preservation of the Inn's and Main Street's visual character and scale. The Innsbruck Inn 0 has been located at its current location and used as a lodge since approximately 1967, when its first rooms were built. The proposal is fully consistent with the LP zoning, f~ which provides incentives to enable upgrading o f the existing lodge in a manner that will allow it to continue to meet market demands with regard to client expectations that have 0.Â·} changed since the lodge was originally constructed. Furthermore, with the sky-rocketed cost of tiousing in the Aspen area and the increases in commuting traffic from the down valley area, the owners have experienced increasing difficulty in finding and maintaining quality employees. The proposed on-site expansion will ensure the Innsbruck Inn's continued viability and, thus, existence as a i lodge while providing on-site housing for employees. i 1.. 1 U With the O/LP/H zoning, the Minor PUD process will be used to define the dimensional requirements, including parking, for the property after the proposed l expansion. As such, it will be possible to expand the lodge's floor area while decreasing setback requirements, possibilities that do not exist without the LP Overlay. It will also be possible to expand the lodge to the west and provide affordable housing at a rate C..~ consistent with the needs generated by the expansion. At staff s suggestion (see Pre- Application Conference Summary, Exhibit #2), the otherwise required Special Review to establish the affordable housing parking requirements will be combined, pursuant to i..1 Section 26.304.060(B), with the PUD review. t. L ; While the PUD will define the affordable housing, dimensional, and parking requirements associated with the project site, this application refers to the existing lodge 0 inasmuch it is tied to the operational, employment, and parking needs of the proposed i J Innsbruck Inn Expansion Application Page 7 expansion* and such information is necessary to evaluate the incremental impacts. In other words, this application describes the existing characteristics ofthe Innsbruck Inn for comparison with the expected conditions after the expansion. Both logically and in accordance with the Lodge Preservation regulations, the expansion is to be reviewed on the basis of incremental change/impact. For purposes of comparison, the dimensional requirements associated with the underlying Office zone district (as they would apply to the subject lot), the existing conditions, and the proposed dimensional requirements for the PUD are depicted in Table One, below. All square footages are rounded to the nearest ten square feet. TABLE ONE: DIMENSIONAL REQUIREMENTS COMPARISON 1. Minimum Lot Size: â€¢ In the Office Zone: 6,000 square feet. â€¢ Existing Condition: 15,000 square feet. â€¢ Proposed for LP/PUD: 6,000 square feet/ 2. Minimum Lot Area per Dwelling Unit: â€¢, In the Office Zone: appli6s only to residential uses!. â€¢ Existing Condition: No existing dwelling units/ Not Applicable. â€¢ Proposed for LP/PUD: not applicable/no requirement (see Maximum Allowable Density, below)2. 3. Maximum Allowable Density: â€¢ In the Office Zone: regulated via minimum lot area per dwelling unit; otherwise, not specifically regulated. â€¢ Existing Condition: one lodge bedroom per 455 square feet of lot area (33 units and 15,000 square feet of lot area). â€¢ Proposed for LP/PUD: one lodge or residential bedroom per 390 square feet of lot area3. 4. Minimum Lot Width: â€¢ In the Office Zone: 60 feet. â€¢ Existing Condition: 150 feet. â€¢ Proposed for LP/PUD: 60 feet. Innsbruck Inn Expansion Application Page 8 r l 5. Minimum Front Yard: â€¢ In the Office Zone: 10 feet. â€¢ Existing Condition: 5 feet for the building; and, 0 feet for the fence around the swimming pool area. â€¢ Proposed for LP/PUD: 5 feet for the building; and, 0 feet for the fence , l around the swimming pool ami 6. Minimum Side Yard: â€¢ In the Office Zone: 5 feet. â€¢ Existing Condition: 414 feet for the building; and 0 feet for the fence around r-, i the swimming pool area. â€¢ Proposed for LP/PUD: 414 feet for the building; and 0 feet for the fence Ful around the swimming pool area 5. l. 1 7. Minimum Rear Yard: [1 â€¢ In the Office Zone: 15 feet. â€¢ Existing Condition: 13M feet (but there is a separate railroad tie retaining wall encroachment into the alley right-of-way). â€¢ Proposed for LP/PUD: 13!4 feet (but with an Encroachment License for the railroad tie retaining wall encroachment into the alley right-of-way)6., 1 8. Maximum Site Coverage: 6. J â€¢ In the Office Zone: Not reBulated. â€¢ Existing Condition: Not regulated. â€¢ Proposed for LP/PUD: No requirement. i :r f 9. Maximum Height: EJ â€¢ In the Office Zone: 25 feet. â€¢ Existing Condition: 21 feet. â€¢ Proposed for LP/PUD: 21 feet. i I 1 1 10. Minimum Distance Between Buildings on a Lot: â€¢ In the Office Zone: 10 feet. â€¢ Existing Condition: Not applicable (only one existing building). â€¢ proposed for LP/PUD: 10 feet. 11. Minimum Percent Open Space Required for the Site: L . â€¢ In the Office Zone: No requirement. â€¢ Existing Condition: Has not been determined, but since parking areas do not \F count, there is very little '0'open space" on the site. 1 ' - j Innsbruck Inn Expansion Application Page 9 â€¢ Proposed for LP/PUD: No requirement. 12. Trash Access Area: â€¢ In the Office Zone: Not regulated. â€¢ Existing Condition: Alley. â€¢ Proposed for LP/PUD: Per approved Final PUD Development Plans. j 13. Allowable External Floor Area Ratio (FAR): â€¢ In the Office Zone: 0.75:1 (11,250 square feet) for any use other than single family detached or duplex residential; however, the 0.75:1 floor area ratio may be increased to 1:1 (15,000 square feet) by special review, provided 60% of the additional floor area is used for affordable housing. â€¢ Existing Condition: 0.8:1 (11,970 square feet). - 1 â€¢ Proposed for LP/PUD: 0.95:1 including the basement addition, and 0.9:1 without including the basement additioni. 14. Allowable Internal Floor Area Ratio: â€¢ In the Office Zone: Not Regulated. â€¢ Existing Condition: Has not been determined. â€¢ Proposed for LP/PUD: No Requirerhent, or Per approved Final PUD Development Plans. , 15. Minimum Off-Street Parking/Spaces: â€¢ In the Office Zone: Not Applicable. â€¢ Existing Condition: 0.54 spaces per bedroom (18 spaces and 33 bedrooms). â€¢ Proposed for LP/PUD: 0.47 spaces per bedroom (18 spaces and 38 bedrooms, including the employee housing bedroom). 16. Other Dimensions Determined Necessary to Establish Through the PUD Process: â€¢ In the Office Zone: None applicable. â€¢ Proposed for LP/PUD: Per approved Final PUD Development Plans. Table One Notes: 1: The minimum lot area per dwelling unit provisions of the Office zone district cannot be directly applied to a property which does not contain residential uses. The proposal, instead, addresses the effect of such a dimensional requirement through the maximum allowable density provision. The proposed requirement leaves no potential for future bedroom additions without approval of a PUD amendment. Innsbruck Inn Expansion Application Page 10 r. 1 2: A requirement for minimum lot size per dwelling unit should not be applied to a property containing a mix of uses, especially when most o f the uses are not residential. The proposal instead addresses the effect of such a dimensional requirement through the maximum allowable density provision. 3: The expanded lodge will include thirty-seven lodging bedrooms and one employee housing bedroom, for a total of thirty-eight bedrooms on the 15,000 square foot lot. F-1 4: The proposed requirement will not only accommodate the proposal, but will also , eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback from the Main Street right-of-way. (See the paragraph below these notes F for an explanation as to why this is desirable.) 5: The proposed requirement will not only accommodate the proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback from Lot F of Block 52. (See the paragraph below these notes for an explanation as to why this is desirable.) 6: The proposed will not only accommodate the proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback ' I from the Block 52 alley right-of-way. (See the paragraph below these notes for an f explanation as to why this is desirable.) The railroad tie retaining wall will either be removed or a temporary revocable encroachment/license will be obtained. ' :f...1 l.Â·J 7: The gross floor area, including subgrade space, will be approximately 13,770 square feet, and the gross 0oor area without the subgrade space will be approximately 13,150 squake feet. The lot area is 15,006 square feet. f. Li As indicated above, the applicants propose to maintain the minimum lot size, minimum lot width, and minimum distance between buildings on a lot requirements of the Office zone district. In addition, the above proposed dimensional requirements will effectively eliminate the multiple ways in which the existing Innsbruck Inn structure is nonconforming. For instance, the existing lodge is nonconforming with respect to the requirements for minimum front, side, and rear yard setbacks, maximum floor area ratio, and minimum off-street parking. The expanded Innsbruck Inn will effectively conform to 1 1 the dimensional requirements associated with the approved final PUD plans, as proposed lJ above. As a result, any future changes involving these previously nonconforming situations could be reviewed under the Insubstantial PUD Amendment process rather than L.. through the far more complex Substantial PUD Amendment or zoning variance procedures. L.J ; Innsbruck Inn Expansion Application Page 11 L: The setbacks of the existing lodge, while nonconforming under the existing conditions, will change only moderately at the ground level. That is, the westerly side yard setback will decrease from approximately 14.5 feet to approximately five feet. On all other sides the existing setbacks will be unaffected. At any rate, in order to eliminate the nonconforming status of the existing structure and accommodate the proposal without i the need for any variances, it is proposed that the minimum front, side, and rear yard ' setbacks be established as proposed in Table One, above. This will still require a PUD Amendment to extend any portions of the expanded structure closer to the property lines than will be the case after the approval is built-out. The building will maintain its existing street orientations and architectural style. As the proposed elevations demonstrate, the building will continue to exhibit and provide ' an excellent example of the Swiss Chalet style, circa mid-twentieth century design. The roof form will be preserved, and the overall character of the structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be continued onto the expanded west wing to match that of the existing structure. The existing Innsbruck Inn does not comply with the current external FAR provisions of the Office zone district. The proposell expansion will increase the amount of floor area above that which currently exists. As such, it is necessary for the PUD approval to establish an FAR limit tliat will accommodate the proposal, with a reasonable margin of error, but hot allow for subsequent expansion without further review. The west wing addition will include a gross area o f approximately 1,935 square feet, of which roughly 130 square feet will be decks and another 620 will be subgrade. Also, of the nearly 1,935 gross square feet to be constructed, some 1,180 square feet represents net livable lodge unit space and approximately 530 square feet is net livable space within an employee dwelling unit. The balance of the gross area is consumed by stairs, decks, walls, etc. In summary, the total/gross new floor area to be developed above grade is roughly 1,315 square feet, with an additional 620 gross square feet of subgrade space to be developed as well. Thus, the redeveloped lodge structure will include a grand total of roughly 13,770 square feet of floor area, including the subgrade space but excluding decks. The existing lodge structure has an area of approximately 11,970 square feet, plus about 1,410 square feet of second floor decks. The proposed expansion represents a net gain of approximately 1,935 square feet of gross floor area (including subgrade and Innsbruck Inn Expansion Application Page 12 decks) above that which currently exists. In terms of floor area-to-lot area ratio (FAR), the existing conditions represent an FAR of roughly 0.8:1 (11,970 divided by 15,000). The new FAR will be under 0.95:1 including the basement addition, and less than 0.9:1 without including the basement addition. Parking for the Innsbruck Inn is located primarily in front and in back of the inn, :1 as surface parking on gravel. Approximately six (6) off-street parking spaces are located in the gravel area at the front of the inn, in a "head-in" configuration. Along the alley frontage, there are approximately twelve (12) more off-street spaces, a couple of which are parallel to the alley and most of which are "head-in"/diagonal. Most of the spaces along the alley hang over into the right-of-way. In total, approximately eighteen (18) off- 7 street parking spaces serve the existing Innsbruck Inn. In addition, there are i J approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adj acent to the Innsbruck property. Employees of the lodge have the option of using City-issued residential parking permits to park nearby, and these permits may also be used by patrons, if desired. The surrounding residential streets have plenty o f f 1 availability with respect to parking. All of the existing parking will be maintaihed through the expansion, and the iJ means of accessing these parking areas will not be changed. Access for trash pick-up is and will cpntinue to be from the alley. Snow removal along Main Street, South Second Street, and the alley is already handled by the City and will continue as such. All Lj sidewalks will remain in their current configurations. f- 7 i I.JJ No additional off-street parking is proposed as there is simply no physical ability to accommodate additional spaces, and the combination of the existing parking areas and the on-street spaces in the adjacent streets provide more than enough parking. The need for off-street parking is largely alleviated by the Innsbruck Inn's location, which is on ,< Main Street. There is a bus stop directly in front of the Inn as well as across the street. l.2 These buses provide direct and easy connections to all of the local ski areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is available on a regular U basis to and from the airport, the three ski areas that are not within walking distance, the music tent, the Maroon Bells, and various other locations. In addition, the downtown , 1 commercial core and the music tent are both within easy walking distance of the Inn. L.,1 There is no need for customers to have a vehicle at the Innsbruck Inn, but for those who . do rent or otherwise arrive in their cars, the eighteen existing off-street spaces, combined l' Innsbruck Irm Expansion Application Page 13 with the hundreds of spaces on the surrounding streets, have and will continue to prove more than adequate. The Housing Office has been using a generation factor of 0.245 employees per lodge room to evaluate the expected employee housing needs of lodge expansion proposals, and requiring that 60% of the employees generated be provided with deed restricted affordable housing. This generation factor is more appropriate that other, higher factors that have been used to evaluate some different projects since the Innsbruck will be able to take advantage of existing staff and, thus, not need to hire as many employees per lodge room as might be expected for a completely new lodge. In reality, no new employees will be generated by the expansion since the existing employees will service the new units. As such, the project will benefit from economies of scale. It is expected that the expansion will not actually require the hiring of any new employees. Some of the current housekeepers are working part-time and can pick up a few additional hours, if needed. There will be no change in management personnel. Nevertheless, a one-bedroom employee housing unit is proposed on-site. The proposed expansion of the Innsbruck Irin involves a net gain of four lodging i units. Thus, based on the factors described above, the expansion will theoretically generate 0.98 new employees (4 x 0.245). With a requirement to provide housing for 60% of the employees generated, the development- will need to house 0.59 employees (0.98 x 60%). The applicant will be providing housing for much more than 60% the incremental increase in employment that will theoretically result from the proposed expansion. That is, a one-bedroom employee housing unit is proposed, and will be deed restricted in accordance with the Housing Guidelines, providing credit for housing 1.75 employees. The provided housing equates to almost 300% of the mitigation required. IV. REVIEW REQUIREMENTS The proposed development requires four LP tourist accommodation allotments and an exemption from the Growth Management Quota System (GMQS) scoring and competition procedures pursuant to Sections 26.470.070(M) of the Aspen Land Use Code. A City Council GMQS Exemption pursuant to Section 26.470.070(J) is also Innsbruck Inn Expansion Application Page 14 r.11 needed to accommodate the proposed affordable housing unit. The Lodge Preservation (LP) Overlay zone district designation renders the proposal subject to review under Section 26.445.050, Review Standards: Conceptual, Final, Consolidated, and Minor PUD. In addition, since the property is within the Main Street Historic Overlay District, it must be reviewed against the applicable provisions o f the Historic Preservation Design Guidelines and Section 26.415.010(C) and (E). Lastly, vested property rights status is r-~ requested for all land use approvals granted pursuant to this application. Compliance with the City's Residential Design Standards is not required since the structure will be predominantly devoted to commercial lodge use. This section of the application is organized by applicable review standards, with 9 each set of standards (e.g., GMQS exemption, PUD, Historic Overlay reviews) provided J as a sub-section hereto. Under each sub-section, every individual review criterion is presented in indented and italicized print and followed by a response demonstrating C j compliance with and/or satisfaction of the given standard. r 1 A. GMQS Exemptions , 1. Section 26.470.070(M), Lodge Preservation GMQS Exemption Section 26.470.070(M) of the/,Code defines, authorizes, and regulates the process for exempting certain types of development in the Lodge Preservation (LP) Overlay Zone District from the competition and scoring procedures of the Growth Management Quota C System (GMQS). According to said Section, development or redevelopment after l.13 demolition of properties zoned Lodge Preservation (LP) Overlay to increase or decrease the number of lodge Units shall be exempted from the GMQS scoring and competition procedures, provided that the Planning and Zoning Commission determines, at a public hearing, that the following criteria are met. ! 8 (1) The proposed development is consistent with the Aspen Area Community Plan. [1 The proposed development is consistent with all elements of the AACP. The i.1 proposed project will allow for the continued viability of one of Aspen's remaining small lodges. The stated "Vision" of the Community Plan provides that, "It is ... balance between all sectors of the community that we are striving to retain and enhance." This J Innsbruck Inn Expansion Application Page 15 statement refers to a balance between the "Aspen the community and Aspen the resort." This balance has been eroded over time by significant losses in Aspen's moderately- priced, small lodge bed base. The proposed expansion will ensure the Innsbruck Inn's continued viability, thereby maintaining its contribution to Aspen's small lodge bed base. As such, the proposed expansion will make strides toward maintaining this balance which the community has for many years been struggling to retain and enhance. Similarly, the "Growth Action Plan" is intended to "Encourage land uses, businesses and events which serve both the local community and the tourist base." In obvious ways, expansion of the Innsbruck Inn will serve the tourist base. By ensuring the continued existence and viability of the lodging units, the Inn will continue to serve Aspen's tourist base. The tourist base, in turn, serves the local community by eating in our restaurants, shopping in our stores, attending our events, and, in short, spending their dollars here. All of these things support the sales tax base our community relies on for maintenance of the Aspen quality of life. The project further serves the local community by mitigating its incremental increase in employee generation with the provision of on- site housing. l The proposed development will further thd "Intent," policies and goals of the AACP's "Transportation Action Plan" as well. Said portion of the AACP includes the following statements: "The cominunity seeks to provide a balanced, integrated transportation system for residents, visitors, and commuters that reduces congestion and pollutioni' "...reducing dependency on the automobile requires offering alternatives both for automobile use and storage and other means of transport," and, "Seek to balance public and private transportation...by increasing the number of available transportation choices." The Innsbruck Inn is well served by public transportation via the bus stops along Main Street. Not only are these bus stops within easy walking distance, one .is located directly in front of the Inn and provides access to all four ski areas (free o f charge) as well as virtually the entire Roaring Fork valley by virtue of connections at the Rubey Park Transit Center. The commercial core and the music tent are also both within easy walking distance. Bicycle storage will be provided on site as well. Guests of the lodge Will be encouraged to utilize these alternative means of transportation. Also see the response provided for standard "4," below. Innsbruck Inn Expansion Application Page 16 The "Intent" of the "Housing Action Plan," which is to "Create a housing environment which is dispersed, appropriately scaled to the neighborhoods and affordabler will be promoted by approval of the proposed expansion. The proposed employee housing unit will be deed restricted and registered with the APCHA to ensure i continued affordability. The design of the affordable housing unit is appropriately scaled J in terms of bulk, height, mass and volume to both the neighborhood and the project itself. In this way, the proposal is also consistent with the AACP policy calling for the r 1 development of "...small scale resident housing which fits the character of the community and is interspersed with free market housing..." The project site is within the original City and Townsite of Aspen. In accordance r.-1, with the Lodge Preservation Overlay Zone District's encouragement of "affordable f J housing for employees of the lodge" (which is listed as a permitted use, as opposed to simply "affordable housing" being listed as a conditional use), the proposal promotes the following "Housing Action Plan" policies: "Encourage infiU development within the existing urban area so as to... allow more employees will be able to live close to where 1 they work," and,...an employer that builds affordable housing units shall have the " : right to designate that their employees shall have jirst right to those affordable units, if they meet the qualifications." The "Intent" o f the "Commercial/Retail Action Plan" is to "Provide incentivesfor ..i managed strategic growth by . . . small lodges." This portion of.the AACP explains as part of its underlying philosophy that, "The community must find ways to maintain these " small lodges and the experience they â‚¬#br to our guests. In addition, the policies of the 0 "Commercial/Retail Action Plan," call for the following: "Provide incentives to keep 4, small lodge owners in operation," and,... allow for minor expansion with less mitigation required in order to maintain the small lodge inventory in the community." ! 1 Â· The proposed expansion adds four units to the lodge and increases the lodge's bul overall square footage while only making a minor expansion to the size of the building's -1 footprint; this is consistent with the goal of managed strategic growth by small lodges. 3 Approving the requested expansion will allow for keeping the Innsbruck Inn in operation and will thereby maintain the experience it offers our guests. The joint LP and PUD i Overlay provisions allow for mitigation at the level of incremental increases in impacts due to an expansion, and these minimal impacts will be mitigated as part of the proposal. J i 1 Innsbruck Inn Expansion Application Page 17 Finally, the "Design Quality and Historic Preservation" element of the AACP is intended to "Ensure the maintenance of character through- design quality and compatibility with historic features." The proposed layout of the new lodge units and their architecture have been specifically designed to be compatible with the existing architectural character of the Innsbruck Inn and Main Street, in general. The fact that the HPC has granted Conceptual approval to the proposed design serves as proof-positive that the architecture is of high quality and is compatible with historic features on'the site and in the area. The foregoing has amply demonstrated how the proposed development will promote and further the goals, objectives, and intent of the Aspen Area Community Plan and is consistent with all elements o f the same. (2) The proposed development is compatible with the character Of existing land uses in the surrounding area and with the purpose of the Lodge Preservation (LP) Overlay Zone District. The proposed development is not only in keeping with the existing use of the subject property, but is also compatible with the character of existing land uses in the surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the Aspen Mountain Lodge, the L'Auberge De' Aspen Swiss Chalets, the Christiania Lodge, the Boomerang Lodge, the St. Moriti Lodge, the Aspen Bed and Breakfast, the Christmas Inn, the Tyrolean Lodge, the Hotel Aspen, the Molly Gibson Lodge, and the Sardy House. Given the abundance of lodges in the immediate vicinity, there is no question about the proposed development's compatibility with the existing land uses in the surrounding area. The "Purpose" o f the LP Overlay Zone District is, in relevant part, to "provide fbr and protect small lodge uses ... to permit redevelopment of these properties to accommodate lodge and affordable housing uses, to provide uses accessory and normally associated with lodge and affordable housing development, to encourage development which is compatible with the neighborhood ... and to provide an incentive for upgrading existing lodges on-site or onto adjacent properties. " If not for knowing better, the language of this "Purpose" statement would seem to have been written with the Innsbruck ' Inn proposal specifically in mind. That is, the proposed lodge expansion is being undertaken specifically as a means of protecting the future of the Inn and, thus, its small lodge use. In addition, the expansion includes the provision of affordable housing for employees of the lodge. The Innsbruck Inn Expansion Application Page 18 proposed development's compatibility with the neighborhood has been addressed above, and the proposal involves the upgrading of an existing lodge on-site. Therefore, the proposed development is fully compatible with the purpose of the LP Overlay Zone District. (3) Employee housing or cash-in-lieu will be provided to mitigate for additional employees generated by the development or to mitigate for the demolition Of Fl multi-family housing, as required by section 26.530. This shall include an analysis and credit for existing employee generation and the incremental impact between the existing development and the proposed development. A recommendation from the Aspen/Pitkin County Housing Authority shall be considered for this standard. No multi-family housing units will be demolished. The new lodge units will be 1 operated as part of the Innsbruck Inn, under the same management and using the existing facilities and employees. Â· In accordance with the above standard, employee generation impacts are to be reviewed on the basis of incremental change. l. 1 , KÂ·] The Housing Office has been using a generation factor of 0.245 employees per lodge room to evaluate the expected employee housing needs of lodge expansion proposals, and requiring that 60% of the employeds generated be provided with deed restricted affordable housing. This generation factor is more appropriate that other, higher factors that have been used to @valuate some different projects since the Innsbruck will be able to take advantage of existing staff and, thus, not need to hire as many .:.J employees per lodge room as might be expected for a completely new lodge. N In reality, no new employees will be generated by the expansion since the existing employees will service the new units. As such, the project will benefit from economies of scale. Some of the current housekeepers are working part-time and can pick up a few additional hours, if needed. There will be no change in management personnel. i! Nevertheless, a one-bedroom employee housing unit is proposed on-site. 0 r 1 The proposed expansion of the Innsbruck Inn involves a net gain of just four L ..1 lodging units. Thus, based on the factors described above, the expansion will theoretically generate 0.98 new employees (4 x 0.245). With a requirement to provide housing for 60% of the employees generated, the development will need to house 0.59 6-- .1 employees (0.98 x 60%). Innsbruck Inn Expansion Application Page 19 The applicant will be providing housing for far more than 60% the incremental increase in employment that will theoretically result from the proposed expansion. That is, a one-bedroom employee housing unit is proposed on-site, in the below grade portion of the addition to the building's west wing. The employee unit will be deed restricted in accordance with the Housing Guidelines, providing credit for housing 1.75 employees. The provided housing equates to almost 300% of the mitigation required. Given the employee housing unit's location on the lodge property and the proximity to customers, the unit will in no case be sold to employees for fear that the buyer could then resign from working for the lodge but still own an apartment therein. Instead, it will be a rental unit. This is consistent with the recent approvals granted to the Hotel Aspen, the Boomerang Lodge, the Christiania Lodge, and the Mountain Chalet. The one-bedroom unit will contain roughly 530 square feet of net livable area, which is less than the typical minimum for a one-bedroom unit. This size is considered more than adequate in light of its location on premises, the physical constraints prohibiting a larger unit, its livable design, and the fact that it will most often be used to house a seasonal employee (i.e., not long-term). Cpnsideration should also be- given to the point that providing a one-bedroom unit is generous in light of the fact that a studio unit would more than cover the project's mitigation requirements. It is proposed that the unit be deed restricted to the Category 2 level. Typical deed restrictions will be too confining for a unit to be rented to employees o f the Inn. Instead, the category designation for the unit will need to accommodate the salary levels of the employees who need to be housed. Therefore, the applicant requests that the unit be deed restricted to as Category 2 with the caveat that income and asset restrictions be waived. In addition, the applicant would like to retain some flexibility with regard to requirements addressing the minimum length of leases so as to accommodate the hiring (and, if necessary, firing) of seasonal employees. Again, these provisions would be consistent with the approvals granted to the Mountain Chalet expansion project. Finally, given the issues resulting from the Colorado Supreme Court decision regarding the so-called Telluride case, the following option is proposed as a means of guaranteeing that the proposed rental unit will maintain pricing in accord with the limits indicated in the Housing Guidelines. The applicant will divide the redeveloped property by means of condominium or planned community map after construction is substantially complete, in order to facilitate the applicant's granting to the Housing Authority an option Innsbruck Inn Expansion Application Page 20 proposed development's compatibility with the neighborhood has been addressed above, '41 to purchase for $10.00 an undivided 0.01% interest in the ownership of the unit of the property containing the deed restricted dwelling. Such an option would be exercisable only if the applicant or any successor in interest to the applicant in the property challenges the enforceability of the deed restriction(s) pursuant to C.R.S. Â§ 38-12-301, as interpreted pursuant to Town of Telluride v. Lot Thirtv-Four Venture, L.L.C., 3 P.3d 30 (Colo. } 2000). 1 The option described in the previous paragraph will contain a real covenant by which the applicant agrees not to make any such challenge. However, it must be agreed I that, if C.R.S. Â§ 38-12-301 is hereafter amended such that there remains no reasonable question concerning the enforceability of the deed restriction, then the City of Aspen will rn cause the Aspen/Pitkin County Housing Authority to release and waive the above- I 1 described option (or Â·if such amendment occurs prior to the grant by applicant of such option, then it will be agreed that such option is no longer required). In addition, the applicant would like to reserve the right to submit an alternative i option to satisfy the rental restriction issues, provided such an option is deemed acceptable by the City Attorney and/or the Housing Bpard's legal counsel. (4) Adequate parking spaces and public facilities exist, will be provided for the development, or that adequate mitigation measures will be provided. An existing deficit of required parking may'be maintained through redevelopment. Â£-1 Parking for the Innsbruck Inn is located primarily in the two gravel areas located " 7 in front and in back of the Inn. Approximately six (6) off-street parking spaces are L:-J located in the gravel area at the front of the Inn, in a "head-in" configuration. Along the alley frontage, there are approximately twelve (12) more o ff-street spaces, some of which are parallel to the alley and a few are "head-in." Most of the spaces along the alley hang over into the right-of-way, and a temporary revocable encroachment license to maintain J these spaces will be applied for after final PUD approvals have been obtained. ] In total, approximately eighteen (18) off-street parking spaces serve the existing Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adjacent to the Innsbruck property. ; With the existing total of thirty-three units/bedrooms, there are currently 0.5 parking spaces per bedroom (18 divided by 33). . J Innsbruck Inn Expansion Application Page 21 The Code provides that 0.7 spaces per bedroom are required in the LP Overlay zone district unless otherwise established by PUD review. Thus, the existing lodge maintains a deficit of 0.2 spaces per bedroom. All of the existing parking will be maintained through the expansion, and the means of accessing these parking areas will not be changed. The proposed expansion will result in the addition of five bedrooms (including employee housing), but no increase over the existing number of parking spaces. As such, the proposal results in thirty-eight bedrooms with the same eighteen off- street parking spaces, or 0.47 spaces per bedroom. The final deficit in parking will be 0.23 spaces per bedroom. Thus the proposal increases the parking deficit by three one- hundredths (0.03) of a parking space per bedroom. No additional off-street parking is proposed as the combination of the existing parking areas, and the on-street spaces in the adjacent streets provide more than enough parking. The need for off-street parking is largely alleviated by the Innsbruck Inn's location, which is on Main Street. There is a bus stop directly in front of the Inn as well as across the street. These buses provide direct and easy connections to all of the local ski areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is available on a regular basis to and from the airport, The three ski areas that are hot within walking distance, the music tent, the Maroon Bells, and various other locations. In addition, the downtown commercial core and the music tent are both within easy walking distance of the Inn. There is no need for customers to have a vehicle at the Innsbruck Inn, but for those who do rent or otherwise arrive,in their cars, the eighteen existing off-street spaces, combined with the multitude of spaces available on the surrounding streets, have and will continue to prove more than adequate. It must also be noted that residential parking permits are available through the City for employees, and an unlimited number of daily parking passes are available through the City for guests of the Ihn at a cost to the Inn of one dollar per pass. The surrounding residential streets have plenty of availability with respect to parking. The applicant is very confident that the amount o f currently available parking will suffice for the proposed development due to the foregoing as well as for the following additional reasons: â€¢ The lodge is served by all local bus services at stops only steps away from the front entrance. The City bus routes, RFTA buses, and the Skiing Company buses serve the lodge; Innsbruck Inn Expansion Application Page 22 J â€¢ The lodge owners offer and will continue to offer free bus passes to their employees; â€¢ The location of the lodge facilitates pedestrian travel and most guests do not need cars; â€¢ The management proposes to encourage guests not to rent cars through a variety of -1 marketing strategies, including: â€¢ When a booking is made, the lodge will notify the guest that they need not rent a r 1 car and inform them of the bus system's convenience and availability as well as the lodge's close proximity to downtown. Based upon the lodge's experience, most guests to not bring or rent cars in the winter. In the summer, many guests do bring or rent cars. The opportunity for pedestrian and/or bicycle use in the summer is substantial and i f proper marketing is done, a significant reduction in f -1 the number of rental cars can be accomplished. â€¢ The lodge will provide free use of bicycles to its guests. The availability of F..1 i these bikes will be included in marketing materials, and guests will be informed of their availability when reservations are made and during check-in. It is anticipated that many guests will use the/ bikes when coupled with' the taxi F vouchers and bus system convenience, and will neither rent cars nor choose to 1 drive in Aspen. fl 5 1 â€¢ The lodge has a relatively high rate of group bookings, largely as a result of its intensive marketing strategies aimed at groups from around the country and around - 5 7 the world. These guests arrive by air and bus and do not rent cars; thus, they do not generate a need for parking spaces. 2.1 â€¢ Not all of the employees who will reside in the employee units will have cars, and experience has demonstrated that seasonal employees often do not own cars. Given equal qualifications, those seasonal employment applicants who will not have cars will be given priority in hiring over those with cars. The proposed expansion is occurring in a relatively small area (footprint of 745 square feet) and using two stories plus subgrade space to minimize land area consumption. This is because the existing structure occupies almost all of the land area available on the property. There is no land available to accommodate additional parking. As demonstrated above, the proposed expansion is in complete harmony with the purpose - of the Lodge Preservation zone district, and the main goal of the LP program was to enable and ensure the continued viability of Aspen's smalllodges by providing the ability Innsbruck Inn Expansion Application Page 23 to expand. Surely, the ability to protect Aspen's small lodges was never intended to be directly limited by the ability to provide off-street parking. The AACP seeks to limit the dependency of Aspen's residents and guests on the automobile and suggests that disincentives to the use of automobiles be implemented as a means of furthering this goal. Given the purpose of the LP zone district and program and the goals of the AACP, it would be unfortunate to preclude the ability of the Innsbruck Inn to so modestly expand as proposed herein because of a potential parking shortfall. That is, especially in light of the mitigating circumstances described above (location, convenience of public transportation, marketing strategies, provision of bicycles and employee bus passes, and availability of on-street parking), it would be a shame to allow automobile usage and parking to dictate and compromise this proposal's ability to further the goals of the LP program and the AACP. (5) There exists sufficient GMQS allotments to accommodate the proposed development and the allotments are deducted from the respective Annual Development Allotment and Metro Area Development Ceilings established pursuant to Section 26.470.050. The applicant hereby requests four LP toudst accommodation allocations. The applicants understand that more than four LP tourist accdmmodation allotments are currently available, and eleven more will be added in June of 2002. Therefore, there should be enough allotments available to accommodate the proposed development. Pursuant to Section 26.470.070(J) of the Code, the proposed employee housing units are exempt from the GMQS scoring and competition. 2. Section 26.470.070(J), Affordable Housing GMQS Exemption Section 26.470.070(D of the Regulations provides that, "All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee shall be exempt [from the GMQS scoring and competition procedures]." Review is by City Council. The section goes on to state that, The review of any request for exemption of housing pursuant to this Section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number Of bedrooms in each unit, the size Of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. Innsbruck Inn Expansion Application Page 24 The City is certainly in need of affordable housing, not only to mitigate the proposed development, but to help meet the shortfall of affordable housing available throughout the community. The proposed development complies with the Aspen/Pitkin County Affordable Housing Guidelines. A one-bedroom employee dwelling unit is proposed on the project site, as described in the foregoing. The unit will be deed restricted in accord with the parameters established by the Housing Board. For more i elaboration of the proposed employee housing, please refer to the narrative provided in response to standard 3 of Section 26.470.070(M), above. B. Planned Unit Development (PUD) i In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation (LP) Overlay Zone District shall be processed pursuant to the terms and procedures of Minor r i Planned Unit Development review (Minor PUD). This two-step process does not require approval of a conceptual development plan, but oply review and approval of a final development plan by the Planning and Zoning Conimission and the City Council, with public hearings occurring at both. 1 Section 26.445.040, General Provisions Â£ J . f- ' Section 26.445.040(A) of the Code holds that the land uses pennitted in a PUD l--J shall be limited to those uses allowed in the applicable zone district in which the property is located. The underlying Office zone district lists "lodge units and lodge units with kitchens" as a conditional use, and the Lodge Preservation Overlay zoning lists "lodge" as a permitted use and "the uses allowed as conditional uses in the underlying zone district" as a conditional use. The LP Overlay district also lists "affordable housing for employees of the lodge" as a permitted use. In short, the proposed lodge and affordable housing uses are permitted in the Office and LP Overlay zones. No use variations are either requested â€žJ or required to accommodate the proposal. Section 26.445.040(B) states that, "Unless otherwise established pursuant to a Final PUD Development Plan, the maximum aggregate density shall be no greater than that permitted in the underlying zone district, considering the inclusions and exclusions of Lot Area, as defined, and the mandatory density reductions for slopes ..." The subject Innsbruck Inn Expansion Application Page 25 site is essentially flat, with all of its area being within the 0-20% slope classification range. No lot area or density reductions are applicable. The proposed dimensional requirements for the PUD, as outlined in Table One above, explain that the Office zone district does not have a maximum allowable density provision, per se, but instead regulates minimum lot area per dwelling unit. Minimum lot area per dwelling unit provisions cannot be directly applied to the proposed PUD since the proposal is made up of predominantly lodge units. Thus, the proposal provides a maximum allowable density provision requiring 390 square feet of lot area per residential or lodge bedroom, which leaves no potential for the future additions without approval of a PUD amendment (the remodeled lodge will include thirty-seven lodge bedrooms as well as one employee housing bedroom). Section 26.445.040(C) explains that the dimensional requirements associated with a PUD are to be established with the adoption of a final PUD development plan. The underlying zone district is to be used as a guide in determining the appropriate dimension for each provision. A description of the proposed dimensional requirements is provided in Table One (see pages 8-14, above), and said dimensional requirements ar& justified below Table One as well as in response to Section 26.445.050(B), Establishment of Dimensional Requirements. Section 26.445.050, Review Standards: Minor PUD Section 26.445.050 of the Code provides that development applications for Minor PUD must comply with the following standards and requirements. A. General Requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Please refer to the response provided for the same standard under the GMQS Exemption portion of this application, above. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Innsbruck Inn Expansion Application Page 26 r.] ' Please refer to the following: the responses provided for standard "2." of the GMQS Exemptions portion of this application; Section I[, Project Site & Neighborhood (Existing Conditions); and, Section m., Proposed Development. 1-1 - 3. The proposed development shall not adversely affect the future development of the surrounding area. Fl The proposed development will not adversely affect the future development of the surrounding area in any way. The neighboring properties are essentially built *out. If anything, positive affects on the potential for future re/development of the surrounding ' 1 area might occur since any necessary utility upgrades that would be completed by the applicant would serve to aid in and better facilitate the re/development o f the surrounding . neighborhood. 4. The proposed development has either been granted GMQS allotments, is i exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. The proposed development requires four U?l tourist accommodation allocations. Whether or not to grant the requested allotment and GMQS Exemptions will be decided upon by the Planning and Zoning Commission and City Council while they consider the applicatiod. Therefore, in accord Jith the requirements of this standard, all GMQS allotments and exemptions needed to accommodate the proposed development will be considered in combination with final PUD development plan review. L B. Establishment of Dimensional Requirements: ' ' The final PUD development plans shall establish the dimensional requirements for all properties within the PUD ... The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development u-; patterns shall be emphasized. Please refer to pages 8-14 of Section III., Proposed Development, and specifically Table One contained within said pages, for an explanation of the proposed dimensional I requirements and the rationale behind them. The cited pages of this application also include a description of the proposed dimensional requirements' compatibility with surrounding land uses and existing development patterns. J Innsbruck Inn Expansion Application Page 27 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural and man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, trafic, transit, pedestrian circulation, parking, and historical resources. The proposed site plan's compatibility with existing and expected (via zoning designation) land uses in the surrounding area has been demonstrated throughout this application as well as in response to specific, similar review standards associated with the LP GMQS exemption request. In addition, the proposed development's compatibility with existing and proposed man-made characteristics of the property and surrounding area with regard to traffic, transit, pedestrian circulation, parking, and historical resources have also alI been addressed throughout the preceding portions of this application, particularly in Section III., Proposed Development, and Section IV.A., GMQS Exemptions. In their granting of Conceptual approv41, the HPC determined the project to be compatible with historic resources, as further addressed below, in response to the reviews associated with the Historic Overlay District. The site is already developed and is completely surrounded by urbanized properties. There are no known natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area. Given the location of the site on the south side of Main Street, solar access will be from the rear and will be adequate. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Satisfaction of and compliance with this standard has been more than adequately demonstrated in the foregoing. The amount of existing "open space" will be only slightly reduced while the site coverage will be correspondingly increased. Rather than repeat large amounts of information, please refer to the Proposed Development section of this application for discussions regarding the appropriate and favorable nature of the Innsbruck Inn Expansion Application Page 28 r...~ i proposed development's height, massing, and scale in relation to the character ofthe PUD and the surrounding area. 3. The appropriate number of qff-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) Thevarying timeperiods ofuse, wheneverjointuse of commonparkingis j proposed c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or. the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Please refer to the response provided for the similar standard under the GMQS Exemption section of this application, above. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: i : a) There is not sufficient water pressurd, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, i and road maintenance tb the proposed development. The project site benefits from sufficient infrastructure capabilities to serve the proposed development and, therefore, no density reductions are necessary. As explained l. j in the foregoing, all utilities exist on-site and the capacities are adequate to accommodate the proposed density. Main Street, Second Street, and the alley along the rear of the property are all City of Aspen public rights-of-way and, as such, are already plowed and Maintained by the City of Aspen. The project site is a mere five blocks from the Aspen Fire Protection District station and fire hydrants are already in place to serve fire protection on the site. Fire sprinklers and alarms will be installed as required. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rockfalls or avalanche dangers. -J Innsbruck Inn Expansion Application Page 29 b) ne effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious e#ect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or t trail in the proposed development is not compatible with the terrain or ~ causes harmful disturbance to critical natural features of the site. The project site is suitable for the proposed development. The site is already developed and is completely surrounded by urbanized properties. There are no natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area. The site is basically flat, and all ofits area is within the slope classification category of 0-20%. The project will employ engineered and necessary improvements to maintain the site's historic runoff/drainage rates after development. Thus, the proposed development will not be detrimental to the natural watershed and will not result in water pollution. No wood burning devices will be installed. Further, as explained earlier in this application, the development will encourage the use of alternative means of transportation such as buses, bicycles and walking. This will help to limit the amount of PM10 generation attributable to, the development. Rfgardless, the applicant will be required to comply with all requirements of the Environmental Health Department in connection with the issuance of building permits, and this will ensure that affects on air quality are addressed. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: a) The increase in density serves one or more goals Of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subj ect. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Innsbruck Inn Expansion Application Page 30 It is not clear that the proposed dimensional requirements request an increase in maximum allowable density. The maximum allowable density in the underlying Office zone district is regulated via minimum lot area per dwelling unit; otherwise, density is not specifically regulated at all for allowed uses such as "lodge units and lodge units with kitchens." The proposed dimensional requirements, by contrast, will allow one lodge or residential bedroom per 390 square feet of lot area. Since these address density through differing means o f measurement, they cannot be truly compared. For this reason, it is not 1 clear that the proposal represents an increase in allowable density. i Nevertheless, the previous discussion regarding the proposal's consistency with j the goals and objectives of the AACP clearly demonstrates that the project will serve to r--1 advance many goals of the community, not the least of which address small lodges and * f design quality. Also, as demonstrated in response to the two previous criteria, the site is g..~ physically capable of supporting the proposed density. Finally, it has been demonstrated ~ j throughout this application that the proposed development will be compatible with and complimentary to the existing and expected surrounding development patterns, land uses, r..1 i and characteristics. 1 f C. Site Design: ' The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of. 2 1 . the town are preserved or enhanced in an appropriate manner. U The site does not presently contain any unique natural features that provide visual interest or a specific reference to the past. To the extent that the site, in its existing state, significantly contributes to the identity of the town, such contribution will not be diminished in any way. The character of the existing structure will be maintained and L.J modestly expanded. Review and approval by the HPC has ensured that visual interest is maintained and that the site will contribute to the identity of the town (and the Main Street Historic District) in an appropriate manner. .J 2. Structures have been clustered to appropriately preserve significant open spaces -- and vistas. J Innsbruck Inn Expansion Application Page 31 There is but one structure on the property, making clustering an impossibility. Nevertheless, the modest addition on the west end of the building avoids the need for additional height and preserves vistas to the maximum extent possible. No significant open spaces exist on the subject property, but the swimming pool area will be maintained. 3. Structures are appropriately oriented to public streets, contribute to the urban or ' rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Please refer to the responses provided for the two previous standards, in particular, as well as the narratives provided in the "Proposed Development" section of this application, in general. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. The site is surrounded on three of its four sides by public rights-of-way. Emergency vehicles can access the site from Main Street, Second Street, and/or the alley. Service and delivery vehicles will, for the most part, use the alley frbntage or the parking area along Main Street for access. Fenced trash enclbsures will be located along the alley. The proposed expansion will not result in any changes to the current emergency and service vehicle access arrangements. / 5. Adequate pedestrian and handicapped access is provided. A five foot wide, detached sidewalk runs the length of the property's Main Street and Second Street frontages. Paved sidewalks connect the public sidewalks with the lodge entrances. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Again, to the extent necessary, the project will employ engineered improvements to maintain the site's historic runoff/drainage rates after development. No drainage related impacts will be felt on surrounding properties. Gutters exist within the surrounding streets. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Innsbruck Inn Expansion Application Page 32 r 1 The only outdoor "programmatic" function is associated with the existing swimming pool area. This area will be maintained. D. Landscape Plan: The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: '1 \ 1. The landscape plan exhibits a well designed treatment of exterior spaces, \ preserving existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. The existing landscaping on and around the site will not be changed, but the removal of one spruce street on the Second Street side ofthe lodge will be required. The j applicant will agree to either plant an equal amount of caliper inches on-site or pay the required cash-in-lieu fee, as directed by the City Forester. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. i Please refer to the response provided for the previous standard. 3. The proposed method of protecting existing vegetation and other landscape i features is appropriate. The proposed expansion will not affect any existing trees with the exception of 1 . I the one spruce tree mentioned in response to the previous standards, which will be Â£f.J removed. No construction activity will occur within the drip line of any other tree, and protective bamers will be erected to ensure this representation. E. Architectural Character: i It is the purpose of this standard to encourage architectural interest, variety. ~. j character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the. suitability of a building for its purposes, legibility of the building's use, the ..,1 building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly , represent the character of the proposed development. There shall be approved as part of the final development plan and architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a Innsbruck Inn Expansion Application Page 33 character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. The HPC's Conceptual approval of the design proposed in this application ensures that the approved architecture is compatible with or enhances the visual character of the City, appropriately relates to existing and proposed architecture on the property, represents a character suitable for and indicative of the lodge use, and respects the scale and massing of nearby historical and cultural resources. Refinement of details will be further guaranteed by the requirement for Final HPC review and approval. As proposed, the building maintains its existing street orientations and architectural style. As the proposed elevations demonstrate, the building will continue to exhibit and provide an excellent example of the Swiss Chalet style, circa mid-twentieth century design. The roo f form will be maintained and extended. The overall character of the structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be maintained and continued onto the expanded west wing. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of ; Â· non- or less-intensive mechanical systems. Mechanical plans have not yet been prepared for the proposed expansion. The applicant will make an effort to incorporate natural heating and cooling systems when the preparation of such plans is undertaken. The site plan does not preclude the ability to incorporate natural heating and cooling systems, but some types of mechanisms, such as roof-top solar collectors, may be precluded by the required historic overlay reviews. 3. Accommodate the storage and shielding of snow, ice, and water in a safe an appropriate manner that does not require significant maintenance. Snow removal from the site will occur only along the internal walkways and balconies and from the on-site parking spaces. The southeast and southwest corners of the site will combine to provide adequate area of the storage of removed snow. Roof overhangs will provide snow shielding for the various entrances. Water/drainage storage will be accommodated. Innsbruck Inn Expansion Application Page 34 r 1 F. Lighting: The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any king to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. The development will comply with Section 26.575.150, Outdoor Lighting, of the Land Use Code, and specifically with Section 26.575.150(E), Non-Residential Lighting Standards. Compliance with said section will ensure consistency with this PUD review standard. No lighting of site features or structures is proposed, and no lighting wilI cause direct glare on or hazardous interference of adjoining streets or lands. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the Jinal PUD documents. Up-lighting of r -1 site features, buildings, landscape elements, and lighting to call inordinate i attention to the property is prohibited for residential development. Please refer to the narrative provided in response to the previous standard. 1 K . G. Common Park, Open Space, or Recreation Areb: If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shqll be met: 1 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of 1 1 the property, provides visual relief to the property's built form, and is available d to the mutual benejit ofthe various land uses and property users of the PUD. While the swimming pool area will be maintained as shown on the site pIan, no designated parks, open spaces, or recreation areas are proposed as part of the PUD, arguably rendering this standard inapplicable. The lodge will manage all aspects of the proposed development after completion. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwellihg unit owner within the PUD or ownership is proposed in a similar manner. No common park or recreation areas are proposed. 3. There is proposed an adequate assurance through legal instrument for the permanent care and maintenance Of open spaces, recreation areas, and shared Innsbruck Inn Expansion Application Page 35 facilities together with a deed restriction against future residential, commercial, or industrial development. Maintenance provisions will be addressed as part of the Final PUD Agreement. Because no open spaces, recreation areas, or shared facilities are proposed, the requirement of a "deed restriction against future residential, commercial, or industrial development" is not applicable. H. Utilities and Public Facilities: The purpose of this standard is to ensure the development does not impose any undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structure. Those lines than can continue to be utilized will be; otherwise, the service lines currently serving the site will be abandoned at the mains and reestablished as necessary. The cost of all necessary utility upgrades and extensions will be borne by the abplicant. Historic drainage rates 1 will be maintained after development. There will be no impacts on/parks and schools as the development is comprised only of tourist accommodations and a single employee dwelling (a one-bedroom unit), making it not at all likely that school age children will be living on site. Park lands are plentiful in the neighborhood. The existing parks all maintain more than enough capacity to adequately serve the minor expansion proposed herein. The roads serving the project site are already plowed and maintained by the City o f Aspen. The site is located on public streets, making it easily accessible for emergency medical services and fire protection. The proposed five bedroom expansion will not result in demands exceeding the capacity of any public facilities or services. 1. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. While no adverse impacts on public infrastructure are anticipated, the applicants will bear the costs o f any necessary connections, upgrades, and line extensions. Innsbruck Inn Expansion Application Page 36 -1 3. Oversized utilities, public facilities, or site improvements are provided appropriatelg and where the developer is reimbursed proportionately for the additional improvement. It is not believed that any over-sizing of utilities will be necessary. If the proposed redevelopment is subject to the terms of another developer's reimbursement agreement, the applicant will pay the fees required. I. Access and Circulation (Only standards 1&2 apply to Minor PUD applications): The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, proyides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed . access and circulation of the development shall meet thefollowing criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through and approved private road, a pedestrian way, or other area dedicated to public or private use. El The Innsbruck Inn is and will continue to be accessed directly from Main Street, Second Street, and the alley along the rear of the property. Each unit of the proposed PUD will have direct access to the adjacent alley and streets via public sidewalks. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads; are proposed to be improved to accommodate the ; development. 6.J Discussions relative to vehicular access, parking, and traffic have been provided throughout the foregoing portions of this application, and said discussions have C j adequately demonstrated that the proposed development will not create traffic congestion on the roads surrounding the property. The property is surrounded by public rights-of- way on three of its four sides. Given the existing right-of-way widths and traffic volumes, there is no doubt that the surrounding street network can accommodate the ij j proposed development without any need for further improvement. J. Phasing of Development Plan. The purpose of these criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts ofÂ· an individual phase are mitigated adequately. Ifphasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasingplan shall comply with thefollowing: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. Innsbruck Inn Expansion Application Page 37 2. The phasing plan describes physical areas insulating, to the extent practical, occupants Of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment Of impact fees and fees-in-lieu, construction Of any facilities to be used jointly by residents of the PUD, construction of any required - affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. The project will be completed in a single phase of development (i.e., no phasing is proposed), rendering this standard inapplicable. C. Historic Overlay Reviews, Final Approval Development in an "H," Historic Overlay District, or development involving a site listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.415.010(C)(5) of the Code in order for the HPC to grant approval. The subject building is not an historic landmark, but is located within the Main Street, "H," Historic Overlay District. In addition, development within the Main Street Historic Overlay District should be consistent with the Historic Preservation Design Guidelines. Also, the thirty-four year old ptructure is listed in the InVentory of Historic Sites and Structures (the Inventory), presumably more as a result of its lodge use than of its architecture. The following section of this application provides each of the applicable review standards of the above-cited Section in indented and italicized print, where each standard is followed by the applicant's response demonstrating compliance and/or satisfaction of the requirement. Consistency With The Historic Preservation Design Guidelines The proposed expansion described in Section III of this application is consistent with the predominance of applicable guidelines contained in the City of Aspen Historic Preservation Design Guidelines (the Guidelines). The Innsbruck Inn is not currently included on the City of Aspen Inventory of Historic Sites and Structures (the Inventory). As such, most of the Historic Preservation Design Guidelines are not directly applicable to this proposal. Nevertheless, a finding of consistency with the Guidelines is explicit in Conceptual approval already granted by the HPC. Innsbruck Inn Expansion Application Page 38 The existing structure is two stories in height and consumes the majority of the lot. The building design contains elements of the "Mountain Chalet" style, but does not fit neatly with typical 'Mountain Chalet" style structures found throughout Aspen, due mainly to the prominent arched window forms in the Main Street facing gable end portion of the structure. The proposed Inventory update form describes the architectural style/building type as 'Modem Movements; Novelty." The primary exterior building rl material is stucco with synthetic roofing. The Guidelines note (on page 97) that such materials are consistent with typical "infill buildings," and the proposal contemplates their maintenance. Architecturally, the existing Innsbruck Inn structure is made up of a series of r volumes dominated by a long, flat structure running the length of the site (east/west) with a wing (facing Main Street) returning to the street on the east end. A central, low-pitched gable volume sits in the center of the long structure, and is the focal point of and main entry to the Inn. The central volume which is, again, the focal point of the Inn has three bays marked by three arched openings on the upper level and two arched openings flanking a square opening on the ground level. The central square opening on the ground level is in-filled with two latge windows; otherwise~ the opening are uninterrupted. All of the openings are aligned vertically. The central volume roof overhang is supported by the extension of beams that reinforce the bay spacing. The remainder o f the building has balconies with decorative wood cut-opt railings running the length of the facade and deep f overhangs creating a dark background which helps to offset the central stucco volume. k J F.. 1 The proposed expansion maintains the central volume and focal point of the ' primary facade. The window proportions, spacing and forms will be maintained as well. In addition, the pattern of balconies and decorative wood cut-out railings will be continued. The building will maintain its existing street orientations and architectural style. All of the existing parking will be maintained through the expansion, and the : means of accessing these parking areas will not be changed. Access for trash pick-up is L.j and will continue to be from the alley. i i As the proposed elevations demonstrate, the building will continue to exhibit and provide an excellent example of the Swiss Chalet style, circa mid-twentieth century design. The roof form and pitch will not be changed. The overall character of the structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be maintained and continued onto the expanded west wing. Innsbruck Inn Expansion Application Page 39 There is a limited number of policies and guidelines that are directly applicable to a proposal such as that set forth in this application. Nevertheless, the proposed expansibn is consistent with the predominance of such goals and policies and; moreover, the proposal is consistent with the character of the existing Innsbruck Inn, the surrounding structures, and the Main Street Historic District. Significant Development Review, Section 26.415.010(C)(5) No approval for any development in an "H," Historic Overlay District, or involving historic landmarks shall be granted unless the HPC finds that all of the following standards are met: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark- For Historic Landmarks. . . Only the first sentence of this standard is applicable since there are no historic landmarks on the subject site. The proposed expansion is compatible in general design, massing and volume, scale and site plan with the existing architecture of the Innsbruck Inn as well as with the adj acent parcels Within the "H," Historic Overlay District. Extensive discussions explaining the rationale behind the proposed designs, massing and volume, scale and site plan are provided above in response to PUD standards C.1-7 and E. 1. Also, please refer to the responses provided for standards b., c., and d., of this section (below). The HPC found the proposed design to meet this standard during their Conceptual review and approval. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Please refer to the following: the response provided for standard "2." o f the Lodge Preservation GMQS Exemption portion of this application; Section I[, Project Site & Neighborhood (Existing Conditions); and, Section III., Proposed Development. As described in Section II., "Project Site & Neighborhood (Existing Conditions)," the architectural styles used on the surrounding buildings vary as much as their uses, and the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi- family residential, and retail commercial. Innsbruck Inn Expansion Application Page 40 r.1 The proposed development is not only in keeping with the existing use of the subject property, but is also compatible with the character of existing land uses in the surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the Aspen Mountain Lodge, the L'Auberge De' Aspen Swiss Chalets, the Christiania Lodge, the Boomerang Lodge, the St. Moritz Lodge, the Aspen Bed and Breakfast, the Christmas Inn, the Tyrolean Lodge, the Hotel-Aspen, the Molly Gibson Lodge, and the Sardy House. Given the abundance of lodges in the immediate vicinity, there is no question about the proposed development' s compatibility with the existing land uses in the surrounding area. Immediately surrounding properties include the Aspen Mountain Lodge to the two-story, Victorian residence next door to the east; and, two lots with two single-family west (across Second Street); the Christmas Inn to the.north (across Main Street); a tall residences on each to the south (across the alley). On the other side of Main Street, between Second and First Streets, there is the Christmas Inn, a two-story commercial/office building, a 2.5 story multi-family residential structure; and the 2.5 story Tyrolean Lodge. The property next door and to the east of the'Innsbruck Inn takes vehicular access I , to a two-car surface parking area from Main Street. Parking for the Christmas Inn (across Main Street) is located along the Â§econd Street side of the building in a head-in configuration, but a driveway off Main Street is maintained as well. The 2.5 story multi- family residential structure next door to the Tyrolean Lodge also maintains a driveway off ' , Main Street to access the surface parking area behind the building. Similarly, the Aspen U Mountain Lodge, across Second Street from the Innsbruck Inn, maintains a driveway to access its surface parking area from Main Street. In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex, i i single-,and multi-family residential. The architectural styles used on the surrounding U.J buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Victorian to the east; motor court lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and 50s plywood modern to the north by northeast and south; and modern Adirondack to the southwest. Roof forms vary from fiat and shed roofs (Aspen Mountain Lodge, 210 West Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply pitched roofs (the single-family residences to the east and the rustic log home to the .1 ..1 Innsbruck Inn Expansion Application Page 41 northwest). The surrounding structures range from one to two-and-one-half (1-2.5) stories in height above grade. Given the eclectic, almost jumbled character of the neighborhood, it is difficult, if not impossible, to pinpoint that which constitutes "consistency" with this character. The character of many surrounding structures do not warrant repetition. The design and materials palette of the proposal will maintain consistency with the existing character of the Innsbruck Inn, which Eps to form the character of the surrounding area. Furthermore, the proposed design will greatly improve the appearance of the subject site, thereby improving the character o f the neighborhood. Again, the HPC found the proposed design to meet this standard during their Conceptual review and approval. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels; and Please refer to the previous responses. Again, the HPC found the proposed design to meet this standard during their Conceptual revieâ‚¬ and approval. d. The proposed development edhances or does not diminish or detract from the atchitectural character and integrity of a designated historic structure or part thereof. Please refer to the previous responses. Again, the HPC found the proposed design to meet this standard during their Conceptual review and approval. Partial Demolition Exemption, Section 26.415.010(E)(10) This application proposes a partial demolition of the existing structure to accommodate an addition to its west side. Section 26.415.010(E)(10) of the Code provides certain exemptions for partial demolition relocation of structures within an "H," Historic Overlay District. The exemption is from review against the standards of Section 26.415.010(E)(7). To qualify for such an exemption, the HPC must find that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Innsbruck Inn Expansion Application Page 42 / 1 The site is identified on the Inventory and there is but one structure on the site. The site is not a designated landmark, its level of significance is local, and the Inventory states that it is not eligible for the national register. While this thirty-five year old structure is identified on the Inventory, it is presumed that its inclusion more a result of its lodge use within the Main Street Historic District than from its exemplary architecture. Nevertheless, the Inventory provides that the structure's significance is derivative of its position within the context of Aspen's development as an international skiing resort and the "European" style of architecture. The partial demolition will not compromise the lodge use or its position within the context of Aspen's development as an international skiing resort. Moreover, the partial demolition will not eliminate the "European" style of 5 1 architecture, rather, the architectural style will be maintained. b. The structure is considered to be non-contributing to the historic district. fl This is a highly subjective criterion and it is suspected that different individuals r: 1 would have widely divergent opinions in response. Nevertheless, to the extend that the structure now contributes to the historic district, the proposed design will not at all detract 1 ''.1 from its contribution. l...1 c. The structure does not contribute to the overall character of the historic t : district, and its demolitioA, partial demolition, off-site relocation, on-site relocation or temporary relocation does not impact the character of the LJ historic district. Please refer to the responses provided for the pervious standards. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. 1 The proposed expansion has been sensitively designed in a manner that will L..1 ensure the preservatiori of the Inn's and Main Street's visual character and scale. The 1 1 westward expansion is really the only available means of expanding the existing structure j (other than upward, which is not proposed out o f respect for concerns of the neighbors). The proposal is fully consistent with the LP zoning, which provides incentives to enable upgrading of the existing lodge in a manner that will allow it to continue to be a viable small lodge. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Innsbruck Inn Expansion Application Page 43 This section of the application has addressed the Historic Preservation Commission's review of the proposal pursuant to Section 26.415.010. D. Vested Property Rights In order to preserve the land use approvals which may be obtained as a result of this application, the applicants hereby request vested property rights status pursuant to the provisions o f Chapter 26.308 of the Aspen Land Use Code. i Innsbruck Inn Expansion.Application Page 44 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Post World War I[ Historic Context Papers DATE: June 26,2002 Attached are several documents relating to the process we will be USiIig to consider designations of"recent past" properties. , First, is the overall worksheet that was envisioned as "Step 1" in sorting out what properties may or may not have significance. This worksheet needs continued refinement to make sure that everyone is comfortable with its effectiveness. The worksheet refers to context papers about tourism and second homes, ski architecture, and master architects that were yet to be developed at the time. Attached to this memo are the first two of these contexts. The paper on master architects is still in process and will be presented to you on June 26th (and emailed to you sooner if at all possible). The goal of this worksession is to get your input on the progress that has been made. We will use you comments to prepare for the HPC/City Council meeting on this topic scheduled for July 15th at 5 p.m. We believe that the ski context paper is in the best shape at this point. The tourism and second homes paper (which is just focused on rustic architecture) could use some more sources from the time period. The master architects paper is fairly straightforward and discusses the background and body of work for Herbert Bayer, Fritz Benedict, Charlie Paterson, and Ellie Brickham. It is expected that it will take the next couple of months to iron out this information, after which time we may begin the noticing process for designation hearings. The new HPC ordinance adopted by Council requires that we give a minimum of six months notice, so that hearings will take place sometime in Spring 2003. Historic Context Evaluation for Twentieth Century Resources Properties which are listed, or are under consideration for listing, on the "Aspen Inventory of Historic Landmark Sites and Structures," and which are associated with the 1 gm century will remain designated or be nominated for designation unless they do not meet ai minimum level of "integrity," as evaluated through an "Integrity Assessment Form." These properties will not have to prove that they individually played a significant role in Aspen's history because it has been agreed that their antiquity in and of itself is vitally important to the town. Properties which are under consideration for listing on the "Aspen Inventory of Historic Landmark Sites and Structures" and which are associated with Aspen in the 20th century will be evaluated through a two step process. First, the properties will be reviewed in relationship to the following worksheet to assess their role in the history of the community. The property must achieve a checkmark in at least two categories on the worksheet below to be pursued further. Second, an integrity assessment will be + completed to determine how altered or intact the resource is based on its architectural style. The property must reach the minimum threshold score identified on the "Integrity Assessment Form" to be discussed for designation. Following the completion of the preliminary evaluation process, the Historic Preservation Commission will, in public meetings, develop a preservation plan to prioritize which resources should be nominated for designation. WORKSHEET Yes No Can the property be documented to be associated with an important event, pattern of events, or a historic trend in Aspen's, Colorado's, or the Nation's development? (See the relevant context papers for further information. The Development of the Tourism Industry and Vacation homes in Aspen 0 0 The Development of the Ski Industry.in Aspen O 0 Master Architects in Aspen 0 0 Briefly comment on the way in which the property is associated with the theme: Does the property have a strong association with the life of any of the following people who have made contributions to National, State, Regional or Local history? Aspen Hall of Fame Members. including: Herbert Bayer Elizabeth and Walter Paepcke Friedl Pfeifer Andre Roch Ted Ryan Fritz Benedict DRC Brown Tom Sardy Frank Willoughby Courtlandt Barnes Dick Durrance Fred Iselin Marge and Henry Stein Fred Braun Rose and Edgar Stanton 000000000000000 000000000000000 John Herron Paul H. Nitze Eve Homeyer Peggy and Red Rowland Mortimer Adler Billy Fiske TJ Flynn Jeanne and Wilton Jaffee Hildur Anderson Franz Berko Svea and Lawrence Elisha Mona Frost Ruth Humphreys Brown Betty Pfister Nancy and Bob Oden Ruth Whyte Claire Sandersen Jack dePagter Steve Knowlton Marian and Ralph Melville Joy and Sam Caudill Whip Jones John and Frank Dolinsek Bil Dunaway Tage Pedersen Harold Whitcomb Isabel and Stuart Mace Alberta and Jim Moore Klaus Obermeyer Gretl Uhl John McBride 2001 Inductee Any 1 05 Mountain division members Aspenites in the Colorado Ski Hall of Fame, including: Bob Beattie Fredric "Fritz" Benedict Darcey Brown Adolph Coors III Dick Durrance William Hodges, Jr. Fred Iselin Steve Knowlton Bill Marolt Bob Maynard 00000000000000000000000000000000 0 0000000000 00000000000000000000000000000000 0 0000000000 , lit. Andy Mill Klaus Obermeyer Walter Paepcke Freidl Pfeifer Harold "Red" Rowland Ted Ryan Gale "Spider" Spence Frank Willoughby Briefly comment on the association between the person and the property: Does the property clearly have the distinctive physical characteristics of a building form or type, architectural style, engineering technique or example of artistic values that may be said to have shaped the identity of Aspen? A lodge An institutional building A ski mountain building Log construction Log Kit construction Rustic Style Wrightian Style International Style Chalet style Commercial-Themed Architecture Campus planning The work of a recogniked designer Brief[y comment on what the physical characteristics are: Does the property have some superlative quality, such as being the "first, '5,6 last," or "only," example? 0 0 Briefly comment on what that quality is: 00000000 000000000000 00000000 000000000000 ASPEN'S CHALET STYLE BUILDINGS Although Aspenites had considered ways to attract tourists to the amenities o f this area since the bottom fell out of the mining industry in 1893, the concept of starting a ski area did not emerge until the development of the Highland Bavarian Lodge in the mid- 1930's by principal investors Tom Flynn, Billy Fiske, and Ted Ryan, at a time when interest in skiing as a recreational sport was just beginning to take hold in this country. Prior to the development of that lodge, tourism brochures for Aspen appealed to one's sense of adventure and the ruggedness of the Rocky Mountains-boasting of hunting, fishing and seclusion. The Highland-Bavarian Lodge brochure, penned by humorist Robert Benchley in 1936, boasted "Aspen, Colorado is a place where you can indulge in winter sports without having to get a passport, wrestle with the Atlantic, stop in Paris at the expense of your health, and come all the way back again,"1 The development of the Highland Bavarian Lodge was Aspen's first attempt at emulation of European resorts, a trend that would continue into the 1960's as the town tried to prove its legitimacy to tourists and compete with destinations such as St. Mortiz and Chamonix. The idea of creating a ski area in the United States that mimicked the look and character of European resorts was a national trend in the early development of the U.S. iridustry. Sun Valley, the first destination ski resort in North America, is a prime example of this. The resort was the brainchild of Averell Harriman who sought to imitate Swiss and Austrian villages. The Challenger ski lodge, built at Sun Valley in 1937, was done in the European chalet style. Architect Gilbert Stanley was asked to design "something like a Tyrolean village."2 Using the imagery of the Alps was considered by some to be important to the success of the new resorts. Harriman was disappointed with Stanley's design so he then asked Hollywood art director Ernst Fegte to design a i Robert Benchley, "How to Aspen," 1936. 2 Wendolyn Spence Holland, Sun Vallev: An Extraordinarv History, 230. 1 Tyrolean faGade. The resulting building was painted to resemble a cluster of chalets and was used as the set for Claudette Colbert's movie Swiss Ski Adventure? The development of the Highland Bavarian Lodge in Aspen was not dissimilar to the development of Sun Valley, although on a much smaller scale and without the Idaho resort's success. Benchley's brochure for the lodge bragged "You can have just as good a time falling down there as you can on any of the European slopes.'A Benchley also assured potential clients that the snow in America was as good as any place in Europe. The lodge itself (See Picture 1) consisted of a dining room and living room heated by a big fireplace and two double-decker bunkrooms that could accommodate sixteen people.5 The building was nestled in the picturesque Castle Creek Valley and done in a chalet style. It was designed by architect Gordon Kauffman, and Jimmy Bodrero, an artist from the Disney Studios, created the decorative motif. The effort to create a ski area around the Highland Bavarian drew to Aspen the first of the European ski specialists who would see similarities to the Alps in the terrain of a sleepy mining town in the Rocky Mountains. Andre Roch, a Swiss avalanche expert, and Dr. Gunther Langes, from Italy, were hired by the investors of the lodge to spend a year exploring the Aspen area to detennine the best location for a ski resort. The investors in the Highland Bavarian Lodge sought legitimacy for the project by hiring the well known Europeans. Roch asserted the mountains immediately surrounding the town were insufficient and he and Langes eventually settled on the upper Castle Creek Valley for the development of a ski resort, where the ghost town of Ashcroft is located and Mt. Hayden rises above the valley. Roch envisioned Asheroft as being transformed into a Swiss village. Historian Anne Gilbert writes, "Andre Roch had found the perfect place to develop a ski resort. He knew that the Americans in the 1930's were interested in skiing 3 Holland, 230. 4 Benchley 6 Anne Gilbert, Re-creation Through Recreation. Aspen Skiing from 1870 to 1970,17. 2 and they would pay to ski at a resort reminiscent of the Alps."6 The personal records of Ted Ryan include a plan for a Swiss-style village and a series o f trams to shuttle skiers up to the top of the surrounding mountains. The dream of the Swiss village died with World War I[ and with the death of Billy Fiske, who was killed in action. It was revived for a short while and the vision shifted to a "Wild West" village but plans were eventually abandoned altogether. After the war the focus of ski resort development in the Roaring Fork Valley would shift from the Castle Creek Valley to Aspen Mountain, where the first "Boat Tow" had been built in 1937 (modeled after those used at Kitzbuhl, Austria) and where Roch had layed out a ski run. The influence of Europe on America's destination resorts went further than their physical layout and design of the buildings. Along with technical authorities such as Roch, America recruited ski instructors from Europe in the 1930's and 1940's, which, with the political turmoil of the time, was not difficult. All of the first ski instructors at Sun Valley were Austrian and wore Tyrolean uniforms. th Many of these ski instructors joined the 10 Mountain Division, an elite mountaineering division of the United States Army, and discovered Aspen, and Roch Run, on weekend leaves from Camp Hale, near Leadville. Some of the veterans returned to Aspen after the war, among them Friedl Pfeifer, a talented and well-known skier from St. Anton, Austria. Pfeifer had run the ski school at Sun Valley prior to the war but went to Aspen afterwards to create a resort in an area that reminded him of home. In his memoirs, Nice Goin': My Life on Skis, Pfeifer recalls his first impression of Aspen: "The mountain peaks looming over the town made me feel like I was returning to St. Anton."7 The Aspen Skiing Corporation, which Pfeifer co-founded in 1946, had a very different design philosophy than did the developers of Sun Valley due to the direction of investor and co-founder Walter Paepcke, and artist Herbert Bayer, who was the architect 6 Gilbert, 22. 7 Friedl Pfeifer, Mv Life on Skis, 111. 3 of many of the first Ski Corp. buildings. The Bauhaus style favored by these men did not lend itself to the design of chalets. Nonetheless, Pfeifer's association with Aspen helped give it an international reputation and attracted many Europeans to move here. Several of these individuals opened small businesses in town and applied chalet influences to their own buildings. Pfeifer was responsible for recruiting well-known residents to town such as Fred and Elli Iselin, who were from x. Businesses such as the Epicure, which occupied the Chitwood Building and served up European pastries, and Elli's of Aspen, which sold fine European ski clothing in the same Victorian building for four decades, helped to establish Aspen as a sophisticated ski town. Although Elli's was housed in a commercial Victorian building, the fa~ade was decorated with ski figures and edelweiss. The Little Nell Cafe, a modest log cabin located slope side on Little Nell, was decorated with a coat of arms representing states in Switzerland according to a 1954 Aspen Times article.8 The owner, a Swiss immigrant, was honoring his homeland with the designs on the exterior fagade. Comparisons to the European ski resorts were also evident in advertising. Sun Valley's brochures boasted of Austrian ski instructors, appealed to elite visitors, and mimicked St. Mortiz's sun icon. Aspen Chamber of Commerce advertising throughout the 1950's and 1960's had this character as well. In a brochure promoting lodging and accommodations, the Norway Lodge (see Picture 2) boasts "the intimacy and charm of an old world inn, at Aspen's No. 1 chairlift."' In the same brochure the Edelweiss and Skiers Chalet and Steak House also emphasize their chalet accommodations. In a multi- page pamphlet, entitled "Aspen, Wonderful Ski Town," created by the Chamber there-are several passages that emphasize Aspen as an international resort with a European flavor. "In fact," the brochure states on the opening page, "Aspen knows few rivals. No skspen Times, January 14, 1954, 4. 9"Lodging and Accommodations" brochure, Written Material File: Tourism 1950s and 1960s, HeritageAspen Archives. 4 European resort today call advertise a larger, more elaborate, more luxurious ski village right at the foot of the slopes. â€ž10 Several pages later, when discussing Aspen's nightlife, the brochure claims, "It has been said that Aspen's reputation as a ski-and-fun town rivals, indeed overshadows, that of the most celebrated European ski resorts. â€ž11 Perhaps "Aspen, Wonderful Ski Town" summarized Aspen in- the 1950's the best: "Modern Aspen is a study in architectural contrasts, ranging from Swiss baroque to contemporary American.',12 Western American ski resort towns of this period, like Sun Valley and Aspen, more often than not were an eclectic mix of chalets, faux "old west" buildings, and structures that remained from the earlier mining and ranching days. Chalet style buildings from this period still exist in Aspen today and include private residences, restaurants and, of course, lodges. (Pictures 3-5). The lodges, many of which are still known for their European warmth and hospitality, in particular have had a significant impact on the fabric of the community, both physically and socially. The Highland Bavarian Lodge (1936) was one of the only new structures built around Aspen from the Silver Crash until the end of World War II. Most of the chalet style lodges were constructed between 1946 and 1960. These include The Prospector (built in x, since demolished), Norway Lodge (19xx), Skier's Chalet (1955), The Holland House (1956), and Mountain Chalet (1958). Guido's Restaurant (1951) was the best example of a downtown building in the style, but has been demolished. Classic examples of the style were still built as residences into the 1960's. The characteristics of the chalet style are moderately shallow roof pitches, horizontal design elements, prominent wood balconies with cut-out railings, and decorative bargeboard trim. Delicate painted details are sometimes found on the bargeboards and on wall surfaces. Sometimes the buildings will have applied half iokspen, Wonde,ful Ski Town, Pamphlet, Written Material File: Tourism 1950s and 1960s, HeritageAspen Archives. 1 Uspen, Wondedid Ski Town, 12 12Aspen, Wonderful Ski Town, 21 5 1 19.... timbering. Paint color plays an important role in this style. Typically, the body of the building is dark brown, and trim is painted in a light color, or the reverse; white walls with dark stained or painted trim. Primary exterior materials are stucco and wood. To be considered for designation, a chalet style building should exhibit the following general characteristics: A large singular roof form, generally low in slope, with the ridge running along the short dimension of the structure. This roof usually covers the entire structure without intenuption. The eave of the roof usually comes down to a low plate height at the upper level of the structure. In some residential structures, the upper level only exists under the roof. â€¢ Deep overhangs with the structure of the roof expressed on the underside, eaves and rakes decorated with cutouts and fretwork bargeboards. The peak is generally highlighted by a larger decorative element hanging downward. â€¢ The footprint of the building is usually rectangular with few deviations from that geometry as the structures go up. â€¢ Continuous porches running the circumference of the structure, or at least the length of the primary side. Â· Decorative elements, usually two dimensional, such as balustrades of vertical boards spaced apart have cutouts providing both a positive and negative shape. Shapes are generally hearts, edelweiss, snowflakes, or other decorative theines from nature. Â· The structures usually sit on a white stucco base, up to the second floor. This base may have vertical or battered walls. Openings in this area are generally minimal, with wood lintels. Â· Above the stucco base, vertical siding extends to the roof line. The edge ofthe siding against the stucco base is usually decorative as well. Vertically staggering the siding creates a scalloped edge. At times the floor structure extends through the wall with decorative ends engaging the stucco. â€¢ Windows are generally horizontally proportioned and are used sparingly. They are sliders or casements, with a center mullion. Shutters and flower boxes are used to decorate the window openings. These elements have similar detailing to the balustrades. â€¢ Colors are restricted to the white of the stucco base, the dark brown of the wood walls, eaves, balustrades, etc. Bright colors are used sparingly to accent the eaves and balustrades and other decorative elements. Murals and painted decorative details are sometimes found on the stucco surface. 6 BIBLIOGRAPHY Aspen Times,January 14, 1954. "Aspen, Wonderful Ski Town." Pamphlet. Written Material File: Tourism 1950s and 1960s, HeritageAspen. Benchley, Robert. "How to Aspen." Pamphlet. Written Material File: Skiing: Aspen, History, HeritageAspen. Gilbert, Anne M. Re-Creation Through Recreation: Aspen Skiing From 1870 to 1970. 1995. Aspen Historical Society, Aspen, Colorado. Holland, Wendolyn Spence. Sun Valley: An Extraordinary History. San Francisco: Palace Press International, 1998. "Lodging and Accommodations." Brochure. Written Material File: Tourism 1950s and 1960s, HeritageAspen. National Register of Historic Places, Multiple Property Documentation Form, Historic Resources of Aspen (MRA) (amemdment), "Ski Development Resources of Aspen," Roxanne Eflin, 1989. Pfeifer, Friedl and Morton Lund. Nice Goin': Mv Life on Skis. 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A thriving automobile industry, combined with the wider distribution of wealth "gave greater numbers of people the means to travel, and previously inaccessible places were more easily reached."1 The American West held a distinct interest for people with these new found freedoms and a desire for adventure. "To Americans the West is their refuge, the home of the 'last best place."2 Remote towns like Aspen began to see an increase in visitors and the construction of facilities to accommodate them. The architecture that accompanied this new upsurge in western tourism reflected the "frontier spirit"3 of the new Ameican tourist. Rustic and log cabin designs featured prominently in the development of many of western vacation resort areas. After the war, the country's landscape began to change as vacationing and tourism became a central feature in American lifestyle. During the post war economic upturn the automotive industry began producing greater numbers of cars at much more affordable prices. This boom in the auto industry, combined with falling gasoline prices and the construction of cross-country highway systems allowed more Americans the freedom to travel and explore faraway places. Roadside diners and hotels, drive up food services, 1 Rothman, Hal K., Devil's Bargains - Tourism in the Twentieth-Century American West, 202 2 Rothman, 14 3 Carley, Rachel, "Cabin Fever: Rustic Style comes Home" and gasoline stations began to dot the countryside along the highways that led to final destinations. Resorts catering to all types of leisure activities began to spring up throughout the country. As people ventured out west, they were looking for something new, exciting and unique to do. The burgeoning sport of downhill skiing was starting to take hold as a popular activity in mountain communities. Technological advancements, increased affordability and the desire for adventure made it readily accessible. " Post-war consumer culture and the nation-wide growth of tourism, combined with beginning of the ski industry, meant that people no longer had to belong to an elite club or live in a mountain town in order to ski."4 Aspen was located among some of the most magnificent mountains in the world and held great potential for success in the emerging ski industry. During this same time, entrepreneur and businessman Walter Paepcke came to Aspen with the vision of transforming the small town into a cultural and artistic haven. His ideas led to the creation of the Aspen Institute, which drew intellectual and cultural enthusiasts to Aspen from all over the world. Paepcke's efforts help create an elegant summer resort town that offered "good opportunities for combining work, play, and culture."5 The location of Paepcke's cultural institute in the mountain town of Aspen "combined features of recreational and heritage tourism at the precise moment that the popularity of skiing mushroomed. 9,6 Paepcke's endeavors, together with a growing skiing industry and a marketing of Aspen to the elite segment of the public, created an "archetype for the 4 Gilbert, Anne M. Re-Creation through Recreation: Aspen Skiing from 1870 to 1970,46 5 Rothman, 213 6 Rothman, 206 beginning of tourism in the post-World War I[ American West."7 Tourism was the catalyst that allowed Aspen to emerge from its "quiet years" and become one of the worlds most renowned resort areas. The combination of recreation and culture brought thousands of people to Aspen. Along with the tourists came a new kind of resident to the Aspen area, the second homeowner, or part-time resident. As the city began to transform itself into a premiere, year round resort, the local economy and physical landscape began to change, as many people "chose to move to or build vacation homes in Aspen."8 Many of Paepcke's associates had chosen to build second homes in Aspen and constructed extravagant - houses that were "' more modern and more expensive' than the owner's first residence."9 Between 1940 and 1959, the number of full-time residents had increased by 1000, and "by 1959 at least 200 part-time residents joined the year-round crowd. â€ž10 Log cabins and rustic architecture were a popular choice for those wanted to build second homes or tourist lodging in the mountains of Colorado, including the Aspen area. This type of architecture is symbolic of the attitude of western America. It offers an escape into natural surroundings and the myth of the romantic, "hardy outdoor life of American pioneers. â€ž11 It was also a cheaper alternative to the lavish style of second homes that many of Paepcke's associates were building. The buildings could be constructed easily from local materials, or from log cabin kits that could be ordered by catalog, delivered by train or truck, and then assembled on site. 7 Rothman, 207 8 Gilbert, 72 9 Rothman, 222 10 Rothman, 223 11 carley Many of the vacation homes and tourist accommodations in the mountain resort areas of Colorado were built as log cabins or using Rustic style architecture. The typical characteristics of the Rustic style are "log construction, stone foundation, small paned windows, overhanging roof, stone chimney, and battered walls."12 This style blends in with the natural surroundings and are usually "vacation homes, hunting lodges, dude ranches, or tourist-related facilities."13 Rustic designed buildings played an integral part in the origins of tourism in Colorado. The rustic style of architecture is associated with the development of resort areas throughout the Rocky Mountain states and is indicative of the development of twentieth century tourism in many of Colorado's communities. Examples of log buildings from this period that served as second homes or tourist accommodations can be found throughout Colorado in places like Grand Lake, Telluride, Thomasville, Woodland Park, and Estes Park. Aspen has many excellent examples of buildings that were built in the rustic style roughly between 1946-1970. The earliest examples are true log structures, built by hand, dating from the mid 1940's to early 1950's. They include lodges, restaurants, and residences. Between the mid 1950's and 1970, buildings of this style were more commonly machine made kit log structures, ofteD under the Pan Abode brand name. Whether made by hand or machine, these buildings all reflect the same western imagery. Changes in the type of tourist and style of tourist accommodations and facilities that were desired began to evidence themselves in the early 1970's. Aspen adopted a Growth Management plan in 1976, which was indicative of changes happening here. This plan 12 Colorado Historical Society Home Page, Guide to Colorado Architecture 13 Colorado Historic Society Home Page recognized the need to preserve the quality of life in Aspen. Second homes were becoming more prevalent and beginning to displace permanent residents. The changes in Aspen's residential character were noted again in 1986, according to the 1993 Aspen Area Community Plan, when it was found that the number of second homes had significantly increased and that the sike of these second homes was particularly large compared to traditional residences in the city. It was also recognized that the prevalence of these types of homes was driving out long-term resident workers. As a result of these shifts in Aspen's development trends, the end of the period of significance for the simple rustic style buildings is being established as roughly 1970. A rustic style building should have the following general characteristics: â€¢ The buildings are constructed out o f locally available materials, usually log; stone may be incorporated at the base, or in the form of a fireplace and chimney. â€¢ The buildings are usually single story, with a low pitched gable roof. â€¢ True log construction has overlapping log ends, coped and stacked. Logs may be dressed and flattened for stacking or may be in rough form. Chinking infills the irregularities between the logs either way. â€¢ Window openings are spare and usually horizontally proportioned, wood trim is used to finish out the window openings. Building*plans are simple rectangular forms, with smaller additive elements. The roo f springs from the log wall, and gable ends are infilled with standard framing. This may be a small triangle or a second level of living space. Â· The emphasis is on hand made materials and the details come out of the use of the materials, otherwise the detail and decoration is minimal. â€¢ Materials in later buildings are used to simulate log construction and refer to the particular visual details of the original log structures. (Specific details of traditional log buildings, and construction techniques are not always carried forward into the newer structures.) Sources: Aspen Area Community Plan, 1993, Aspen, Colorado Carley, Rachel, "Cabin Fever: Rustic Styl~. comes Home" September 1998, www.uniquerustique.com/history Colorado Historical Society Home Page, Guide to Colorado Architecture, www.coloraohistory-oahp.org/guides Directory of Colorado State Register Properties, www.coloradohistory- oahp.org/publications Gilbert, Anne M. Re-Creation through Recreation: Aspen Skiing from 1870 to 1970, 1995. Aspen Historical Society, Aspen, Colorado Rothman, Hal K., Devil's Bargains - Tourism in the Twentieth-Century American West, Kansas: University ofKansas Press, 1998. Page 1 of 2 trL'.1- i Â£ li Rocky Mountain News To print this page, select File then Print from your browser URL: http://www.rockymountainnews.com/drmn/real_estate/article/0,1299,DRMN_414_1052084,00.html Preserving historic buildings pays off Economic gain placed at $1.5 billion in state By John Rebchook, News Real Estate Editor March 27,2002 The rehabilitation of historic buildings in Colorado has pumped $1.5 billion into the state's economy during the past 20 years, creating 21,327 jobs that generated $522.7 million in household earnings. And those numbers are dwarfed by "heritage tourists" who in 1999 alone spent a total of $3.1 billion in direct and indirect expenditures. Tourists, who ranged from people visiting Mesa Verde to historic buildings in Central City, made 4.6 million trips to Colorado in 1999, the latest year figures were available. These are some of the findings in the most comprehensive report ever on the economics of historic preservation in Colorado. The $150,000 report was completed by Clarion Associates of Colorado LLC, BBC Research and Consulting of Denver, and Place Economics of Washington, D.C., on behalf of the Colorado Historical Foundation. The report was funded by a state historical grant from the Colorado Historical Society. Preservationists in Colorado annually receive about $20 million from legalized gambling, far more than any other state in the country, said R. Matthew Goebel, vice president of Clarion, which primarily is a land- planning firm. "No one else even comes close," he said. But the payback is huge. A total of $62.8 million in historic preservation grants were made between 1993 and 2001. At the 111-room Hotel Teatro at 1100 14th St., for example, about $3 million of the $21 million renovation cost came from historic preservation sources, said Jeff Selby, co-owner of the luxury hotel. He said he's not surprised that preserving historic buildings has generated $1.5 billion over the past two decades. "But I'm thrilled to hear that," Selby said. "I've never seen it quantified that way before." Georgianno Contiguglia, president and chief executive officer of the Colorado Historical Society, said that preservationists do an excellent job of detailing the aesthetic need for saving buildings, but she said they have been remiss in discussing the dollars-and-cents benefits. Lane Ittelson, executive director of the Colorado Historical Foundation, said they were initially going to call the report the "Economic Impact of Historic Preservation," but changed the word "Impact" to "Benefits" to better describe the findings. http://www.insidedenver.com/cr/cda/article_print/1,1250,DRMN_414_1052084,00.html 4/1/02 Page 2 of 2 The report also revealed that property values in areas designated historic either rise or stay the same. At the same time, historic areas have not become totally gentrified and still support low- and moderate- income residents. These findings should help.convince property owners in the fledgling "ballpark" neighborhood that making it a historic neighborhood will be good for values. In nearby lower downtown from 1990 to 2001, for example, the number of housing units rose by 1,260 percent; the average sales cost per square foot for residential space rose 400 percent; retail space rent rose by 257 percent; and parking meter revenues rose by 960 percent. Copyright 2002, Rocky Mountain News. All Rights Reserved. http:Uwww.insidedenver.com/cr/cda/article_print/1,1250,DRMN 414_1052084,00.html 4/1/02 MEMORANDUM TO: Historic Preservation Commission FROM: Chris Bendon, Long Range planner B ~ A AA/l Vvyve RE: Civic Master Plan Advisory Group DATE: June 18,2002 SUMMARY: 11% ....P-=.-4 14 \Â¥\1' 4 Gilbert Sanchez has been the Historic r)> ~--r 4 j. 2Â»4 "22)/irt,6~31&'.4-4,<'/~2Â£gg Preservation Commission' s representative on Â«Â·.1'j%Â»tom the Civic Master Plan advisory group. Studio 19*ip=-- / B, Gilbert's employer, has now been retained by the City to provide design expertise in this Â»=fli22.5.*441~7 master planning process and Gilbert should no ~114 .1,f~Â·fÂ·Â· 91Â·Â·Â·~7 ~<67-(Grand~K 'IN\ 0/11:Â«-3* longer serve as HPC's representative. 51=F=62*i~f/~ 60 tl~~74 fd fvi ~. -;:* -<~~- - - pla,Â§+ ,Â« 1-*A C Staff believes an HPC member should be on ~.42Â»e i. 9-*:/*~ .li. ealf,-Cla~ 220 =-3:A~ this advisory group and is seeking an HPC ~~7+M#.b:R .2,44'*(.le,pÂ«.. 4 72/) designated representative to serve on this 6.0/~44*,l ~98.4~ f#4t~jâ‚¬41~f<b62 a Q-/rnMI master planning advisory group. ~liflo .--~ -/h -9 ;01~ul .- 'j,4lb.64- Â·Â·C*LIm-.3, ..1811 00 GENERAL, DESCRIPTION: The Civic Master Plan is a long-range planning project determining the future of the "Civic Center" - that area of Aspen between the City Hall block of downtown and the Aspen Art Museum. (There are also some isolated facilities located out of this general area.) This area is the primary location for government services, cultural institutions, and is a very visible area of town. There are many needs that the institutions in this area must address over the next few decades and significant public benefit in a coordinated planning effort. There is also opportunity for truly wonderful public spaces in areas that today lack pedestrian interest. Opportunities exist for improved visitor service, provision of life/safety facilities, combined facilities for cultural institutions, public/private redevelopment partnerships, affordable housing, and remote parking for infill housing proj ects. BACKGROUND: Phases One and Two of the master planning have been accomplished. This work has resulted in identification of future opportunities for government, quasi-government, private non-profit, and private redevelopment in the master planning area. * Phase One - Analysis & possible directions. Completed and documented through Phase One Report. (llxl7 report) * Phase Two - Refine reasonable options to pursue with City Council and BOCC. Eliminate options that have no purpose in the plan, no political interest, or are 1 Master Plan otherwise unsound alternatives. This phase focused the planning effort and eliminated inappropriate options. Completed. + Phase Three - "Fit it all together." Design expertise will aid staff and the Civic advisory group in recommending a physical master plan. Further analysis necessary includes detailed facility needs, financial feasibility, architectural and structural studies, and ascertaining funding and phasing options. City Council has funded this third and final phase of the Civic Master Plan. Several consultant teams responded to the City's request for qualifications, interviews were conducted and the DHM Design/Studio B team was selected. The City requested expertise in land planning, architecture, structural and civil engineering, municipal facilities, development feasibility, and public wayfinding. Staff expects a contract to be finalized and ready for Council's.consideration on July 8th. The ongoing Obermeyer COWOP project is an "off-shoot" of this planning effort and is expected to have a final design in late Summer or Fall. The Obermeyer plans will be factored into the overall civic plan. The Parks Department is seeking professional engineering expertise to examine drainage requirements and recontouring of Rio Grande Park. PHASE THREE PROCESS: The advisory group will be reconvened June 27th (12-2 p.m.). Group meetings will likely be every two to three weeks. Staff expects a plan ready for adoption by the end of the year. The process will again involve the advisory group directing the project. The exact process and timing of meetings, design charrettes, etc. will depend on the consultant's planning approach. The first meeting with the Advisory Group will also be used to help define the planning process. There is currently no specific process for adoption of a master plan in the City's Land Use Code. The City has relied on the State's provisions for master plan adoption in the past, which could be used again. That process requires adoption by the Planning and Zoning Commission and "ratification" (approval) by the City Council. As part of the Land Use Code amendments, a process for master plan adoption is being contemplated and could be used with this project. A new process is not expected to drastically differ from the State's requirements. ATTACHMENTS: Exhibit A -- Current Advisory Group members 2 Civic Master Plan Advisory Group June 18, 2002 Member Phone E-mail Harley Baldwin - Citizen 925.3575 Don Bird - Pitkin County Jail 920.5349 db89.@co.pitkin.co.us Tom Bracewell- Sanitation District 925.3601 tbracewell@aspensan.corn Jon Busch - Com. Core & Lodging 925.6431 busch@rof.net Commission Cathy Chandler - Pitkin County Library 925.7124 kathyc@ci.aspen.co.us Stan Clauson - Citizen 923.2323 clauson@csi.com Charles Cunniffe - Citizen 925.5590 charles@cunniffe.com Pat Fallin - Concept 600, Arts Foundation 925.4075 patfallin@aol.com Blake Fitch - Rio Grande Parking Garage 920.5430 blakef@ci.aspen.co.us Darryl Grob - Aspen Fire District 925.5532 darrylq@ci.aspen.co.us Roger Haneman - Planning and Zoning 920.9379 roger@stmoritzlodge.com Commission Carole Hershey - Aspen Chamber Resort 920.7148 chershey@aspenchamber.org Assoc. Mary Ann Igna - Aspen Art Museum 925.8050 mai@aspenartmuseum.org Jackie Kasabach - Citizen 925.4124 ikasabach@destinationhotels.com Helen Klanderud - Mayor, City Council 920.5199 helenk@ci.aspen.co.us ? Sue Kolbe - Thrift Shop 963.6424 Bill Lipsey - Citizen 925.3734 wsl@rof. net Bert Myrin - Planning and Zoning 925.2691 bert@myrin.corn Commission Alan Osburn - Aspen Theatre in the Park 925.9313 aosburn@rof.net Brian Pettet - Pitkin County Public Works 920.5392 brianp@ci.aspen.co.us Loren Ryerson - City Police Department 920.5400 lorenr@ci.aspen.co.us Ed Sadler - City Asset Manager 920.5085 edwards@ci.aspen.co.us Sue Smedstaad - Aspen Youth Center 925.7091 itss@sopris.net Dean Sobel - Aspen Art Museum 925.8050 dsobel@aspenartmuseum.org Nida Tautvydas - Wheeler Opera House 920.5790 nidat@ci.aspen.co.us Tim Ware - City Parking Department 920.5267 timw@ci.aspen.co.us Robert Zupancis - Property owner, Citizen 925.5470 rzupanci@rof. net <Ifih EXHIBIT~E 1 6, DL+LO ;41 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 255 des-r A.td Sle& , , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Glgloa Ado 6/1 6/0:L , 200.2- STATE OF COLORADO ) ) SS. County of Pitkin ) I, ~Froll ~* (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 ofnotice: By the publication in the legal notice section pf 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 attachedhereto. .- 04 ' I 4/ 6/02-posting of notice: By posting of notice, which form was ob*tainbd from the 1 1 Community Development Department, which was made df suitable; ~in ' waterproof materials, which was not less than twenty-two (22) inbhes*ide 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 ten (1~#ays prior to the oublic hearing and was continuously visible from the 6 -day of r.judE , 2002-, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. 5~29~02-Mailing ofnotice. 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 ten (10) 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, and, 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 any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns 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. (continued on next page) 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 has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendrpep#>\ . W - A Signatlfre The foregoing "Affidavit ofNotice" was acknowledged before me this /t~[ay of /,3>034 1-- , 200*by Al +FAF# Han 5 44.9.IÂ» '1 . .Â·Â·. .O 9 ....6 1 WITNESS MY HAND AND OFFICIAL SEAL 5\ 469 igEl #.0 %. .P 1 0 My cov*ssionexpirp: 25 b 14 1 6CtiJ , A (41 019 Notary Public ATTACHMENTS: c COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL Â£ 31nn 3nnsbruck 6Â· 6-02- ALG SECOND QUAL PERS RES TRUST ASPEN HOMEOWNERS' ASSOCIATION 135 HOPKINS LTD C/O GILDENHORN ALMA L A COLO NON PROFIT CORPORATION 6476 MIMOSA LN 2030 24TH ST NW 311 W MAIN ST DALLAS, TX 75230 WASHINGTON, DC 20008 ASPEN, CO 81611 ASPEN MAIN LP BERNSTEIN ARNOLD A & POLLY A BLAU SETH J C/O MR H SCHMIDT LIVING TRST BLAU JUDITH PO BOX 2768 CO ARNOLD A & POLLY A BERNSTEIN 3896 DOGWOOD LN ASPEN, CO 81612 1870 JACKSON ST #304 DOYLESTOWN, PA 18901 SAN FRANCISCO, CA 94109 BRAFMAN STUART REVOCABLE TRUST BLONIARZ JOHN W & DONNA L BROWDE DAVID A BRAFMAN LOTTA BEA REVOCABLE 1839 N ORLEANS ST 176 BROADWAY STE 7A TRUST CHICAGO, IL 60614 NEWYORK, NY 10038 161 E CHICAGO #30B CHICAGO, IL 60611 BUCHHOLZ EARL H & MARILYN E BUDINGER WILLIAM & PEYTON CHAMBERS PETE C/O SWAIM BROWN & ELLIOTT PA 2306 DELAWARE AVE PO BOX 10086 PO BOX 6404 WILMINGTON, DE 19806 MULONN, VA 22106 SPARTANBURG, SC 29304 CHISHOLM EDITH 1/2 INT CLICK JANE COLORADO AZURE LTD 205 W MAIN ST 333 W MAIN ST PO BOX 11236 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 R CANDIDA E CONNER WILLIAM E 11 LIVING TRUST CRETE ASSOCIATES LP GRAND VIEW DR 264 VILLAGE BLVD STE 104 3418 SANSON STREET TOPANGA, CA 90290-3314 INCLINE VILLAGE, NV 89451 PHILADELPHIA, PA 19104 / . CRETE ASSOCIATES LP CRUSIUS FRANKLIN G CROWLEY SUE MITCHELL C/O UNIVERSITY CITY HOUSING CO CRUSIUS MARGARET J 409 S GREENWOOD AVE PO BOX 1524 5855 MIDNIGHT PASS RD APT 507 COLUMBIA, MO 65203 BRYNMAWR, PA 19010 SARASOTA, FL 34242 DEAN F~MILY LIMITED PARTNERSHIP DE WOLF NICHOLAS DEREVENSKY PAULA LLLP ' 233 W BLEEKER ST 1128 GRAND AVE 590 DELLWOOD AVE ASPEN, CO 81611 GLENWOOD SPRINGS, CO 81601 BOULbER, CO 80301 DIMITRIUS RALLI DEROSE V F DHM INVESTMENTS LP 90% HUEBNER-DIMITRIUS JO-ELLAN 1209 N 14TH AVE 15 INMAN CIR NE 200 S SIERRA MADRE BLVD MELROSE PARK, IL 60160 ATLANTA, GA 30309 PASADENA, CA 91109 DURANT AND ORIGINAL ASSOCIATES ELLI ROBERT A & SUSAN J FARLAND MARISA J INC ASHINGTON DR PO BOX 3542 PO BOX 7846 CENTERPORT, NY 11721 ASPEN, CO 81612 ASPEN, CO 81612 GOLD RANDAL S FLECK KATHRYN FRANKEL KATHY REVOCABLE TRUST EPSTEIN GILBERT AND MOLLIE 27 N MOORE TOWER B 444 N WELLS #303 PO BOX 9813 NEW YORK, NY 10013 CHICAGO, IL 60610 ASPEN, CO 81612 HANSEN WERNER AND HARRIET GROSVENOR DENIS GUERRA DONNA WINTER ERNST & SON INC C/O PO BOX 3071 4220 GLENWOOD AVE ORDINGER WEG 12 ASPEN, CO 81612 DALLAS, TX 75205 HAMBURG GERMANY, 22609 HITE HENRY H & ANGELA R HUGGIN H SCOTT INNSBRUCK HOLDINGS LLC PO BOX 155 205 S MILL ST #1 435 E MAIN ST WOODY CREEK, CO 81656 ASPEN, CO 81611-1978 ASPEN, CO 81611 JACOBY FAMILY LTD PARTNERSHIP KARP MICHAEL KASPAR THERESA DOSS CASPER J JACOBY 111 PO BOX 1637 3418 SANSOM ST PO BOX 248 PHILADELPHIA, PA 19102 ASPEN, CO 81612 ALTON, IL 62002 KEIM JAMES T KING LOUISE LLC KETTELKAMP GRETTA M PEITZ H QUINN JR A COLORADO LIMITED LIABILITY CO 3408 MORRIS AVE 17550 BAR X RD PO BOX 1467 PUEBLO, CO 81008 COLORADO SPRINGS, CO 80908-1500 BASALT, CO 81621 ENTERPRISES INC MARTIN SCOTT M MARTEN RANDOLPH ADO CORPORATION C/O PARAMOUNT PICTURES 129 MARTEN ST 233 W BLEEKER 5555 MELROSE AVE MONDOVI, WI 54755 ASPEN, CO 81611 HOLLYWOOD, CA 90038 MOUNTAIN STATES COMMUNICATIONS MCDONALD FAMILY TRUST MELTON DAVID INC 320 W MAIN ST 135 W MAIN ST PO BOX E ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 ' PEITZ H QUINN JR NEWKAM CLAIRE M OLIVEIÂ¥WILLIAM THOMAS & ANN GARY KEIM JAMES T PO BOX 2808 542 WARNER AVE 17550 BAR X RD ASPEN, CO 81612 LOS ANGELES, CA 90024 COLORADO SPRINGS, CO 80908-1500 POTAMKIN ALAN PRICE DOUGLAS L AND VALERIE RICKEL DAVID 1 CASUARINA CONCOURSE 8611 MELWOOD RD 8324 BROODSIDE RD CORAL GABLES, FL 33143 BETHESDA, MD 20817 ELKINS PARK, PA 19027 : INC ROGERS REGINA ROSENTHAL DIANNE ~ ESCENT CT STE 1320 6 WOOD ACRES RD PO BOX 10043 DALLAS, TX 75201 GLEN HEAD, NY 11545 ASPEN, CO 81612-7311 SAMIOS CAROLE SAUNDERS MARGARET W SCHELLING RONALD L & LORI L SAMIOS NICHOLAS A 231 ENCINO AVE 24523 BRITTANY P O BOX 867 TMINSTER, MD 21158 SAN ANTONIO, TX 74609 PLAINFIELD, IL 60544 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SEVEN SEAS INVESTMENT LLC SHEEHAN NANCY E SILVERSTEIN ROSALYN 1017 ELMWOOD AVE 10 GOLF VIEW LN 25 KNOLLS CRESCENT WILMETTE, IL 60091 FRANKFORT, IL 60423 BRONX, NY 10463 SLOVITER DAVID SIMON LOUIS & EILEEN SLOVITOR DAVID AND ELAINE SLOVITER ROSALIE 1576 CLOVERLY LN 1358 ROBIN HOOD RD 1358 ROBINHOOD RD RYDAL, PA 19046 MEADOWBROOK, PN 19046 MEADOWBROOK, PA 19046 SMITH CHRISTOPHER H SMITH CHRISTOPHER H SMITH CHRISTOPHER BEUTTAS DIANA H BEUTTAS DIANA H PO BOX 130 234 WEST HOPKINS AVENUE PO BOX 12366 SNOWMASS, CO 81654 ASPEN, CO 81611 ASPEN, CO 81612 TAD PROPERTIES LTD LLC TEMPKINS HARRY TAD PROPERTIES LTD LIABILITY CO TOWNE CENTRE PROPERTIES LLC TEMPKINS VIVIAN PO BOX 9978 323 W MAIN ST #301 420 LINCOLN RD STE 258 ASPEN, CO 81612 ASPEN, CO 81611 MIAMI BEACH, FL 33139 ERG KATHARINE TORNARE RENE TWIN COASTS LTD MAIN ST 308 W HOPKINS AVE 110 WEST C ST STE 1901 ASPEN, CO 81611 ASPEN, CO 81611 SAN DIEGO, CA 92101 VAUGHAN HEIDI 1996 TRUST WALGREEN JOANNE WEESE KATE B IRREV TRUST NO 2 N2322 SYLVAN LN 2258 N FREMONT 314 W WILLOW RD LAKE GENEVA, WI 54137 CHICAGO, IL 60614 CHICAGO, IL 60614 WILLE O LOUIS & FRANCES LYNETTE WHYTE RUTH WILLE RAOUL 32% INT PO BOX 202 200 W MAIN ST 200 W,MAIN ST ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 WILLIAMS DAVID & BONNIE JO 222 W HOPKINS AVE APT 5 ASPEN, CO 81611-1757 PUBLIC NOTICE RE: THE INNSBRUCK INN MINOR PUD, GMQS EXEMPTIONS FOR LODGE PRESERVATION AND AFFORDABLE HOUSING NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, June 18, 2002 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Room, City Hall, 130 S. Galena St., Aspen, to consider an application s ubmitted byI nnsbruck Holdings LLC requesting approval of a Minor PUD, and GMQS Exemptions for Lodge Preservation and Affordable Housing to expand the Innsbruck Inn by four lodge units and one employee housing unit. The property is located at 233 W. Main St. and is legally described as Lots A-E, Block 52, City and Townsite of Aspen. For further information, contact James Lindt at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO (970) 920- 5095, iamesl@ci.aspen.co.us. s/Jasmine Tyere, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on June 1,2002 City of Aspen Account ARD- --Il- PUBLIC NOTICE RE: THE INNSBRUCK INN FINAL HPC NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 26,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Innsbruck Holdings LLC requesting Final HPC design approval to expand the Innsbruck Inn. The property is located at 233 W. Main St. and is legally described as Lots A-E, Block 52, City and Townsite of Aspen. For further information, contact James Lindt at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5095, iamesl@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on June 8,2002 City o f Aspen Account ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 203> 96 M QJ M _91- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: KILAâ‚¬ - 26. 2.-002-200_ STATE OF COLORADO ) ) SS. County of Pitkin ) L ~ [34-â‚¬_ A Lat J -1 (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) o f the Aspen Land Use Code in the following nianner: e..~C~ Publication ofnotice: By the publication in the legal notice section of an official ' paper or a paper o f general circulation in the City of Aspen at least fifteen (15) days prior to the publicÂ·hearing. A copy of the publication is attached hereto. Posting of notice: By posting o f notice, which form was obtained from the Community Development Department, which was made o f suitable, waterproo f 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 and was continuously visible from the dau of 1 , 200 , to and including the date and time of the public , : hearing. A photograph of the posted notice (sign) is attached hereto. F 2- 'JI , C 1, Mailing of notice. By the mailing of a notice obtained from the Community g . Development Department, which contains the information described in Section -2,26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the>iblic hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns 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. (continued on next page) 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 o f 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 o f, and the notice to and listing of names and addresses o f owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. ~gnature Ths-fagegoing "Affidavit ofNotice" was acknowledged befofe me this 37134 of JU *- , 200_3 by 33--25 1-7 -net:33 WITNESS MY HAND AND OFFICIAL SEAL 1 PUBLIC NOTICE RE: THE INNSBRUCK INN FINAL HPC NOTICE IS HEREBY GIVEN that & public hearing My commission exqires:R/043,42<0 5 , will be held on Wednesday, June 26, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application sub,Hitted by Innsbruck J Notary Public Holdings LLC. requesting Final HI'C design appro- , val to expand the Innsbruck Inn. The property Is located at 233 W Main St. and is legally described as L ots AE, Block 52, City and Townsite of Aspen. For further information, contact James Lindt at the Aspen/ Pitkin Community Development De- partment, 130 S. Galena St-, Aspen, CO (970) 920- #S55?7%23*k 5095, jamesl@ci.aspen.co.us. s/Suzannah Reid, Chair, i SARAH Aspen i :istoric Preservation Commission Â· l Published in The Aspen Times on June 8, 2002. i (8828) ~_r-I .--9- - ATTACHMENTS: ~p i OATES At. -42Â·. COPY OF THE PUBLICATION e 44 CO,j) 1 ..... A PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL