HomeMy WebLinkAboutagenda.council.regular.20250930AGENDA
CITY COUNCIL REGULAR
MEETING
September 30, 2025
5:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
I.Call to Order
II.Roll Call
III.Scheduled Public Appearances
IV.Citizens Comments & Petitions
V.Special Orders of the Day
VI.Consent Calendar
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(Time for any citizen to address Council on issues NOT scheduled for a public hearing.
Please limit your comments to 3 minutes)
a) Councilmembers' and Mayor's Comments b) Agenda Amendments c) City Manager's
Comments d) Board Reports
(These matters may be adopted together by a single motion)
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VIA.Resolution #111, Series of 2025 – Ruedi Hydroelectric Facility Transformer
Replacement
VIB.Resolution #131 & #136, Series of 2025 - Golf Clubhouse Area Masterplan
VIC.Draft Minutes of September 9
VII.Notice of Call-Up
VIII.First Reading of Ordinances
VIIIA.Ordinance #08, Series of 2025 - Short-Term Rental Amendments
IX.Public Hearings
X.Action Items
XA.Resolution #099, Series of 2025 - Approval of Memorandum of Understanding for
Purchase of Unit Priority at Habitat for Humanity L3 Apartment
XI.Executive Session
Council Memo- Ruedi Transformer.docx
Exhibit B - Reso #111 of 2025 for Ruedi Transformer Purchase.doc
Exhibit A - Supply Procurement - Ruedi Transformer Purchase.pdf
Exhibit C - MVA Power MVBA25169 Submission Electric Plant Power
Transformer.pdf
Updated Golf Masterplan Memo - 9.25.docx
2.0 Course_Masterplan_Resolution-131 (1).docx
2.0 Final_-_Golf_Clubhouse_Area_Resolution_136.doc
2025-181 Golf Clubhouse & Campus Master Plan Professional Services.pdf
cc.min.090925.pdf
Memo_First Reading Ordinance #08, Series 2025.pdf
Draft Ordinance #08, Series of 2025.pdf
Exhibit A_Policy Resolution #077, Series of 2025.pdf
Exhibit B_Redlined Code Amendment Proposals.pdf
Exhibit C_HPC Resolution #08, Series of 2025.pdf
Exhibit D_P&Z Resolution #09, Series of 2025.pdf
Resolution099 Memo - Habitat Initiatives Funding final.docx
Resolution099_-_Habitat_L3_Priority_MOU.docx
Habitat L3 Priority MOU.docx
Pursuant to C.R.S. Section 24-6-402(4)(a) The purchase, acquisition, lease, transfer,
or sale of any real, personal, or other property interest; (4)(b) Conferences with an
attorney for the local public body for purposes of receiving legal advice on specific
legal questions; (4)(e) Determining positions relative to matters that may be subject
to negotiations; developing strategy for negotiations, and instructing negotiators;
(4)(f) Personnel
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XII.Adjournment
The specific items of discussion involve the following:
1. City of Aspen v. 359 Design, LLC
2. Contract Negotiations regarding Yogi’s, LLC, 455 Rio Grande Place
3. ACRA contract negotiations
4. Discussion with negotiators concerning City Manager Contract
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MEMORANDUM
TO: Mayor and City Council
FROM: Andy Rossello, Project Manager III
Ryan Loebach, Deputy Director of Utilities
THROUGH: Erin Loughlin Molliconi, Director of Utilities
MEMO DATE: September 22nd, 2025
MEETING DATE: September 30th, 2025
RE: Resolution #111, Series of 2025 – Ruedi Hydroelectric Facility
Transformer Replacement
REQUEST OF COUNCIL: Staff requests approval of Resolution # 111, Series of 2025, a
supply procurement agreement with MVA Power, Inc. to furnish a replacement
transformer for the Ruedi Hydroelectric Facility.
SUMMARY AND BACKGROUND: In 1984, the City Council approved the construction
and commissioning of a 5-megawatt (MW) facility at Ruedi Reservoir to provide
hydropower for the City of Aspen. In 1986 , the facility began hydroelectric output to the
grid. The facility has performed well for the past 40 years with the original equipment. In
2023, the city began working with consultant engineers Chalmers and Kubeck to assist
in routine maintenance and operations of the facility. City staff and the consultant
engineers identified several capital improvements to update and modernize existing
facility operations, including transformer replacement, governor and controls
replacement, and rewinding the generator's stator and rotor. The transformer
replacement has been budgeted for purchase with in the 2025 budget cycle and for
installation during the 2026 calendar year. All other components are planned for
replacement through 2026-2028 budget cycles.
DISCUSSION: During routine maintenance activities in 2023 consultants identified the
need to replace the existing 40-year-old transformer which allows for connectivity to the
grid at large. Consultants identified several deficiencies that could lead to transformer
failure including both a broken tap changer and carbonized o il. Any failure in the
transformer would result in up to a year of downtime as replacement component(s) are
sourced and installed, leading to associated lost revenue and would require substantial
adjustments to the City’s power purchase portfolio.
BASIS FOR VENDOR SELECTION: City staff worked with design consultants to develop
a specification to procure a new transformer. Competitive proposals were then solicited
through the Rocky Mountain Bidnet and eleven proposals were received. Staff and
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consultants reviewed the eleven proposals, of which eight were determined to be
responsive, and ranked them based upon the following factors included in the request for
proposal (RFP):
cost and electrical efficiency (calculated power losses through the transformer),
warranty provisions,
reputation within the industry, and
reference checks.
FINANCIAL IMPACTS: Staff received eight responsive proposals. The costs are
summarized below:
Hamilton $725,735.00
GD Partners Group $708,781.25
American Wire Group $684,812.00
Hartigan $630,853.00
Wesco Distribution $448,101.00
Premier Transformer, LLC $357,545.00
Power West Engineering $271,647.00
Texas Transformer and Equipment $250,000.00
MVA Power Inc. $229,200.00
Staff recommends awarding the design contract to MVA Power, Inc. based on their costs
and responsiveness to the RFP. The proposed project funding and expenditures are
outlined below:
Total Project Expenditures
MVA Power, Inc.: Supply Procurement Agreement $229,200.00
Total Contract $229,200.00
Existing Budget
Project 51800: Ruedi – Transformer $327,505.00
MVA Power, Inc. $229,200.00
Total Remaining $ 98,305.00
ENVIRONMENTAL IMPACTS: Ruedi and Maroon Creek Hydroelectric facilities are the
City’s largest owned and operated producers of local renewable hydroelectric power and
a key component of the City’s 100% renewable energy portfolio. The facilities produce an
average of 16 million kWh of local renewable power on an annual basis. This accounts
for approximately 21% of the city’s overall 100% renewable energy portfolio.
ALTERNATIVES: If Council elects to not approve the Ruedi Hydroelectric Facility
Transformer replacement procurement contract, it could jeopardize the continued
production of locally produced renewable hydroelectric power. The aged transformer
could fail, which would result in the loss of power production capability for upwards of a
year while the city sourced a new transformer. This reduction in power would need to be
offset with the purchase of renewable power resources at higher costs for the city and its
residents.
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RECOMMENDATIONS: Staff request council approval of the contract with MVA Power,
Inc. for $229,200.00 for the procurement of a replacement transformer for the Ruedi
Hydroelectric Facility.
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A – MVA Power, Inc. - Supply Procurement Agreement
Exhibit B – Resolution #111, Series of 2025
Exhibit C – MVA Power Proposal
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RESOLUTION # 111
(Series of 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, APPROVING A CONTRACT BETWEEN THE CITY OF ASPEN
AND MVA POWER INC. AUTHORIZING THE CITY MANAGER TO
EXECUTE SAID CONTRACT ON BEHALF OF THE CITY OF ASPEN,
COLORADO.
WHEREAS, there has been submitted to the City Council a supply
procurement agreement for the purchase of a replacement transformer at Ruedi
Hydroelectric plant, between the City of Aspen and MVA Power Inc., a true and
accurate copy of which is attached hereto as Exhibit “A”;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ASPEN, COLORADO,
That the City Council of the City of Aspen h ereby approves the supply
procurement agreement for the purchase of a replacement transformer, between the
City of Aspen and MVA Power Inc., a copy of which is annexed hereto and
incorporated herein, and does hereby authorize the City Manager to execute said
agreement on behalf of the City of Aspen.
INTRODUCED, READ AND ADOPTED by the City Council of the City of
Aspen on the 30th day of September 2025.
Rachael Richards, Mayor
I, Nicole Henning, duly appointed and acting City Clerk do certify that the
foregoing is a true and accurate copy of that resolution adopted by the City
Council of the City of Aspen, Colorado, at a meeting held, September 30th, 2025.
Nicole Henning, City Clerk
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0Supply ProcurementUpdated 8/2025
Ruedi - Transformer
CITYOFASPENSTANDARDFORMOFAGREEMENT
SUPPLY PROCUREMENT
City of Aspen Contract No.: 2025-252
AGREEMENT made the 29th day of August, 2025.
BETWEEN the City:Contract Amount:The City of Aspen
427 Rio Grande PlaceAspen, Colorado 81611Phone: (970) 920-5079
And the Professional:
MVA Power Inc.1 Rue HollyMontreal, QC H3X 3K6CA450-589-0733tender@mvapower.com
For the Following Project:
Exhibits appended and made a part of this Agreement:
The City and Vendor agree as set forth below.
1. Purchase. Vendor agrees to sell and City agrees to purchase the items on Exhibit A
If this Agreement requires the City to payan amount of money in excess of$100,000.00 it shall not be deemed validuntil it has been approved by the CityCouncil of the City of Aspen.
City Council Approval:
Date: 09/30/2025
Resolution No.: 2025-111
Exhibit A: List of supplies, equipment, or materials to be purchased.
Total:$229,200.00
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1Supply ProcurementUpdated 8/2025
The City and Vendor agree as set forth below.
1. Purchase. Vendor agrees to sell and City agrees to purchase the items on Exhibit Aappended hereto and by this reference incorporated herein as if fully set forth here forthe sum set forth hereinabove.
2. Delivery. FOB City of Aspen Ruedi Hydro Electric FacilityFrying Pan Rd.Basalt, CO 81621The physical location is unaddressed and located approximately 15 miles east ofBasalt ,CO at the base of the Ruedi Reservoir Dam.Delivery should be coordinated 2-3 mos/ prior to shipping[Delivery Address]
3. Contract Documents. This Agreement shall include all Contract Documents as thesame are listed in the Invitation to Bid and said Contract Document are hereby madea part of this Agreement as if fully set out at length herein.
4. Warranties. MVA Power (August 28, 2025) : 12 months from the date of energizationor 18 months from the date of delivery, whichever occurs first.
5. Successors and Assigns. This Agreement and all of the covenants hereof shall inure tothe benefit of and be binding upon the City and the Vendor respectively and theiragents, representatives, employee, successors, assigns and legal representatives.Neither the City nor the Vendor shall have the right to assign, transfer or sublet itsinterest or obligations hereunder without the written consent of the other party.
6. Third Parties. This Agreement does not and shall not be deemed or construed to conferupon or grant to any third party or parties, except to parties to whom Vendor or Citymay assign this Agreement in accordance with the specific written permission, anyright to claim damages or to bring any suit, action or other proceeding against eitherthe City or Vendor because of any breach hereof or because of any of the terms,covenants, agreements or conditions herein contained.
7. Waivers. No waiver of default by either party of any of the terms, covenants orconditions hereof to be performed, kept and observed by the other party shall beconstrued, or operate as, a waiver of any subsequent default of any of the terms,covenants or conditions herein contained, to be performed, kept and observed by theother party.
8. Agreement Made in Colorado. The parties agree that this Agreement was made inaccordance with the laws of the State of Colorado and shall be so construed. Venue isagreed to be exclusively in the courts of Pitkin County, Colorado.
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9. Attorney’s Fees. In the event that legal action is necessary to enforce any of theprovisions of this Agreement, the prevailing party shall be entitled to its costs andreasonable attorney’s fees.
10. Waiver of Presumption. This Agreement was negotiated and reviewed through themutual efforts of the parties hereto and the parties agree that no construction shall bemade orpresumptionshall arise fororagainst eitherpartybasedonanyallegedunequalstatus of the parties in the negotiation, review or drafting of the Agreement.
11. Certification Regarding Debarment, Suspension, Ineligibility, and VoluntaryExclusion. Vendor certifies, by acceptance of this Agreement, that neither it nor itsprincipals is presently debarred, suspended, proposed for debarment, declaredineligible or voluntarily excluded from participation in any transaction with a Federalor State department or agency. It further certifies that prior to submitting its Bid that itdid include this clause without modification in all lower tier transactions, solicitations,proposals, contracts and subcontracts. In the event that Vendor or any lower tierparticipant was unable to certify to the statement, an explanation was attached to theBid and was determined by the City to be satisfactory to the City.
12. Warranties Against Contingent Fees, Gratuities, Kickbacks and Conflicts of Interest.
(A)Vendor warrants that no person or selling agency has been employed or retained to solicitor secure this Contract upon an agreement or understanding for a commission, percentage,brokerage, or contingent fee, excepting bona fide employees or bona fide establishedcommercial or selling agencies maintained by the Vendor for the purpose of securingbusiness.
(B)Vendor agrees not to give any employee of the City a gratuity or any offer of employmentin connection with any decision, approval, disapproval, recommendation, preparation ofany part of a program requirement or a purchase request, influencing the content of anyspecification or procurement standard, rendering advice, investigation, auditing, or in anyother advisory capacity in any proceeding or application, request for ruling, determination,claim or controversy, or other particular matter, pertaining to this Agreement, or to anysolicitation or proposal therefore.
(C)Vendor represents that no official, officer, employee or representative of the City duringthe term of this Agreement has or one (1) year thereafter shall have any interest, direct orindirect, in this Agreement or the proceeds thereof, except those that may have beendisclosed at the time City Council approved the execution of this Agreement.
(D)In addition to other remedies it may have for breach of the prohibitions against contingentfees, gratuities, kickbacks and conflict of interest, the City shall have the right to:
1. Cancel this Purchase Agreement without any liability by the City;2. Debar or suspend the offending parties from being a vendor, contractor orsubcontractor under City contracts;
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3. Deduct from the contract price or consideration, or otherwise recover, the value ofanything transferred or received by the Vendor; and4. Recover such value from the offending parties.
13. Termination for Default or for Convenience of City. The sale contemplated by thisAgreement may be canceled by the City prior to acceptance by the City whenever forany reason and in its sole discretion the City shall determine that such cancellation isin its best interests and convenience.14. Fund Availability. Financial obligations of the City payable after the current fiscalyear are contingent upon funds for that purpose being appropriated, budgeted andotherwise made available. If this Agreement contemplates the City using state orfederal funds to meet its obligations herein, this Agreement shall be contingent uponthe availability of those funds for payment pursuant to the terms of this Agreement.
15. City Council Approval. If this Agreement requires the City to pay an amount of moneyin excess of $100,000.00 it shall not be deemed valid until it has been approved by theCity Council of the City of Aspen.
16. Non-Discrimination. No discrimination because of race, color, creed, sex, maritalstatus, affectional or sexual orientation, family responsibility, national origin, ancestry,handicap, or religion shall be made in the employment of persons to perform under thisAgreement. Vendor agrees to meet all of the requirements of City’s municipal code,section 13-98, pertaining to nondiscrimination in employment. Vendor further agreesto comply with the letter and the spirit of the Colorado Antidiscrimination Act of 1957,as amended and other applicable state and federal laws respecting discrimination andunfair employment practices.
Any business that enters into a contract for goods or services with the City of Aspen or any of itsboards, agencies, or departments shall:(a) Implement an employment nondiscrimination policy prohibiting discrimination inhiring, discharging, promoting or demoting, matters of compensation, or any otheremployment-related decision or benefit on account of actual or perceived race,color, religion, national origin, gender, physical or mental disability, age, militarystatus, sexual orientation, gender identity, gender expression, or marital orfamilial status.(b) Not discriminate in the performance of the contract on account of actual orperceived race, color, religion, national origin, gender, physical or mentaldisability, age, military status, sexual orientation, gender identity, genderexpression, or marital or familial status.(c) Incorporate the foregoing provisions in all subcontracts hereunder.
17. Integration and Modification. This written Agreement along with all ContractDocuments shall constitute the contract between the parties and supersedes orincorporates any prior written and oral agreements of the parties. In addition, vendor
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understands that no City official or employee, other than the Mayor and City Councilacting as a body at a council meeting, has authority to enter into an Agreement or tomodify the terms of the Agreement on behalf of the City. Any such Agreement ormodification to this Agreement must be in writing and be executed by the partieshereto.
18. Authorized Representative. The undersigned representative of Vendor, as aninducement to the City to execute this Agreement, represents that he/she is an
authorized representative of Vendor for the purposes of executing this Agreement andthat he/she has full and complete authority to enter into this Agreement for the termsand conditions specified herein.
19. ElectronicSignaturesandElectronicRecords This Agreement and anyamendmentshereto may be executed in several counterparts, each of which shall be deemed anoriginal,andallofwhichtogethershallconstituteoneagreementbindingontheParties,notwithstanding the possible event that all Parties may not have signed the samecounterpart. Furthermore, each Party consents to the use of electronic signatures byeither Party. The Scope of Work, and any other documents requiring a signaturehereunder, may be signed electronically in the manner agreed to by the Parties. TheParties agree not to deny the legal effect or enforceability of the Agreement solelybecause it is in electronic form or because an electronic record was used in itsformation. The Parties agree not to object to the admissibility of the Agreement in theform of an electronic record, or a paper copy of an electronic documents, or a papercopyofadocumentbearinganelectronicsignature,onthegroundthatitisanelectronicrecord or electronic signature or that it is not in its original form or is not an original.
20. The Professional in performing the Services hereunder must comply with all applicableprovisions of Colorado laws for persons with disability, including the provisions of§§24-85-101,et seq., C.R.S., and the Rules Establishing Technology AccessibilityStandards, as established by the Office Of Information Technology pursuant to Section§24-85- 103(2.5) and found at 8 CCR 1501-11. Services rendered hereunder that useinformation and communication technology, as the term is defined in Coloradolaw, including but not limited to websites, applications, software, videos, andelectronic documents must also comply with the latest version of Level AA of the WebContent Accessibility Guidelines (WCAG), currently version 2.1. To confirm that theinformation and communication technology used, created, developed, or procured inconnection with the Services hereunder meets these standards, Professional may berequired to demonstrate compliance. The Professional shall indemnify the CITYpursuant to the Indemnification section above in relation to the Professional’s failuretocomplywith§§24-85-101,etseq.,C.R.S.,ortheTechnologyAccessibilityStandardsfor Individuals with a Disability as established by the Office of InformationTechnology pursuant to Section §24-85-103(2.5).
21. Order of Precedence of Contract Documents. The terms and conditions set forth inthe City of Aspen Standard Form of Agreement establish the rights, obligations, and
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remedies of the parties. No additional or different terms or conditions, whethercontained in bid packets, documents, order forms, or any other document orcommunication pertaining to the agreement will be binding upon the City of Aspenunless accepted in writing by an authorized representative of the City. In the case ofconflicts or inconsistencies between the City of Aspen Standard Form of Agreementand any other document attached thereto which cannot be resolved by giving effect toboth provisions, the City of Aspen Standard Form of Agreement shall control.
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IN WITNESS WHEREOF, The City and the Vendor, respectively have caused this Agreement tobe duly executed the day and year first herein, of which, to all intents and purposes, shall beconsidered as the original.
FOR THE CITY OF ASPEN:
By: ___________________________
_______________________________Date
_______________________________City Attorney’s Office
SUPPLIER:
MVA Power Inc
By:
Charly Marc, Eng, VP Sales & MarketingTitle
September 12, 2025Date
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To:City of Aspen (herein called the "Owner").
Ruedi Hydro Electric Plant
-Power Transformer; Step Down
-5MVA, KNAN 65°C
-24.94Y/14.4 kV WYE – 4.160kV DELTA
-High Side De-Energized Tap Changer (DETC)
Item Description Unit Price
A.Base Transformer
FIRM PRICING PER UNIT -Cost of Equipment complete with accessories and
appurtenances,in accordance with Equipment Contract,excluding Items B thru
D.$
B.Freight
Cost of freight,per unit,F.O.B.Contractor-furnished concrete pad at job site,in
accordance with Equipment Contract.$
C.Design Tests & Other Test
Cost of all design and other routine factory tests,per unit,as outlined in ANSI
Standards and Equipment Contract.$
D.Technical Field Services
Cost for field services to dress-out,oil fill and perform all field testing,per unit,for
commissioning the power transformer, in accordance with the Equipment Contract.$
E.TOTAL PROPOSAL COST
FIRM PRICING PER UNIT – Summary of Costs (Item A thru D).$
F.Off-loading (ADDITIONAL ALTERNATIVE 1)
Costs to off-load transformer and set onto Owner-furnished pad.$
G.Post Installation Tests (ADDITIONAL ALTERNATIVE 2)
Cost of all routine maintenance tests,post installation as outlined in ANSI
Standards and Equipment Contract in addition to warranty testing.$
H Supplemental Cost Information (ADDITIONAL ALTERNATIVE 3)
1. One (1) spare high voltage bushing.$
2. One (1) spare low voltage bushing.$
3. Other recommended spare parts (itemize).$
The undersigned (hereinafter called the "Bidder")hereby proposes to furnish and deliver the equipment (hereinafter
called the "Equipment")described in the Plans and Specifications attached hereto and made a part here of for the
following prices:
PROPOSAL COST
3b
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Note: The following data shall be referenced to 2,300 meters (7,454 feet) altitude.
A. Technical Data
1. Construction Type (Core or Shell) _______Core______________
a) Steel type _______Cold-Rolled Grain-Oriented
(CRGO) Silicon Steel______________
b) H Winding Construction _______Disc Winding______________
c) Conductor type ______Copper_______________
d) X Winding Construction _____Helical
Winding________________
e) Conductor type _______Copper______________
2.
Exciting Current
a) At rated voltage (%)____~1.5%_________
b) At 110% rated voltage (%)_____~3.0%________
3. No-Load Losses
a) At rated voltage (kW)_____~3.5 kW_________
b) At 110% rated voltage (kW)___~4.5 kW_________
4.
Load Losses at 55°C rise ratings and corrected
to 75°C, excluding cooling equipment power
requirements
a) Base rating (kW)_____~28.0 kW_______
b) First state forced cooling rating (kW)____Not Applicable______
c) Maximum rating (kW)____Not Applicable_______
5. Total losses at 55°C rise ratings and corrected
to 75°C, excluding cooling equipment power
requirements
a) Base rating (kW)___~31.5 kW_______
b) First stage forced cooling rating (kW)_____Not Applicable_____
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c) Maximum rating (kW)___Not Applicable_______
6. Positive Sequence Impedance at 55°C rating,
corrected
to 75°C, at base KVA rating
a) High-voltage to low-voltage winding (%)____6.5%_________
7. Zero Sequence Impedance, at 55°C rating,
corrected to 75°C, at base KVA rating
a) High-voltage to low-voltage winding (%)____~6.0%_______
8. Net Weights
a) Core and coils (pounds)____~12,676 lbs____
b) Case and fittings (pounds)___~7,341 lbs___
c) Weight of oil (pounds)___~7,099 lbs____
d) Transformer complete with oil (pounds)___~27,117 lbs_____
Shipping Weight of largest piece (pounds)___~27,117 lbs____
9. Dimensions
a) Transformer base (inches)____~69.3 x 40.5 inches_______
b) Overall assembled (inches)___~69.3 x 40.5 inches_____
c) Height overall (inches)__~127.6 inches______
d) Height overall assembled (inches)___~127.6 inches_____
e) Net headroom required to remove core and
coils
including height of tank (inches)____~200 inches____
f) Net headroom required to remove high
voltage
bushings, including tank height
(inches)___~160 inches____
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.
Projected Floor Dimensions related to the
reference line through high-voltage bushings
a) Parallel to HV bushings (inches)___~120 inches_____
b) Perpendicular to HV bushings (inches)__~100 inches_____
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. Shipping Dimensions of largest piece
a) Height (inches)___~127.6 inches_____
b) Length (inches)___~69.3 inches______
c) Width (inches)___~40.5 inches__
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. First Stage Forced Cooling
a) Number of fans (#)______4_______
b) HP rating of each (hp)_____0_________
c) Nominal Voltage Rating of each (V)______0________
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.
Load of Cooling Equipment
a) First stage forced cooling (kW)_____0________
b) Total forced cooling (kW)_____0________
Total Heater Load (kW)____~1.0 kW______
Total Auxiliary Load; including fans, pumps,
heaters, etc. (kW)_____~1.0 kW______
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. Bushing Manufacturer and Drawing No.
a) Manufacturer ____PFIZER___
b) HV __T-2200____
c) XV ___T-1100____
d) X0 (Neutral of X) ___Not Applicable__
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. Bushing Strike Distance
a) HV (strike)___9 to 16 inches__
b) XV (strike)__5 to 12 inches_
c) X0 (Neutral of X) (strike)__Not Applicable___
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. Bushing Creep Distance
a) HV (creep)__46 inches______
b) XV (creep)___22 inches_______
c) X0 (Neutral of X) (creep)___Not Applicable______
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.
Bushing Impulse Withstand Voltage
(Standard Conditions)
a) HV (kV)____150 kV______
b) XV (kV)____75 kV______
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c) X0 (Neutral of X) (kV)____Not Applicable_____
18. To what extent will the transformer be disassembled for shipment?
The transformer will be shipped fully assembled
19. How will the transformer be shipped - rail, truck?
Truck
20. How will the transformer oil be shipped?
The transformer will be shipped oil-filled with FR3 fluid.
21. Self-cooled rating on complete loss of power supply to auxiliaries:
5 MVA
22. Supplemental ratings: 5 MVA at 65°C
23. Characteristics of insulating oil:
FR3 fluid
24. Description of oil preservation system:
A conservator tank with a bladder/diaphragm to prevent the oil from coming into
contact with the atmosphere.
25. Complete description of assembly operations required in the field for all parts shipped
disassembled. Give all details such as weights of components, physical sizes, type of
welding (if required), and lengths of weld. Attach separate instruction sheets if space
herein is limited:
The unit will be shipped fully assembled, only minor site work such as foundation
placement, grounding, and electrical connections will be required.
26. Paint material and procedures used:
Standard corrosion-resistant coating, typically an epoxy primer with a polyurethane
topcoat with ANSI 70 Light Gray color as per ANSI.
27. State experience to date, manufacturing 24.940/14.4Y-4.160 kV transformers, 150 kV
BIL, giving capacities, locations, and dates of installation:
More than ten years. Please see our references list below
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28. Statement of routine and Design Factory Tests:
According to specifications and ANSI standard
29. List of recommended spare parts:
A standard list would include gaskets, seals, fuses, spare bushings, gauges, and a
bottle of touch-up paint.
30. Indicate how much of the transformer is made in the USA:
The transformer is manufactured outside of USA. Some accessories are
manufactured in USA.
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MVA Power customers list on Power transformer
Customers Description Year Contact
name
Email Telephone
City of
Monroe, NC,
USA
5/6.6/6.25mva
Substation Power
Transformer
34.5 KV
2024 Scott
Cureton
scureton@monroenc.org 704-201-2435
City of
Joliette,
Canada
28/37/47 MVA
Power
Transformer
120 KV
2015 Marie
Claude
Gagnon
marieclaude.gagnon@ville.joliette.
qc.ca
450-753-8100
Electrosag,
QC, Canada
15MVAR Shunt
reactor
TBD Maxime
Fleury
maxime.fleury@electrosag.com 418-347-3372
ext 226
WAPA (US
Government
)
230MVA Auto
Transformer
TBD Cansu
Teano
teano@wapa.gov 970-461-7295
WAPA (US
Government
)
200MVA Auto
Transformer
TBD Cansu
Teano
teano@wapa.gov 970-461-7295
City of
Windsor,
Canada
1500 MVA
substation
Transformer
27.6 kv
2024 Pompiliu
Igna
pignat@citywindsor.ca 519-253-7111
ext 3367
NL Hydro, NL,
Canada
Substation
Transformer
2019-2020 Paul
Murphy
PaulMurphy@nlh.nl.ca 709-737-1283
For others customers, please contact MVA Power Inc.
22
Some customers of MVA Power Inc:
Customer Description Customer name and
contact
Status
Western Area Power
Administration (Wapa)
STATION SERVICE
POWER TRANSFORMER
(POWER PT);
230-KV CLASS, 900-KV
BIL, 167KVA,
SECONDARY =
250/125V
Mona Howey | Senior
Contract Specialist
(O) 970.813.0060 |
howey@wapa.gov
Delivered
Western Area Power
Administration (Wapa)
STATION SERVICE
POWER TRANSFORMER
(POWER PT);
230-KV NOMINAL, 138-
KV PRIMARY, 1050-KV
BIL,
100KVA, SECONDARY =
250/125V
Mona Howey | Senior
Contract Specialist
(O) 970.813.0060 |
howey@wapa.gov
Delievred
CPS Energy
500 McCullough San
Antonio, Texas 78215 |
Mail Drop CT0601
TRANSF VOLTAGE
138KV OIL-FILLED 50
KVA
POWER WINDING
250/125VOLT
METERING
WINDING 0.3
ACCURACY WXYZ AND
ZZ SINGLE
BUSHING 650KV BIL
GRAY PORCELAI
50kVA, Power Winding
250/125 volt,
Single Bushing 1300kV
BIL Gray Porcelain,
Sulfur Hexafluoride
(SF6)
Julie A. Behnken-Koch
Procurement Agent I |
Supply Chain Office:
210.353.5892|Cell:
210.243.6280
jabehnken-
ko@cpsenergy.com
City of Tacoma, WA Supply contract for
115KV Voltage
Transformers for a
three year
Mike Allen, PE
Substation Engineering
Manager
Delivered
23
period with two
optional one-year
contract renewals
Tacoma Power
(253) 396-3126
mallen@cityoftacoma.org
City of Nelson, BC,
Canada
72.5 KV Potential
Transformers
Casey Smit, P.Eng., PMP |
Project and Customer
Service Manager
Nelson Hydro
80 Lakeside Dr. Nelson, BC V1L
6B9
O: 250.352.8287 | C:
250.505.4565 | csmit@nelson.ca
24 hr Outage & Info 1-877-324-
9376
Delivered
24
MVA Power customers list on distribution transformers (Pole
mount and padmount transformers ) :
Customers Contact name Email Telephone
City of Dothan Robert Waters rwaters@dothan.org 334-796-3499
RMLD Maureen
Sullivan
msullivan@rmld.com 781-942-6441
Gleenwood
Spring
Kimberlay
Delgado
Kimberly.Delgado@cogs.us 970-384-6352
BrightRidge John Cole johncole@brightridge.com 423-952-5006
Bianchi Alex Ries Alex.Ries@IEA.net 319-981-2767
City of Nixa Stephanie
Ewing
sewing@nixa.com 417-49-0555
Santa Clara Chris Blandford CBlandford@santaclaraca.gov 408-615-2042
City of Dothan Chris Phillips cphillips@dothan.org 334-615-3310
NL Hydro Tony Kelly TonyKelly@nlh.nl.ca 709-258-2387
City of Nelson Casey Smit csmit@nelson.ca 250-352-8267
City of Penticton Cathy Ingram cathy.ingram@penticton.ca 250-490-2555
City Joliette Marie Claude
Gagnon
marieclaude.gagnon@ville.joliette.qc.ca 450-753-8100
Wallignford Jake Arborio jake.arborio@wallingfordct.gov 203-294-2267
Belmont Gayle Gionet GGionet@BelmontLight.com 617-993-2800
MLGW Philip Miller PMiller@mlgw.org 901-577-2080
Metra Steve Savvas SSavvas@METRARR.COM 312-322-2722
Septa Tinamarie
Rintye
trintye@septa.org 215-580-6075
City of
Summerside
Terry Arsenault terry.arsenault@city.summerside.pe.ca 902-432-1220
Nellis AFB NV
89191
Michael
Alvarez
michael.alvarez.7@us.af.mil 702-679-0842
ALASKA ENERGY
AUTHORITY
Rachael Holly rholly@akenergyauthority.org 907-771-3055
For others customers, please contact MVA Power Inc.
25
CERTIFICATE
OF REGISTRATION
This is to certify that the management system of:
MVA Puissance Inc /
MVA Power Inc
Main Site: 734 rue Saint Étienne,
L'Assomption, Québec, J5W 1Z1, Canada
has been registered by Intertek as conforming to the requirements of:
ISO 9001:2015
The management system is applicable to:
Design, manufacturing and supply of structures for the power
transmission, power distribution, power substations,
telecommunications, and light rail networks;design, manufacture and
supply of equipment, materials and components for the high voltage
and medium voltage power networks, light rail and fiber optic
networks individually or for turnkey packages.
Certificate Number:
0097401
Initial Certification Date:
19 December 2019
Date of Certification Decision:
18 November 2022
Issuing Date:
18 November 2022
Valid Until:
18 December 2025
Calin Moldovean
President, Business Assurance
Intertek Testing Services NA, Inc.
900 Chelmsford Street, Lowell
MA 01851, USA
In the issuance of this certificate, Intertek assumes no liability to any party other than to the Client, and then only in accordance with the agreed upon Certification Agreement. This
certificate’s validity is subject to the organization maintaining their system in accordance with Intertek ’s requirements for systems certification. Validity may be confirmed via email
at certificate.validation@intertek.com or by scanning the code to the right with a smartphone. The certificate remains the property of Intertek, to whom it must be returned upon
request. 26
Montreal, QC Operations
MVA Power Inc..
QUALITY MANUAL
Montreal, QC Operations
NOTE: EXCEPT AS MAY BE OTHERWISE PROVIDED BY CONTRACT, THIS
QUALITY MANUAL IS THE PROPERTY OF MVA Power Inc.. THIS DOCUMENT IS
ISSUED IN STRICT CONFIDENCE AND SHALL NOT BE REPRODUCED, COPIED OR
USED AS THE BASIS FOR MANUFACTURE OR SALE OF PRODUCT WITHOUT
PERMISSION.
Revision
Number
Effective
Date Revision Description
0 1-30-2008 Original issue
243 27
MVA Power Inc. Quality Manual
Marc Hadid, Eng.
(Electrical Engineer)
President
MVA Power Inc.
Charly-Marc Hadid, Eng.
(Industrial Engineer)
V.P. Sales & Marketing
MVA Power Inc.
Ismail Ghunir Quality Manager
MVA Power Inc.
Benjamin-Avi Hadid Shipping & Warehouse Manager
MVA Power Inc.
244 28
MVA Power Inc. Quality Manual
INDEX
1.0 Management Responsibility
2.0 Quality Systems
3.0 Contract & Specification Review
4.0 Design Control
5.0 Document Control
6.0 Purchasing
7.0 Control of customer supplied material
8.0 Product Identification & Traceability
9.0 Process Control
10.0 Inspection & Testing
11.0 Control of Inspection, Measuring and Test Equipment
12.0 Inspection & Test Status
13.0 Control of Non-conforming Product
14.0 Handling, Storage, Packaging, Preservation & Delivery
15.0 Control of Quality Records
16.0 Internal Quality Audits
17.0 Training
18.0 Servicing Manufactured Goods
245 29
MVA Power Inc. Quality Manual
The quality policy is to achieve and maintain customer satisfaction for all our products and services.
Policy objectives are as follows:
assure that products and services are
deliver products and services on time to both internal and external customers
minimize all scrap and waste
The quality system described in this manual is designed to meet our customer’s needs in terms of product
quality, on-time-delivery, customer service and product performance.
Most purchases are made on a “commercial” basis w ithout a specific CONTRACT or SPECIFICATION.
Those purchases made on a CONTRACT and/or SPECIFICATION basis are handled as indicated below.
If are purchased in accordance with a CONTRACT or SPECIFICATION, a preliminary
review is conducted by sales to determine if there are any special or non-standard requirements. If so, the
CONTRACT or SPECIFICATION is forwarded to DESIGN, MANUFACTURING ENGINEERING and
QUALITY ASSURANCE for comment which may include
expected product performance relative to customer requirements (including supporting test reports)
cost of any non-standard testing
time required to execute any non-standard testing
cost of any non-standard packaging
exceptions or clarifications to requirements contained in the CONTRACT or SPECIFICATION
After MVA Power Inc.. accepts a firm order from a customer, amendments to the CONTRACT or
SPECIFICATION
may still be necessary in cases where:
the needs of the customer change sufficiently to alter the terms of the contract
MVA Power Inc.. encounters unexpected delays in providing the product
A record of review and response to the CONTRACT and/or SPECIFICATION is maintained in the
Engineering Project File. Each project is assigned a project number (e.g. VAxxx).
The need for a design and development project arises when:
MVA Power Inc.. decides to enter or create a new market of products
the customer requests MVA Power Inc.. to manufacture an unproven design
Design and development projects have three distinct stages:
246 30
MVA Power Inc. Quality Manual
An analysis is performed to determine current and future market conditions.
Based on market analysis, a decision is made on whether or not to prepare a proposal to present to
the R & D Committee. The R & D Committee is comprised of top management, product managers
and technical managers. The R & D Committee determines whether the proposal should become
a formal project.
Project activity and status is reviewed each quarter in the R & D Committee meeting.
Design input is all the information needed to desi gn a product. This could include one or more of the
following:
environmental conditions where the product will be installed
product performance requirements as stated by the customer
correspondence between the customer and MVA Power Inc. concerning design
any industry imposed standards
any statutory or regulatory requirements
Design output is the translati on of customer or market product requirements into a product design and
predicted performance. The design must be consistent with MVA Power Inc.’s manufacturing capability,
thus facilitating the transition to manufacturing a prototype and ultimately a production run. The design
output should:
be verified against design input requirements and validated
contain acceptance criteria (testing)
identify characteristics that are crucial to safe and proper handling or use
be reviewed and approved before release to manufacturing and sales
Design reviews are conducted by the R & D Committee on a quarterly basis. Records are maintained in
the form of meeting minutes.
Design validation is used to assure that the final design satisfies the Design Inputs and Design Outputs.
Design validation includes testing of the final product design to assure that the design satisfies the defined
performance criteria.
The need for a design change may be identified by one or more of the following:
customer
Application Engineering
Design Engineering
Manufacturing Engineering
Manufacturing
Materials
Quality Assurance
Design Engineering is the only function approved to document, review and approve changes. Records
of change are maintained in Project Files and detailed on drawing revision notes.
247 31
MVA Power Inc. Quality Manual
Documents are controlled to ensure that:
information is easily accessible at appropriate locations
only current revisions of documents are in use at all times
obsolete documents are discarded
Two document control systems are utilized:
LAN (local area network) based system
Paper controlled system (limited use)
Complete system description is done according to customers requests & specifications for Doc Control (if
applicable). In other cases, MVA Power keeps documents secure in paper & electronic copies for easy
access when needed (i.e. MRB – Material Requirement Book or Project Book).
All documents and data are approved and reviewed for adequacy by authorized associates, or their
delegate, prior to release.
Electronic media document s are approved using the LAN document control system.
Paper controlled documents are approved by the author, or person currently performing that
function.
LAN documents are kept in a secure location on the LAN which is accessible by MVA Power
Inc..associates, for use when needed. Hard copies on LAN documents can be printed; but, a
watermark will appear on those hard copies indicating “valid only (date of print)”.
Paper documents are controlled and issued by th e originator, or person currently performing
that function.
The LAN document control system includes a document index. This index identifies each document
with the appropriate status, as follows:
document number assigned
document routing for approval
approved
obsolete
Document and data changes are reviewed and approved by the function that approved the original
document.
248 32
MVA Power Inc. Quality Manual
Purchasing of raw material, semi-finished goods and finished product for resale is based on reference
numbers, referred to as “item numbers”. Item numbers are set-up, maintained and controlled by the
Engineering Department. The item number master includes the name of qualified supplier(s), the
appropriate drawing number and any special instructions that need to be communicated to the supplier
on the PO.
Suppliers of critical products are evaluated to ensure th at they are capable of meeting MVA Power Inc.
requirements.
MVA Power Inc. qualifies major suppliers by means of review of their ISO9000 certificate, QA
Manual, Reference list & contacts or a visit to the supplier’s facility. A new or existing supplier must
submit samples for “1st article” approval on any article manufactured for the
first time. Following 1st article approval, that article/supplier is qualified.
MVA POWER INC.. evaluates each supplier’s capability by means of product receipt inspection on
at
least the first four consecutive receipts after 1st article approval.
MVA POWER INC.. evaluates major supplier’s quality systems by means of a visit to the supplier’s
facility and by the revew of their quality manual & NCR Reports on similar project scopes.
Suppliers are sent a purchase order that precisely identifies the material being ordered. This may include
one or more of the following:
product description
supplier or customer’s drawing number (contains technical and quality requirements)
special manufacturing requirements
material description
On certain critical products, suppliers are provided with a Material Specification which contains
a complete description of technical and quality requirements.
The planner/buyers have the authority to purchase existing items from existing suppliers. New suppliers
of existing items or new items are evaluated as previously described. New raw material items are
reviewed to assure conformance to necessary technical and quality requirements prior to authorization to
add the item to the purchasing data base.
MVA POWER INC.. does not normally perform verification of materials at the supplier’s manufacturing
facility.
MVA Power Inc. does not currently use customer supplied material. If such activity developed, the
Materials Manager is responsible for documenting and implementing the appropriate procedures.
Product is identified at receipt and at all stages of production, delivery and installation.
249 33
MVA Power Inc. Quality Manual
All raw materials, semi-finished goods and finished goods for resale are identified according to
MVA Power Inc or client requirements, as specified on drawings and/or item master detail.
All sub-assembly components and all finished assemblies are identified with a unique
manufacturing number. This identifying number travels with the components throughout
manufacturing.
At a minimum, each finished assembly is identified with the MVA Power Inc. catalog number.
On every contract, traceability from receipt thru manufacturing to finished goods is rigidly controlled.
Receipts are traceable to a specific project number, PO number or item description.
Production lots are stored-in and shipments are traceable-to specific inventory locations; but one or more
production lots may be in the same inventory location.
Discrete job travelers accompany each production lot throughout its manufacturing cycle. The Discrete
Job Traveler provides the order of operations and work instructions for each operation.
Special processes (where applicable) include Magnetic Particle Inspection, Heat Treating and Welding.
These processes are qualified, monitored and controlled as follows:
Magnetic Particle Inspection is performed by a trained and certified inspector.
Heat Treating is verified by mechanical test reports (T,Y,E) or hardness test reports.
Welding is done using qualified procedures, welding procedure specifications and certified welders.
Inspection and/or testing is conducted at three critical process steps: Receiving, Manufacturing,
Finished Production.
All materials designated for use in product manufacturing and all finished goods purchased and
designated for sale with MVA Power Inc. products are subjected to Receiving Inspection. The
following types of materials are actually inspected:
Any product from a new supplier
Any new product from existing supplier
Any product that is found defective during manufacturing
Certain critical products
Articles are inspected according to various Receiving Inspection Checklists (BOL – Bill of Lading)
and/or drawings.
Inspection includes verification of any required supplier certifications and in-house testing as specified
in the Receiving Inspection Checklist. Receiving Inspection is conducted in a designated area. Items
are moved from Receiving Inspection only upon authorization by the Receiving Inspection function.
Each manufacturing plant is responsible for product quality exiting that plant. A quality
process flow chart is used at each plant. This flow chart details how quality is to be controlled
and what quality records are to be made. A quality record is generated for each production lot at each
250 34
MVA Power Inc. Quality Manual
plant.
Each completed production lot is submitted to Final Inspection. These lots are inspected based on
requirements specified on drawings and in manufacturing instructions that are routed with each lot. In
addition, Inspection Checklists detail inspection and test instructions for many types of products. A
record of each inspection is maintained. The system for handling non-conforming product is described
later in this manual.
Procedures to control, calibrate and maintain measuring and test equipment are documented.
Inspection, measuring and test equipment are controlled by:
selecting appropriate test equipment that is capable of the necessary accuracy and precision defined by
the measurements that need to be made
identifying all test equipment with a unique equipment number, calibration status, technician (or
external service) that performed the calibration and next calibration date
calibrating and adjusting at predefined intervals against recognized industry standards, or in the cases
where no standards exist, documenting the basis of calibration
documenting details of equipment type, unique identification, location, frequency of checks, check
method, acceptance criteria, action taken when acceptance criteria is not met and records for all
calibrations performed
accessing and documenting the validity of test records produced from equipment that has been found
to be out of calibration
ensuring that environmental conditions are appropriate for calibration (both internal and external) and
tests being performed
assuring that proper handling and storage of equipment is appropriate to maintain accuracy and
fitness for use
where appropriate, safeguarding equipment hardware and software from inadvertent adjustments that
would invalidate the calibration settings
If a measurement device is found to be out of calibration, the validity of prior inspection and test results
is assessed as follows:
The device is taken out of service immediately.
The Quality Manager is notified of the finding.
A review of the time frame and validity of previous measurements on product produced and
tested with the suspect device is evaluated for risk by the Quality Manager.
The QA Manager reviews the finding with Production, Engineering and Sales to determine
whether any action is necessary, i.e. product hold, product retest, product recall.
Inspection Status and Inspection data are documented at each manufacturing work center as part of the
Quality At The Source system. Each operation, when complete, is “signed-off” on the manufacturing order
(MO) by the operator at each work center. Inspection and Test Status is also documented at Final Inspection.
Should all or part of a production lot fail inspection or test, such failure is noted on the manufacturing order
and handled as described in another section of this manual.
Non-conforming material is document ed on a Non-Conforming Material Inspection Report (NCMIR).
The NCMIR identifies the non-conforming material, documents the type of non-conformance and
251 35
MVA Power Inc. Quality Manual
provides for material review, disposition and corrective action.
Non-conforming product is identified as TYPE I or TYPE II. Quality Assurance Technicians are
authorized to execute the review, disposition and corrective action on TYPE I non-conforming product.
TYPE II non-conforming product is submitted to the Material Review Board (MRB).
The Material Review Board (MRB) consists of the Manufacturing Team Manager, the Quality Team
Manager and the appropriate Application/Design Engineer. The MRB must reach consensus regarding
disposition and corrective action. In cases where the non-conforming condition does not effect function
of the part, customer input may be requested and considered.
Disposition includes the following options:
accept as-is
rework and reinspect
sort and remanufacture shortage
scrap and remanufacture
The NCMIR provides for determination of the root cause and specifies corrective action which may
include such things as:
retraining of manufacturing associate
process capability studies
modifications to drawings, drawing tolerances
modifications to manufacturing procedures
modifications to Quality At The Source procedures
All raw material, sub-assemblies and finished product are handled to prevent damage and deterioration.
Large items are handled with fork lifts operated by associates with specific training and certification.
All raw materials are stored in designated and cont rolled warehouse locations to prevent damage and to
facilitate inventory control. All in-process material is stored in staging areas behind the next process.
Packaging and marking requirements are specified on the manufacturing order and supplemented by
additional instructions on the packing request sheet known as the “pick”.
Many components are sealed in bio-degradable waterproof plastic. The plastic bio-degrades after about
six months of exposure to sunlight. Standard shipping containers are heavy duty water resistant
cardboard.
The method of shipment is determined on a “least cost” basis unless otherwise specified by the
customer.
252 36
MVA Power Inc. Quality Manual
Quality records are maintained to demonstrate conformance of products and processes to specified
requirements.
Quality records include, but are not limited to, the following:
Material purchasing records
Receiving Inspection (Receipt Traveler)
Supplier Certification of Conformance or Test Reports
Inventory Control Records
Manufacturing procedures
Manufacturing quality records
Quality Assurance inspection and test records
Quality at the Source is audited on a daily basis to ensure that plant quality records are reliable and
complete.
All associates are required to complete a variety of traini ng activities. A training record is maintained for
each associate. Periodic audits are conducted to assure that each associate’s training requirements are
current and updated, if needed.
MVA POWER INC.. does not provide servicing to manufactured goods. MVA POWER INC.. does provide
field service consultation upon customer request.
253 37
HEALTH, SAFETY & ENVIRONMENT MANUAL
An introduction to our HSE management system
Version: 1011
October 2011
254 38
1.0 Management Systems
1.0 Contents
1.1 Introduction
1.2 Values
1.3 Health, Safety & Environmental Policy Statement
1.3.1 Principles
1.3.2 Aims
1.3.3 Accountability and Responsibility
1.3.4 Safety: Measures of Success
1.3.5 Senior Management responsibilities
1.3.6 Supervisor Responsibilities
1.3.7 Employee Responsibilities
1.3.8 Contractor Responsibilities
1.3.9 Visitor Responsibilities
1.3.10 Organization Chart
1.4 Our Key People
1.4.1 President
1.4.2 H&S Manager (Rep for OHSMS)
1.4.3 Joint H&S Committee Members
1.4.4 All Employees
1.4.5 All Contractors
1.5 How our Management System Works
1.5.1 Risk Management Approach
1.5.2 Planning and Review
1.5.3 System Documents
1.5.4 Document Control
1.5.5 Audits
1.5.6 Improvements
1.5.7 Human Resources
1.5.8 Meetings
1.5.9 Risk
1.5.10 Communication Channels
1.5.11 Joint H&S Committee Meetings
1.5.12 Management Team Meetings
1.5.13 Company Wide Email Notices
1.6 OHSAS 18001:2007 Clause Matrix
1.6.1 OH&S Policy
1.6.2 Planning
1.6.3 Legal and Other Requirements
1.6.4 Objectives
1.6.5 OH&S Management Programs
1.6.6 Structure and Responsibility
1.6.7 Training, awareness & Competence
1.6.8 Consultation & Communication
1.6.9 Documentation
1.6.10 Document and Data Control
1.6.11 Operational Control
1.6.12 Emergency Preparedness and Response
1.6.13 Performance measurement and monitoring
1.6.14 Accidents, Incidents, Non-Conformances, Corrective and Preventive Action
1.6.15 Records & Record Management
1.6.16 Audit
1.6.17 Management Review
255 39
1.7 Industrial Hygiene Protocol
1.7.1 General Policy
1.7.2 Standard Policy And Implementation
1.7.3 Occupational Health Standards
1.7.4 The Behavioral Model:
256 40
1.1 INTRODUCTION
MVA Power Inc. is a Canadien manufacturer and distributor of equipment for medium and high
voltage substations and power distribution and transmission lines.
With its steel manufacturing division, MVA Power Inc. is specialised in the detailed design,
manufacturing and supplu all electrical and mechanical equipment, hardware andf accessories for
energy and electrification projetcs of this nature.
This OHS Manual outlines our health and safety management system, and provides reference to
other documents and aspects of the system.
1.2 VALUES
Integrity:
We believe integrity is the foundation of our individual and corporate actions that drives an
organization of which we are proud.
• We are a responsible corporate citizen committed to the health and safety of people, protection
of the environment, and compliance with laws, regulations, and company policies.
• We are honest, trustworthy, respectful and ethical in our actions.
• We honor our commitments.
• We are accountable for our actions, successes and failures.
Teamwork:
We believe teamwork leverages our individual strengths.
• We are committed to common goals.
• We expect everyone to actively participate on the MVA team.
• We openly communicate up, down, and across the organization.
• We value the diversity of our workforce.
Customer Centricity
Our customers are at the center of everything we do, and our products, services and business
processes must be tuned to their needs. Every action we take must be aimed at doing the best
job for our customers - both external and internal and we must listen to our customers and
champion their interests at every moment.
Competitiveness
Today’s environment demands that we remain nimble, flexible and responsive. We will always
strive for market leadership, taking advantage of market opportunities and maintaining a
competitive edge. Our organization will remain focused on operational excellence, and creating
the most cost-efficient and customer-centric structure.
Respect
We respect every individual. We draw strength from equal opportunity and diversity, at the same
time supporting personal growth and development. We value and we all benefit from the spirit of
each individual.
1.3 HEALTH, SAFETY & ENVIRONMENTAL POLICY STATEMENT
257 41
1.3.1 Principles
MVA is committed to operating its business in a manner that prevents harm to people and the
environment.
Health, safety and environmental considerations of our activities are integral to the success of
our organization.
The authority, responsibility and accountability for health, safety and environmental aspects of
our business will be clearly defined.
1.3.2 Aims
In accordance with these principles, MVA aims to:
• Provide adequate control of the health safety environmental risks arising from our work
activities
• Consult with our employees on matters affecting their health and safety
• Provide and maintain safe shop and equipment;
• Ensure safe handling and use of substances
• To provide information, instruction and supervision for employees
• To ensure all employees are competent to do their task, and to give them adequate training
• Comply with applicable health, safety and environmental legislation;
• To prevent incidents and cases of work related ill health.
• To maintain safe and healthy working conditions
• Continuously improve, review and revise health, safety and environmental policy as necessary
at regular intervals.
1.3.3 ACCOUNTABILITY AND RESPONSIBILITY
The health and safety of people, protection of the environment and the minimization of loss to
equipment or property are the key priorities that form the basis for MVA’s HSE Management
System. Employees at all levels are expected to reflect these priorities during the performance of
their work activities. The following “Measures of Success” are beliefs that management and
employees must share to foster a positive, proactive, and continually improving HSE culture.
1.3.4 SAFETY: MEASURES OF SUCCESS
• Accidents/incidents are preventable
• Operational and transport exposures can be reasonably safeguarded
• Safety is a shared responsibility between management and employees
• Safety is a line management function and all levels of authority are accountable for events and
conditions under their control
• Preventing accidents/incidents is good business
• Working safely is a condition of employment
1.3.5 SENIOR MANAGEMENT RESPONSIBILITIES
At the senior level, management is responsible and accountable for the planning, leading, and
controlling required for the prevention of loss and the continuous improvement of the HSE
system. This is accomplished by:
• Ensuring, as far as reasonably practical, the health, safety, and welfare of all employees and
others at our sites or affected by our operations
• Ensuring that all employees are made aware of their HSE responsibilities and duties
258 42
• Providing HSE leadership by endorsing the HSE Policy, as well as initiating and directing the
formulation of annual HSE plans and objectives
• Providing the financial and human resources required to administer the HSE management
system and monitor its effectiveness
• Being familiar with action plans regarding HSE risks, opportunities, and current issues
• Providing guidance and advice regarding HSE initiatives and concerns
1.3.6 SUPERVISOR RESPONSIBILITIES
Examples of supervisory personnel include Team Leaders, Service Supervisors, and Shop
Foremen. Supervisors are responsible and accountable for maintaining a safe worksite by:
• Providing leadership by complying with, monitoring, and insisting on employee and contractor
compliance to regulatory, MVA, and the operating company’s HSE standards and requirements
• Providing leadership by commending employees for appropriate behaviour or implementing
corrective measures as required in order to maintain established HSE performance standards
• Ensuring that employees are familiar with regulatory, MVA, and the applicable operating
company’s HSE standards and requirements for the operations being performed
• Ensuring that all equipment is maintained in a safe operating condition, that hazard
assessments are performed as specified in the Safety Standards Manual, and that hazardous
conditions or unsafe acts are identified, evaluated, eliminated, or controlled
• Communicating with operating companies’ representatives regarding HSE issues relevant to
operations being performed
• Ensuring that employees under their direction are properly trained to perform their tasks in a
safe and environmentally responsible, or remain under the guidance of a qualified worker
• Ensuring appropriate, well maintained safety and personal protective equipment is available
and worn as required, and that employees receive adequate training in the use, limitations, and
maintenance of the equipment
1.3.7 EMPLOYEE RESPONSIBILITIES
Your HSE responsibilities as an employee or contractor are:
• Taking reasonable care to protect your health and safety, or the health and safety of other
workers or anyone exposed to our operations. Complying with and performing work activities
according to established HSE standards, procedures, and practices
• Refusing to perform work that poses or may pose imminent danger to you or to any other
individual. “Imminent Danger” means a danger that is not normal for a workers occupation or a
danger under which a person engaged in that occupation would not normally perform during his
or her work. If you refuse to perform work that might be dangerous, inform your supervisor or
manager. The applicable manager or supervisor shall investigate the situation and take actions
necessary to eliminate or control hazards
• Reporting all potential hazards, unsafe work practices, accidents/incidents, injuries, illness,
spill/releases, violations, and non conformances to your immediate supervisor
• Using and maintaining designated safety and personal protective equipment as required to
minimize or control hazards
• Asking your supervisor or manager for clarification and direction when you are unsure about a
specific task or operation
1.3.8 CONTRACTOR RESPONSIBILITES
As far as reasonably practical, contractors are responsible and accountable for ensuring the
health and safety of their employees, and all individuals exposed to the contractor’s work. Prior
to being hired, contractors who perform safety sensitive work or work that involves
environmental risks will be subject to and HSE program evaluation. These contractors must meet
259 43
the requirements specified and on the MVA “Contractor Selection Checklist” in order to be eligible
for hire. A copy of the checklist can be found.
In addition to the above noted requirements, all contractors are responsible for:
• Complying with and ensuring that all persons under their direct control comply with all
applicable regulatory requirements
• Complying with MVA HSE standards and requirements when directly involved in a MVA
operation, or when directly supervised by a MVA employee
• Ensuring that all work activities are carried out in a manner that will not compromise the health
and safety of any individuals
• Communicating to their personnel, as well as others present at worksites, applicable HSE
information that will allow operations to be performed in a safe, healthy, and environmentally
responsible manner.
Examples where applicable communications can take place; safety meetings, hazard
assessments, or general communication
• Consulting with MVA management as required when in doubt about any matter pertaining to
health, safety or the environment
• Inspecting and maintaining their equipment in a safe operating condition as specified by
regulations and the manufacturer
• Ensuring that hazard assessments are performed as required, that HSE worksite inspections are
performed as required, and that hazardous conditions or unsafe acts are identified, evaluated,
and eliminated or controlled
• Maintaining WCB and Insurance coverage as stipulated in contractual agreements and as
required by regulatory requirements. Contractor insurance requirements are specified in the
Safety Standards Manual
1.3.9 VISITOR RESPONSIBILITIES
All visitors to MVA are required to report to the facility office. Visitors are not allowed in work
areas without authorization from the facility manager, and must be accompanied by an escort.
Work areas include shops, yards, warehouses, and operational worksites. When visiting a MVA
facility or worksite, visitors shall:
• Follow the instructions of the site supervisor or escort
• Wear the personal protective equipment when required
1.3.10 ORGANISATION CHART
260 44
President Marc Hadid, P. Eng. V.P. / Sales & Projects Charly-Marc Hadid, Jr. Eng. Admin. Controller Jamie Hadid Sales Executive Alejandro Pascual Technical Engineer Benjamin Hadid Leonardo Nedelcu Technical Engineer Nazaire Cesar Alejandro Pascual Babacar LoAdministration Sales & Marketing Benjamin Hadid Thameur Frikha Tech. Asst. Sales Benjamin Hadid Nazaire Cesar Hanna Abiad Babacar Lo Reception/Logistics Stéphane Trudel Warehouse Thameur Frikha Accounts Payables Steve Parisee LEGAL Nathalie Clément Safety & Health Marc Hadid, P. Eng. QA/QC Benjamin Hadid Leonardo Nedelcu Sales Manager USA Networks 45
1.4 OUR KEY PEOPLE
1.4.1 President
Has the ultimate responsibility for OHS within the organization, and reports to the Board of
Directors.
1.4.2 H&S MANAGER (THE OHS MANAGER IS THE MANAGEMENT REP FOR THE
OHSMS)
The OHS Manager is a member of the company management team, and has the responsibility
and authority for ensuring that the OHS management system is established, documented, and
implemented in accordance with requirements. This includes ensuring effective internal
communications.
The OHS Manager reports to the Business Manager who also reports to CEO & Management
Team on performance of the management system in management reviews meetings and
recommends any improvements. Reports include:
1. OHS performance reporting, including results of OHS audits and reviews
2. Reporting of incidents and failures
3. Report on hazard identifications
4. Reporting on risk assessments
5. Reporting on preventive / corrective actions
6. Status of statutory reports
The OHS Manager communicates with other interested parties on matters related to the system.
These parties may include:
• Government and regulatory bodies
• Certification bodies
• Associations
• Suppliers / subcontractors
• Customers
1.4.3 JOINT H&S COMMITTEE MEMBERS
261 46
• Hold regular meetings (at least as many meetings as required by the law)
• Identify workplace hazards and recommend remedial action(s)
• Respond to employee concerns regarding health and safety
• Assist management in the development and implementation of safe work practices and
emergency procedures
• Participate in the development, implementation and monitoring of health and safety policies
and programs
• Participate in workplace inspections
• Participate in accident/incident investigations
• Participate in resolving work refusals
• Promote health and safety education and training
1.4.4 ALL EMPLOYEES
All employees have a key role to play, and are:
• Expected to share the management’s commitment to maintaining a safe and healthy working
environment
• Authorised & responsible for monitoring, identifying and reporting of any problems or
opportunities for improvement
• Responsible for complying with the policies and procedures that form part of this management
system, and any applicable legal and regulatory requirements.
1.4.5 ALL CONTRACTORS
1. Prepare and submit safe work method statements for any high-risk activities before starting
work on site (Must be approved the OHS Manager)
2. Notify management of any incident, injury, near miss, emergency or accident on the premises
3. Perform all activities and work in a safe and healthy manner and in accordance with the
contract, safe work method statements and the workplace health and safety legislation.
1.5 HOW OUR MANAGEMENT SYSTEM WORKS
1.5.1 The Risk Management Approach
The overall aim of our OHS management system is to help us manage the risks we face. Our
methodology for doing that is as follows:
Step Discussion
Consider the context Hazards are considered in the context of:
• Our activities
• The requirements we impose on ourselves in our OHS policies, objectives and
targets
• The requirements imposed on us by legal and regulatory bodies
• Contractual requirements
• The perceived expectations of the wider community
Hazard identification
We have established an integrated methodology for hazard
identification including:
• Regular workplace inspections
• A program of internai and external audits
• Weil established ad-hoc hazard reporting program
• Safety committee comprising representatives of management and employees
• Procedure to initiate hazard analysis in the event of changes to
working arrangements, new plant, materials or cause for concern
Analyze the risk We use the matrix method with the following descriptors and values:
262 47
Consequence: Insignificant (I) Minor (Mi) Moderate (Mo) Major (Ma) Catastrophic (C)
Probability 1 2 3 4 5
Almost certain: 1M, 2H, 3H, 4E, 5E
Very Likely 1M, 2H, 3H, 4E, 5E
Quite Likely 1L, 2M, 3H, 4E, 5E
Occasional 1L, 2L, 3M, 4H, 5E
Rare 1L, 2L, 3M , 4H, 5H
Our Risk Assessment procedure includes an expia nation of each
level of probability and consequence in the context of our
activities:
Evaluate the risk
Risk levels are derived using the matrix.
Once aga in, our Risk assessment procedure includes an explanation
of each level of risk in the context of our activities.
Control the risk
We have a risk control procedure that specifies a hierarchy on
controls. In order of preference, these are:
1. Elimination
2. Substitution
3. Isolation / separation
4. Administration
Our risk management strategy incorporates the use of Hazard Registry to list hazards, assess the
risk they pose, and plan control measures. The risk management process is thereby integrated
with our wider OHS and business improvement initiatives. Information and performance data is
instantly available for management review or perusal.
1.5.2 PLANNING AND REVIEW
A management review of the system is carried out periodically to ensure its continued suitability
for purpose, and effectiveness in satisfying requirements (Including those of OHSAS
18001:2007). These reviews take place at least once a year. They include, but are not restricted
to:
• Assessment of the results of the regular internal audits
• Any external audits, certification issues
• Consideration of the needs and expectations of our customers. Particular attention will be paid
to any customer feedback that may be received
• Consideration of the need to update the system in respect of any new materials / substances
used, new technology, new operational practices, changing social and environmental conditions
• Consideration of the performance of the system and any suppliers / subcontractors
• Review of any accidents / incidents / improvement requests, and the status of any corrective or
preventive actions
• Consideration of actions to be taken to promote OHS improvement
A record of reviews is kept in the form of minutes. In addition to the review by top management,
our OHS committee members meet on a more regular basis to help monitor and manage the
system.
1.5.3 SYSTEM DOCUMENTS
This manual forms the top tier of our system documents. It does the following:
• Contains our policy statement, and overall objectives
• Generally outlines our arrangements for addressing the various clauses in OHSAS 18001:2007
• Refers to the procedures and other controls in place
We have a series of documented procedures that meet the standard’s compulsory requirement in
the following areas:
• Monitoring and measurement
• Hazard identification
• Risk assessment
• Control of risks
263 48
In addition to these, we have chosen in some instances to document other procedures or plans
to help control important activities. Our system includes various other types of documents
including:
• Standard letters
• Forms
• Checklists
1.5.4 DOCUMENT CONTROL
For the management of important documents: approval, issue, revision and deletion. This gives
us the confidence of knowing that the current version of these documents is available where
needed.
1.5.5 AUDITS
For scheduling, planning and recording our programme of internal audits. These help to verify
that our system is working effectively and helping to achieve our policy, objectives and targets.
1.5.6 IMPROVEMENTS
The engine room of our management system:
- Where we log ideas, problems, complaints and other opportunities for improvement
- Where we plan and record corrective / preventive action
- Where we query records for trend analysis.
1.5.7 HUMAN RESOURCES
For maintaining personnel details.
1.5.8 MEETINGS
For scheduling, planning and recording our important business meetings.
1.5.9 RISK
For recording our risk assessments. As this application becomes more widely rolled out to
personnel, they can quickly and easily view record, and track progress on those they have an
interest in.
1.5.10 COMMUNICATIONS CHANNELS
Various means are use to communicate information about our HS management system. These
include:
1.5.11 JOINT H&S COMMITTEE MEETINGS
These are held on a quarterly basis, and are attended by employee representatives. They
consider all aspects of our OHS management system. Minutes are published on notice boards,
and copies are available on request from the OHS Manager.
1.5.12 MANAGEMENT TEAM MEETINGS
264 49
These are held on a monthly basis, and are timed so all employees may attend them. The
relevant manager provides news and a summary of our organization’s performance in various
respects e.g. OHS, quality etc. Trends and major issues are explained, and everyone has the
opportunity to raise questions and comment.
1.5.13 COMPANY WIDE EMAIL NOTICES
The OHS Manager and reps use email to inform people about OHS matters. These provide
information on various matters – including OHS. The OHS Manager and reps use the notice
boards to deliver news on the results of external certification audits, and to advice on any new
health and safety initiatives. Company members will receive memos via active company email
accounts.
Clause How addressed
1.6.1 OH&S Policy Policy statement in HS manual, on serverm and statements on wall in various
locations
1.6.2 Planning Methodology for hazard identification, risk assessment and control outlines in
OHS manual and described more fully in procedures
1.6.3 Legal and other
requirements
Subscribe to Standards update service
Regular checks of applicable legal / regulatory requirements via industry
association and government advisory bodies
Management Review issue
1.6.4 Objectives At high level, objectives are planned / reviewed at management review
meetings
Individual managers set complementary objectives and targets throughout the
organization
Planned / monitored using
1.6.5 OH&S Management
Programmes
Annual project plan
SWAP (Safe Working Practice) for a specific task / location
Job Descriptions
1.6.6 Structure &
Responsibility
Organization Chart
OHS Manager / Coordinators / Reps
Standard clauses on OHS issures for subcontractors
1.6.7 Training, Awareness &
Competence
Induction procedure
Training procedure
Employee development using
Planned / monitored using
1.6.8 Consultation &
Communication
OHS meetings
Intranet
Notice boards
Incident reporting procedure
1.6.9 Documentation OHS Policy manual
1.6.10 Document and Data
Control
Document and data control procedure
Managed using – Documents module
1.6.11 Operational Control Risk management procedure
Detection system
Hierarchy systems
Managed using / Actions modules
1.6.12 Emergency Procedures
265 50
Preparedness and Response Fire Drills / Alarm System
Spills
First Aid
1.6.13 Performance
Measurement and
Monitoring
Health surveillance
Measurement / monitoring devices workbook with procedure
Employee surveys / Consultation meetings
1.6.14 Accidents, Incidents,
Non-conformances and
Corrective and Preventative
Action
Procedures
Managed using – Actions module
Accident form
Planned / monitored using
1.6.15 Records & Record
Management
Records management procedure
Data backup & restore procedure
Server / backup media
Other software applications
Filing cabinets
1.6.16 Audit Procedure
Trained auditors
Managed using – Audit module
1.6.16 Management review Regular meetings
Managed using – Meetings Module
1.7 INDUSTRIAL HYGIENE PROTOCOL
1.7.1 GENERAL POLICY
It is the policy our to conduct its business in a manner that safeguards occupational health and
in-so-doing complies with all applicable laws and regulations.
1.7.2 STANDARD POLICY AND IMPLEMENTATION
Compliance and Understanding
Every facility shall, at all organizational levels, Demonstrate understanding of, and compliance
with, corporate standards and methods as well as all applicable federal, state and local laws and
regulations relating to occupational health.
General Management
Every facility shall maintain the organizational capability to manage and implement the
occupational health policy and standards. Annual occupational health objectives and action plan
shall be developed by the responsibility manager.
Information Management
Every facility shall collect and maintain specific employee exposure and medical information in a
manner applying uniform standards utilizing Occupational Health Information Management
criteria, in order to facilitate administration, communication and trend analysis, while protecting
the confidentiality of individual medical information.
Training
Every facility shall implement timely and effective health hazard and Occupational Health
Information Management education.
Identification
266 51
Every facility shall develop, implement and maintain:
• A comprehensive health hazard identification system using departments or work areas of
potential exposure to toxic chemicals or physical agents.
• Methods and procedures for estimating and prioritizing potential exposures to these substances
Evaluation
Every facility shall conduct sufficient initial monitoring to evaluate, on a priority basis, whether
exposure to toxic chemicals and physical agents in excess of permissible exposure levels.
New Installations
All new processes and equipment shall be engineered and specified so as to prevent employees
from exposure to toxic chemicals and physical agents in excess of permissible exposure levels.
Remediation
Every facility shall take effective engineering, procedural, or other remedies to correct adverse
findings from any industrial hygiene or medical evaluation.
Engineering Controls
Every facility shall ensure effective operation, maintenance and use of devices, equipment and
systems installed to protect employees from exposure to toxic chemicals and physical agents in
excess of permissible exposure levels.
Procedures
Every facility shall develop, communicate, enforce and maintain written operating, maintenance,
labelling and warning procedures designed to protect employees from harmful levels of toxic
chemicals and physical agents.
Back-up Exposure Controls
Every facility shall:
• Maintain high spill prevention, contaminant control and housekeeping standards.
• Make available and maintain personal protective clothing and equipment appropriate for
hazards and exposure reasonable expected to occur.
• Establish and maintain appropriate personal hygiene services for the use and protection of
those who handle toxic chemicals and contaminated equipment.
Monitoring
Every facility shall routinely monitor workplace exposures to ensure that toxic chemicals and
physical agents having the potential for causing health problems are maintained within
permissible exposure levels
1.7.3 OCCUPATIONAL HEALTH STANDARDS
General Policy
It is the policy of MVA Tank &Vac to conduct its business in a manner that safeguards
occupational health and in so doing complies with all applicable laws and regulations.
Standards for Policy Implementation
Information Management:
Every facility shall collect and maintain specific employee exposure and medical information in a
manner applying uniform standards utilizing Occupational Health Information Management
criteria, in order to facilitate administration, communication, and trend analysis, while protecting
the confidentiality of individual medical information.
Training:
267 52
Every facility shall implement timely and effective health hazard and Occupational Health
Information Management education.
Medical Programs:
Every facility shall establish and maintain placement and periodic medical examination and
testing programs appropriate for exposures or job functions reasonably expected in the
workplace utilizing the Occupational Health Information Management criteria.
Treatment & Return-to-Work:
Every facility shall provide appropriate medical treatment for all work-related illnesses or injuries.
Appropriate medical approval shall be required to return to work following an extended illness or
injury.
Injury Management
Every Facility shall have a program with the aim of restoring the injured and/or ill employee to
the fullest physical, psychological, social, vocational and economic usefulness of which they are
capable, consistent with their pre-injury status.
START Behavioral-Based Safety Management
Specific, Measurable, Achievable, Realistic, Timely
1.7.4 THE BEHAVIORAL MODEL:
Result - Begin by stating the result(s) that you want to accomplish. (i.e. - zero injuries, 100%
safe behavior for the atrisk behaviors, etc.)
Identify Key Behaviors - this includes identifying the at-risk behaviors that are preventing you
from achieving your results and also identifying the behaviors that need to be performed to
accomplish your results. The at-risk behaviors are identified by reviewing previous incident
investigation reports, observing employees perform their work and also by interviewing
employees. The desired behaviors are the actions that you want each level of the organization to
perform to accomplish the results. These could be such things as conducting audits, reinforcing
and correcting behavior, attending meetings, conducting ABC analysis and developing action
plans for behavior change. Once the behaviors are identified, then clear concise definitions are
developed for each behavior. The at-risk behaviors are listed on an audit checklist and are the
basis for your behavioral observation program, while the list of behaviors needed to accomplish
your results can become a part of an individual performance appraisal system.
Measure - this is accomplished through an observation program, charts, graphs, etc. The primary
measurement tool for the at-risk behaviors is the behavioral observation program. During
behavioral observations, at-risk behaviors are observed and recorded on the observation checklist
as either being conducted safe on unsafe. The results are then recorded on a behavioral chart or
graph and expressed in terms of % safe behavior observed. In the case of the other behaviors,
they can be also measured by using reports, graphs, etc. and then reviewed during official
performance evaluations.
Performance Feedback - is provided during the observations, during safety meetings to share
the results of the observations, through graphs, action plans from ABC Analysis, performance
reviews, etc.
Reinforcement Strategies - includes conducting ABC Analysis of at-risk behavior, identifying
barriers to safe behavior, and developing actions to remove these barriers to influence behavioral
268 53
change. Additional actions include developing incentives that reinforce incident prevention
actions, reinforcing safe behavior during observations, and utilizing sooncertain-positive
consequences to sustain safe behavior.
Evaluate Effectiveness - the above listed actions should be monitored for a period of time (6-12
months) to see if you are making progress towards achieving your results. If you are not
achieving results, then you need to begin adjusting the above listed steps ( i.e. - identifying new
behaviors, evaluating the measurement, feedback and reinforcement steps) until you get the
results you are after. After you have achieved your results, the process starts over. It is a
continuous process and should be renewed, at least annually, and incorporated into the site
safety action plan.
269 54
M
V
A
Detailed Design, Manufacturing & Supply
Conception Détaillée, Fabrication & Fourniture
2.4 kV – 765 kV
M
V
A
Puissance
MVA
Power
Detailed Design, Manufacturing & Supply
Conception Détaillée, Fabrication & Fourniture
2.4 kV – 765 kV
Substations
Distribution Lines
Transmission Lines
Sous-stations
Lignes de Distribution
Lignes de Transmission
es
ution
on
A
Puissance
MVA
Power
Detailed Design, Manufacturing & Supply
Conception Détaillée, Fabrication & Fourni
2.4 kV – 765 kV
Substations
Distribution Lines
Transmission Lines
Sous-stations
Lignes de Distribution
Lignes de Transmission
A
Puissance
MVA
Power
Detailed Design, Manufacturing & Supply
Conception Détaillée, Fabrication & Fourniture
2.4 kV – 765 kV
Substations
Distribution Lines
Transmission Lines
Sous-stations
Lignes de Distribution
Lignes de Transmission
es
ution
on
es
ution
on
SEPT. 2011
Substations,
Distribution &
Transmission Lines
Sous-Stations,
Lignes de Distribution
et de Transmission
270 55
MVA
- 2 -
MVA Puissance Inc.
MVA PUISSANCE INC. est un fabricant Canadien et distributeur de matériel de moyenne et haute tension pour
sous-stations et lignes de distribution et transmission.
Avec sa division de fabrication d’acier, Romar Industries Inc., MVA PUISSANCE INC. exécute la conception
détaillée et la fourniture de tout matériel électrique et mécanique pour ce genre de projet.
Les projets de Sous-stations sont du type intérieur et extérieur. Le matériel sur ce genre de projet peut inclure :
• Portiques et autres Structures
•Disjoncteurs de type Extérieur
•Appareillage de type Intérieur
•Sectionneurs et Interrupteurs
•Isolateurs, Jeu de Barres & Accessoires
• Matériel et accessoires de M.A.L.T.
•Transformateurs de Puissance & de Distribution
•Transformateurs de Mesure
•Relais de Protection
•Fusibles de Puissance
•Bancs de Condensateurs
•Essais et Mesurage
• Gestion d’Énergie
• Pièces de Rechange
Les projets de Distribution et Transmission
d’Électricité incluent les lignes aériennes et les
lignes souterraines. Ce genre de projet peu inclure le
matériel suivants :
• Câbles Haute Tension
• Poteaux et Pylônes
• Étagère à Câble & Jeux de Barres Blindés
• Conduit et Boîtes de Raccordement
• Transformateurs Aériens
• Sectionneurs et Fusibles Aériens
• Parafoudres
Nos clients principaux dans les marchés Canadiens et
Internationaux incluent :
• Fournisseurs d’Électricité • Entrepreneurs Spécialisés
• Ingénieurs Conseils • Distributeurs & Fabricants (OEMs)
• Industries • Maisons de Commerce
• Villes et Municipalités
MVA PUISSANCE INC. avec son usine située à proximité de Montréal emploie quelques quinze personnes avec
trois ingénieurs et techniciens et trois représentants de vente.
Supply
Fourniture
Manufacturing
Fabrication
271
Veuillez nous transmettre vos demandes de prix pour
soumission ou pour prix budgétaire et informations techniques, il nous fera plaisir de vous servir.
56
MVA
- 3 -
MVA Power Inc.
MVA POWER INC. is a Canadian manufacturer and distributor of equipment for medium and high voltage
substations and power distribution and transmission lines.
With its steel manufacturing division, MVA POWER INC. is specialised in the detailed design,manufacturing
and supply all electrical and mechanical equipment, hardware and accessories for energy and electrification
projects of this nature.
Substations projects, both indoor and outdoor. Equipment on such projects may include :
•Tower frames and other Structures
• Grounding
• Outdoor breakers
• Indoor switchgear
•Disconnects and Loadbreakers
•Power Fuses and Cutouts
•Power & Distribution Transformers
•Instrument Transformers
•Protection Relays
•Insulators, Buswork & Accessories
•Power Factor Control Equipement
• Lightning Arresters
• Shielding Towers
• Capacitor Banks
• Testing and Instruments
• Energy Monitoring
• Spare Parts
Power Transmission and Distribution projects
includes overhead and underground lines.
Equipment on such projects may include :
• Power Cables and Bus Duct • Conduit and Pull Boxes
• High Voltage Cable • Pole-mount Transformers
• Poles and Pylons • Disconnects and Fuses
• Brackets and other Hardware • Lightning Arresters
Our main customer in the Canadian and International markets include :
• Power Utilities, public and private • Specialised Contractors
• Consulting Engineering firms • Distributor & OEMs
• Industry • Trading Agencies
• Cities and Municipalities
MVA POWER INC. with its Montreal based manufacturing facilities employs some fifteen people with three
engineers and technicians on staff and three full-time sales people.
Detailed Design
Conception de Détail
272
materials and accessories
Please send your requests for tenders or budget
pricing and technical information, we will be happy to serve you.
57
MVA
- 4 -
Products
Substations
Transmission Lines & Distribution Lines
• Medium & High Voltage
Substation Packages
• Accessories & Hardware for Substations
• Air Core Current Limiting Reactors
• Batteries, Chargers & UPS
• Brackets, Aluminum, Steel & Fiberglass
• Bus Duct, Cable Bus & Cable Trays
• Cables, Aluminum & Copper
• Guy Wires
• Cables and Terminations, High Voltage
• Fiber Optic Cables
• Energy Monitoring
• KWH Meters
• Capacitors & Capacitor Banks
• Control Panels
• Poles & Anchors, Cross Arms,
Fiberglass & Wood
• Disconnect & Load Break Switches
• Electrical Connectors
• Fiber Optic Cables & Accessories
• Flex Braids
• Ground Rods & Inspection Boxes
• Ground Rods, Cables & Materials
• High Voltage Testing Equipment
273 58
MVA
- 5 -
• Indicators
• Indoor Station Equipment
& Auxilaries
• Instruments
• Insulators
• Lightning & Surge Arrestors
• Line Traps
• Photo Cells & Street Lighting
• MCCB
• Heat Shrink Tubing and Tape
• Prefab Trenches & Boxes
• Protection Relays and SCADA
• Reactors, Resistors & Line Traps
• Reclosers
• Pylons
• Service Platforms, Steel & Aluminum
• Solar Energy Systems
• Supports, Steel & Aluminum
• Switchgear
• Telecommunication Towers
• Tower Structures
• Transformers, Distribution
• Transformers, Insutrument
• Transformers, Padmount
• Transformers, Dry Type
• Transmission Line Hardware
• Trolley Systems & Accessories
We also supply spare parts,
accessories and components
that are hard to find. Contact
us for your needs.
274 59
MVA
- 6 -
Produits
Sous-stations
Lignes de Distribution & Lignes de Transmission
• Sous-station de moyenne et haute tension
clé-en-main
• Accessoires & Matériel pour Sous-stations
• Accumulateurs & Chargeurs
• Alimentation Statique Sans Coupure (UPS)
• Appareillage
• Boîtes d’inspection de Raccord M.A.L.T.
• Câbles, Protège, Rouleaux, Étagère
• Câbles, Aluminium & Cuivre
• Câbles et Terminaisons, Haute Tension
• Câbles à Fibre Optique
• Câbles, Messager
• Caniveaux & Boîtes Préfabriquées
• Cellule Photoélectrique & Éclairage de Rue
• Commutateurs
• Compteurs d’Énergie
• Système de Gestion d’Énergie
• Condensateurs & Banc de Condensateurs
• Conduits de Plancher
• Équipement de Station Intérieure
• Indicateurs
• Isolateurs
• Instruments
• Jeux de Barres Blindés
• M.A.L.T., Tiges, Câbles & Accessoires
• Panneaux de Commandes & Protection
• Parafoudres
• Plates-formes d’Entretien, Aluminium & Acier
• Poteaux & Ancrages
• Portiques & Structures
• Tresses Flexibles
• Systèmes d’Énergie Solaire
275 60
MVA
- 7 -
• Pylônes
• Quincaillerie de Ligne
• Raccords Électriques
• Ré-enclencheurs
• Réactance, Limiteurs de Courant
• Résistances
• Relais de Protection & SCADA
• Sectionneurs d’isolement
• Sectionneurs-Interrupteurs
• Supports, Aluminium, Acier & Fibre de Verre
• Transformateurs, Type à Sec
• Transformateurs, de Mesure
• Transformateurs, de Puissance
• Transformateurs, Distribution
• Transformateurs, sur Socle
• Traverses, Bois & Fibre de Verre
Nous fournissons aussi des pièces de rechange, accessoires, et composantes difficiles à
trouver. Contactez nous pour vos besoins.
276 61
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Suppliers Fournisseurs
Our main suppliers include Canadian Nos fournisseurs principaux incluent des
companies from across the country, compagnies Canadiennes d’un océan à
as well as from all continents as per customer l’autre, ainsi que de tous les continents
needs. Some of the major suppliers included: selon les besoins de nos clients. Une liste
partielle des principaux fournisseurs :
ABB
Alstom / Areva
Arruti Industias /
Substaciones
Cable Bus
CDR Systems
Central Moloney
CES Transformer
Circuitor
Cleaveland Price
CME
Condumex Transformers
Conduct
Connector Products
Cooper
C G Power
DSG / Canusa
EMEK
Fisher – Pierce
GIG Insulators
Goodfellow
Hubbell (Lenoir City
Enclosures)
ICE / CEE/ Technirel
ITEC
Joslyn
JSHP
Kabar
Lapp
Nalda
NGK
Noram – SMC
Northern Transformers
Paillardet
Pionneer
Pirelli / Prysmian
Poltec
Primax
Quazite
Raychem
Romar Industries
S&C Electric
Schneider Group
Siemens
Slacan
Strongwell Ebert
Solar Combo
Suntech / Fisher Pierce
Toshiba
Tri Delta
VTC
Western Power Products
WW Components
MVA POWER Inc. Exclusive Distributor MVA Puissance Inc. Distributeur Exclusif
MVA Power also works with other MVA Puissance travaille aussi avec d’autres
International and Canadian suppliers on fournisseurs Internationaux et Canadiens
Request. sur demande.
277 62
MVA
- 9 -
Contacts
Our technical staff are very dynamic, highly
technical and also commercially oriented. This
allows us to focus on technical discussions and
recommendations with our customers and ensure
competitiveness of clients projects.
MVA Power Inc. is also consulted at the early
stages of projects for feasibility studies or budget
quotations.
The following is a table of products. Please contact
MVA Power Inc. for any inquiries.
Notre personnel est dynamique, très technique et
consciencieux côté commercial. Ceci nous permet
de nous concentrer sur les discussions techniques
et les recommandations avec nos clients pour
assurer que leurs projets sont compétitifs.
MVA Puissance Inc. est aussi consultée dans les
premières étapes des projets pour les études de
faisabilité et pour des prix budgétaires.
Le tableau suivant vous donne une liste type de
matériel. SVP contacter MVA Puissance Inc.
Breakers
Cables & Terminations
Disconnects
Fuses & Fuse Cutouts
Grounding Hardware
Insulators
Lightning Arrestors
Portable Connection
Pole Line Hardware
Poles
Power Distribution Management
Power Factor Correction Equipment
Protective Relays & Panels
Static Excitation Systems
Substations
Spare Parts
Switchgear & Components
Testing Instruments
Towers & Emergency Tower
Tower Frames & Support Structures
Transformers, Instrument
Transformers, Pole Mount
Transformers, Power
Disjoncteurs
Câbles et Terminaisons
Sectionneurs
Fusibles et Coupe-circuits
Matériel de M.A.L.T.
Isolateurs
Liaisons Souples
Parafoudres
Matériel de Ligne
Poteaux
Automates et Gestion d’Énergie
Matériel de Correction De Fact. Puiss.
Panneaux et Relais de Protection
Matériel d’Excitation Statique
Sous-stations
Pièces de Rechange
Appareillages de Commutation
Instruments d’Essais
Pylônes et Pylônes d’Urgence
Portiques et Supports
Transformateurs, Mesure
Transformateurs, Aériens
Transformateurs, Puissance
278 63
MVA
- 10 -
Services
Substations
Transmission Lines & Distribution Lines
MVA Power uses the latest techniques and computer software to detail design and manufacturing. This
enables MVA Power to design, supply and deliver on time and within budget the projects and orders.
Below is a list of services that are available within the context of a project :
• Foundation Shop Drawings
• Structural Shop Drawings
• Field Technical Services
• Field Supervison
• Ground Grid Studies and Calculations
• Bus Bar Calculations
• Layout Details & Bill of Materials
• Budget Pricing
• Telecom Network Schemes
• Span Calculations
• Cable Thermal and Dynamic Loading
• Power Factor Correction Systems
• Voltage Regulation Systems
• Network Rehabilitation
• Street Lighting
• Rural Electrification
• Renewable Energy Systems
• Used Materials
279 64
MVA
- 11 -
Services
Sous-stations
Lignes de Distribution & Lignes de Transmission
MVA Puissance utilise les dernières techniques et logiciels pour la conception détaillée, gestion et
fabrication. Ceci permet à MVA Puissance de faire la conception, fourniture et livraison à temps des
projets de ses clients.
Ci-dessous est une liste de services disponibles :
• Services Technique en Chantier
• Supervision en Chantier
• Conception de Fondations
• Conception Structurale
• Études et Calculs de Matrice M.A.L.T.
• Études de Dispositions d’Équipement
• Études de Faisabilité
• Études de Protection
• Systèmes de Télécom
• Calculs de Jeux de Barres
• Calculs de flèches
• Calcul pour Câble de Charge Thermique et
Dynamique
• Systèmes de Régulation de Tension
• Systèmes d’énergie Renouvelable
• Étude et Réhabilitation de Réseau
• Éclairage Publique
• Électrification Rurale
• Matériel Usagé
280 65
- 12 -
Key Personnel Personnel Clé
M. Marc Hadid, ing./ Eng.
Electrical high voltage engineer, team leader with Ingénieur en électricité haute tension, chef
over 30 years of experience in the design, detail d’équipe avec plus de 30 ans d’expérience en
design, calculation, site supervision and conception, conception de détail, calculs,
commissionning of medium and high voltage supervision de chantier, mise en marche de
substation for utilities and large industrial sous-stations à moyenne et haute tension pour
substations. fournisseurs d’énergie et industries lourdes
M. Charly-Marc Hadid, ing./ Eng.
Over 5 years experience in sales, marketing and Plus de 5 ans d’expérience dans la vente,
project management for utilities and industrial le marketing et la gestion de projets pour les
customers and distributors. utilités, l’industrie et les distributeurs.
M. Benjamin-Avi Hadid, ing. Jr./ Jr. Eng.
Mechanical engineer with 3 years experience Ingénieur mécanique avec 3 ans d’expérience dans la
in sales, marketing, project management, vente, le marketing,le design, la coordination sur place
design, on site coordination and support for et le support pour les utilités, l’industrie et les
utilities and industrial customers and distributors. distributeurs.
M. Eric Langer, Marketing/Sales executive
Over 20 years experience in sales, marketing Plus de 20 ans d’expérience dans la vente,
and project management for utilities and le marketing et la gestion de projets pour les
industrial customers and distributors. utilités, l’industrie et les distributeurs.
In House Technical and Sales Personnel
An efficient and reliable technical and Un support technique et administratif efficace et
administrative support is asured with fiable est assuré par le personnel clé et d’autres
key personnel and other inside staff. personnel interne.
Other consultants and specialists are hired D’autres spécialistes et consultants sont embauchés
as required by the projects. selon les besoins.
Clients
Our main customers are the major utilities, Nos clients principaux incluent les fournisseurs
Public Utility Corporations (PUC), private d’énergie, privés & publics, industries lourdes,
Utilities, heavy industries, specialised contractors entrepreneurs spécialisés, Fabricant (OEM’s), et
and distributors, OEM’s, Consulting Engineering ingénieurs conseils. Une liste détaillée est disponible
Firms. A detailed list is available on request. sur demande.
281 66
MOBILE SUBSTATIONS 24 – 13.8 KV, 5000 KVAJAMAICA PUBLIC SERVICE CO.282 67
MVA
- 14 -
Canadian Projects
Projects done in Canada for Industrial Clients,
Utilities and Consulting Engineering Firms
include : (Other detailed list of customers is
available on request)
Projets Canadien
Les projets fait au Canada en industrie, pour des
fournisseurs d’énergie et pour des sociétés
d’ingénieurs conseils incluent : (Liste détaillée
de référence est disponible sur demande)
ABB
.sruetasnednoc ed scnab ed tejorP.tcejorp sknab roticapaC
Alcan
Supply of Apparatus & Spare Parts Fourniture d’Appareillage & Pièces de Rechange.
Arno Électrique
Field Commissioning Services.Services en Chantier de Mise en Marche.
Domtar
Supply of Switching Equipment & Hardware Fourniture de Matériel de Sectionnement & de
Quincaillerie.
G.E. Hydro / Star Lake Power Project
Design & Supply of 25 kV substation.
Design & Supply of 25 kV bus duct .
Conception & Fourniture d’une sous-station 25kV.
Conception & Fourniture de caniveaux 25 kV.
BCTC / BCH
Steel Structures, H.V. Substations.Fourniture d’acier pour postes H.T.
Hydro-Magog
Supply of Switching Equipment & Hardware Fourniture de Matériel de Sectionnement & de
Quincaillerie.
Hydro-Sherbrooke
46 kV Motorised Disconnects for Severe Ice
Conditions.
Sectionneurs Motorisés 46 kV pour conditions de
Glace Sévère.
New Brunswick Power
Supply of transmission steel poles.
Supply of meetering units.
Fourniture de poteau d’acier 315 kV.
Fourniture de transformateurs de mesurage.
BFI
Design & supply of a 25 kV pole type outdoor
substation in Lachenaie, Quebec.
Conception et fourniture d’une sous-station 25 kV
type poteau à Lachenaie, Québec.
T.G. Waterville
Supply of Switching and Power Apparatus. Fourniture de Matériel de Sectionnement de
Puissance.
STM – Metro Montreal
Supply of fire rated trenches & covers (500°C). Fourniture de rainures & couvercles coupe feu
(500°C).
283 68
MVA
- 15 -
International Projects
Some export projects we have participated
through CIDA, the World Bank and other
trading companies, consultants or direct to
customers include :
DOMINICAN REPUBLIC
4 Substations 110 kV and 69 kV
Rural Electrification Project
INDIA – Kerala State
Power Factor Compensation on 16
Substations 132 kV & 69 kV
JAMAICA
120 kV to 69 kV Substations
MEXICO
400 kV Transmissions Lines –
Towers & Hardware
PAKISTAN
Interconnection and Stability Improvement
Feasability Study
SENEGAL-M’BUR
Rural Electrification Project
TRINIDAD
Equipment for 69 kV Substation
ZIMBABWE
Interconnection, Design, Supply and
Procurement Management
GUINEE
Street lighting project
Projets Internationaux
Quelques uns des projets auxquels nous
avons participé à travers l’ACDI, la Banque
Mondiale, et autres agents, conseillers ou
directement avec certains clients inclus :
RÉPUBLIQUE DOMINICAINE
4 Sous-stations 110 kV et 69 kV
Projet d’Électrification Rural
INDE – État de Kerala
Compensation du Facteur de Puissance sur
16 sous-stations 132 kV et 69 kV
JAMAIQUE
Sous-stations 120 kV à 69 kV
MEXIQUE
Lignes de Transmission
400 kV –Tours & Quincaillerie
PAKISTAN
Étude de faisabilité sur l’Interconnexion et
l'amélioration de la Stabilité
SENEGAL-M’BUR
Projet d’Électrification Rural
TRINIDAD
Équipement de sous-stations 69 kV
ZIMBABWE
Conception, Fourniture et Gestion des
Achats pour Interconnexion
GUINEE
Projet d’éclairage de rue
PREPA
Supply of electrical equipment &
spare parts / Fourniture d’équipement
électrique & pièces de rechange
BECHTEL – IRAQ
Supply of cable & spare parts /
Fourniture de câbles & pièces
de rechange
284 69
69 KV SUBSTATION – BAIE COMEAU S.D.O.
POSTE 69 KV – BAIE COMEAU S.D.O
sétilaicépSseitlaicepS
• Medium & High Voltage Substation
Packages
• Ensembles de Sous-station de Moyenne
et Haute Tension
euqirtcelÉ egallierappA •sutarappA lacirtcelE •
• Line Hardware & Insulators • Quincaillerie de ligne de distribution et de
transmission et isolateurs
elôrtnoC te noitcetorP •lortnoC & noitcetorP •
eigrenÉ’d noitseG •tnemeganaM ygrenE •
• Energy Generation & Accessories • Génération d’Énergie & Accessoires
• Telecommunication Components • Télécommunication
Manufacture :
734 St-Étienne, L’Assomption, Qué. J5W 1Z1, Canada
Tel : (450) 589-0445 Fax : (450) 589-0733
www.mvapower.com
Administration :
1 rue Holly, Montréal, Qué. H3X 3K6 Canada
Tel : (450) 589-0445 Fax : (450) 589-0733
info@mvapower.qc.ca
mhadid@mvapower.com
MVA285 70
1 Holly Road
Montreal, Quebec H3X 3K6
Tel : 450-589-0445
Fax : 450-589-0733
E-Mail : info@mvapower.com
Web : www.mvapower.com
References 2006-2011 projects
1 –
Corridor Resources (Penobsquis, NB)
McCully Phase 2 Field Development project - 138kV Substation (Detail Design, Manufacture &
Supply Package)
Corridor Resources
Halifax, NS
c/o Project Manager : AMEC Industrial & Infrastructure, Atlantic Region
56 Avonlea Court, Suite 300
Fredericton, NB
E3C 1N8
David Anderson, CET,Senior Electrical Designer
Tel: 506-460-5802
Mobile 506-461-0458
e-mail : dave.a.anderson@amec.com
delivered : Dec. 2006 energized / in service date : Apr. 2007
2 –
TOLKO Industries (Pulp Mill – Williams Lake, BC)
69kV Substation Package
TOLKO Industries - Creekside Division
Mark Everard, Buyer
Tel: 250-
c/o Project Manager: LEX Engineering Ltd.
2560 Simpson Road, Suite 200
Richmond, BC
V6X 2P9
Shane D. Schneider, EIT Design Engineer
Paul Fuoco, Eng. VP Engineering Projects
Phone: 604-273-1758
Delivery date : May. 2007
286 71
3 –
BCTC (BC Transmission Corp) – 69kV Clayburn Substation – Structural Steel (HSS)
BC Hydro
6911 Southpoint Drive (A03)
Burnaby, B.C. V3N 4X8
Jason Lo, Buyer
Carmela Kwan-Chu, P. Eng. Civil Design
Phone: (604) 528-2901
Email:Carmela.Kwan-Chu@bchydro.com
Delivery date : Feb. 2008
4 – MSE Power Systems – 230kV Brown Hill Substation – Structural Steel (Tubular & HSS)
UPC Wind Farm
Dansville, NY
c/o Project Manager: MSE Power Systems, Inc.
403 New Karner Road
Albany, NY 12205
David Klein, V.P. Operations & Projects
Tel: (518) 452-7718
Delivery date : Dec. 2007-Jan. 2008
5 - MSE Power Systems – 115kV Lent Hill Substation – Structural Steel (Tubular & HSS)
UPC Wind Farm
Cohocton, NY
c/o Project Manager: MSE Power Systems, Inc.
403 New Karner Road
Albany, NY 12205
David Klein, V.P. Operations & Projects
Tel: (518) 452-7718
Delivery date : Dec. 2007-Jan. 2008
6 - MSE Power Systems – 230 & 115kV Brown & Lent Hill Substation –
Structural Steel (TRX Platforms)
UPC Wind Farm
Cohocton, NY
c/o Project Manager: MSE Power Systems, Inc.
403 New Karner Road
Albany, NY 12205
David Klein, V.P. Operations & Projects
Tel: (518) 452-7718
Delivery date : Dec. 2007
287 72
7 – MB (Manitoba) Hydro – Red River Crossing Deadend Towers
QTY: 2x 82ft. Deadend Tubular Towers – Detail Design, Manufacture/Fabrication & delivery
MB Hydro
820 Taylor Ave.
Winnipeg, MB
Ross Storie, Civil Design
Tel:
Delivery date: June 2007 - Nov. 2007
8 – SNC Lavalin – Hadjret En Nousse (Algeria – Thermal Power Plant) (Lattice Structures)
400kV Incoming Tower Lines & Substation Structures.
c/o Project Manager: SNC Lavalin Constructors Inc.
455 Rene Levesque Blvd. West
Montreal. QC
Joseph-Alain Bedard, Eng. Project Manager
Christopher Bragg, Buyer
Pierre Monette, Buyer
Tel : (514) 393 1000
Delivery date: May. 2007 – Jan. 2008
9 - SNC Lavalin – Hadjret En Nousse (Algeria – Thermal Power Plant)
400kV Conductor & Hardware (fittings, connectors, etc.) equipment.
c/o Project Manager: SNC Lavalin Constructors Inc.
455 Rene Levesque Blvd. West,7th Floor
Montreal. QC
Joseph-Alain Bedard, Eng. Project Manager
Christopher Bragg, Buyer
Pierre Monette, Buyer
Tel : (514) 393 1000
Delivery date: May. 2007 – Jan. 2008
10 - SNC Lavalin – Greenfield Ethanol (Ontario – Ethanol Plant)
25kV Switches & Arrestors package equipment.
c/o Project Manager: SNC Lavalin Constructors Inc.
455 Rene Levesque Blvd. West
Montreal. QC
Michel Letourneau, Eng. Electrical Lead
Peter Thibault, Buyer
Pierre Monette, Buyer
Tel : (514) 982-2777
Delivery date: May. 2007 – Jan. 2008
288 73
11 – SUNCOR Energy Inc. c /o Jacobs Engineering – Firebag Stage 3 Project
Supply of 12 & 15MVA Power TRXs & NGRs (QTY: 4 each).
SUNCOR Energy Inc.
112 - 4 Avenue S.W.
Calgary, Alberta
T2P 2V5
c/o Project Manager:Jacobs Engineering
13226 MacLeod Trail SE
Calgary, AB
T2J 7E5
Tarjit Singh Lally, Electrical Engineer
Gregg Neden, Senior Buyer
Tel: 403-258-6556
Delivery date: May. 2007 – June. 2008
12 – Yukon Energy Corporation – Carmacks – Pelly Crossing Transmission Line & Minto Mine
Project
Supply of 5/7MVA Power TRX & Load Interruptor (QTY: 1 each) for Minto Mine (Sherwood Copper
end user/client) – Critical Delivery timeline (fast track)
Supply of 25Kv Surge Arrestors (QTY: 15)
Supply of 25kV By-Pass Switch (QTY: 3)
Supply of 25kv Instrument TRXs (QTY: 6 CT’s, QTY: 3 PT’s)
Supply of DC Battery Systems (QTY: 3)
Supply of 1000Kva Padmount TRX (QTY: 1)
Yukon Energy Corporation
#2 Miles Canyon Road
Whitehorse, Yukon
Y1A 6S7
Tom Debolt, Buyer
Tel: 867-393-5300
c/o Project Manager: Wardrop Engineering Inc.
6725 Airport Road, 6th Floor
Toronto, ON
L4V 1V2
Andrew C. Ioannou, P. Eng. Senior Project Manager - Energy Division
Shilpa Shah, Eng. – Electrical
Tel: 905 673 3788 Ext. 314
Delivery: March 2008 – Oct. 2008
289 74
13 – Forclum Energie Services (FES) – EIFFAGE – Benin SubX (Africa) – 40MVA Power TRX
Supply of 40MVA Power TRX, 69kV/13.5kV Voltage (QTY: 1) for SubX reinforcement project in
Benin, Africa
Forclum Energie Services – EIFFAGE Groupe
RD 937 - B.P.13
Verquin,
62131
France
Pascal Martel, Electrical Engineering Lead
Christophe Souillart, Purchasing Manager / Buyer
Tel: +33 6 18 66 40 86
Delivery date: March 2008 – Sept. 2008
14 – Gibraltar Mines (Copper Mine – McLeese Lake, BC)
66kV Substation Package
Gibraltar Mines Ltd.
10251 Gibraltar Mine Road
McLeese Lake, BC
V0L 1P0
Julie Arseneau,Buyer
Harold Karcher, Electrical
c/o Project Manager: LEX Engineering Ltd.
2560 Simpson Road, Suite 200
Richmond, BC
V6X 2P9
Paul Fuoco, Eng. VP Engineering Projects
Tel: 604-273-1758
Delivery date: July 2008 – Dec. 2008
290 75
15 - BCTC (BC Transmission Corp) – Dokie Wind Farm Terminal Substation – Structural Steel
(HSS)
Fabrication, Manufacture & Supply of 260kV Major Dead End Incoming Tower & structural SubX
steel
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Steve Gyabronka, Buyer
Tel: 604-699-7300
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Syed Iqbal, Eng. Project Manager
Pauline Garcia, Eng, Civil Design Group
Tel: 403-536-4954
Delivery date: July 2008 – Oct. 2008 (critical & tight schedule project delivery)
16 - BCTC (BC Transmission Corp) – Dokie Wind Farm Terminal Substation – Substation Bill of
Material
Fabrication, Manufacture, package & Supply of 260kV Substation Material (including: Busswork,
SubX connectors, grounding equipment, cables, etc…)
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Kavita Bains, Buyer
Tel: 604-699-7300
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Syed Iqbal, Eng. Project Manager
Mary Shen, Eng, Electrical Design Group
Pauline Garcia, Eng, Civil Design Group
Delivery date: Oct 2008 – Jan. 2009 (critical & tight schedule project delivery)
291 76
17 - BCTC (BC Transmission Corp) – Upper Harrison Terminal Substation
(c/o Cloudworks Energy Run of River Project) – Structural Steel (HSS)
Fabrication, Manufacture & Supply of 360kV Major Dead End Incoming Tower & structural SubX
steel
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Linda Chung, Buyer
Tel: 604-699-7300
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Mark Kefford Project Manager
Maria Acosta, Eng, Civil Design Group
Delivery date: Aug. 2008 – Jan. 2009 (critical & tight schedule project delivery)
energized / in service date : June 2009
18 - Bear Mountain Wind LP (AltaGas) – Bear Mountatin Wind Farm Project – ZigZag Padmount
Transformer & NGR
Fabrication, Manufacture & Supply of ZigZag Padmount Transformer & NGR package
Bear Mountain LP (Altagas)
c/o Project Manager: HATCH Energy
700, 840 - 7th Avenue S.W.
Calgary, Alberta
T2P 3G2
Lynda Scoville, Buyer
Tel: 403-920-3244
Dan Perrin, Project Manager
Brian Billay, Eng. Electrical Design Group
Delivery date: Oct. 2008 – March 2009 (critical & tight schedule project delivery)
292 77
19 - BCTC (BC Transmission Corp) – 138Kv Bear Mountain Wind Farm Terminal Substation –
Structural Steel (HSS)
Fabrication, Manufacture & Supply of 138kV Major Dead End Incoming Tower & structural SubX
steel
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Linda Chung, Buyer
Tel: 604-699-7300
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Pappur Shankar, Project Manager
Stella Tian, Eng, Civil Design Group
Michael Novev, Eng. Electrical Design Group
Delivery date: Jan. 2009 – Apr. 2009 (critical & tight schedule project delivery)
20 - BCTC (BC Transmission Corp) – BP (British Petroleum) - Noel Project - Tie-In 138Kv
Substation – Structural Steel (HSS)
Fabrication, Manufacture & Supply of 138kV Major Dead End Incoming Tower & structural SubX
steel
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Linda Chung, Buyer
Tel: 604-699-7300
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Pappur Shankar, Project Manager
Stella Tian, Eng, Civil Design Group
Michael Novev, Eng. Electrical Design Group
Delivery date: Mar. 2009 – Apr. 2009 (critical & tight schedule project delivery)
293 78
21 - BCTC (BC Transmission Corp) – 138Kv Bear Mountain Wind Farm Terminal Substation &
BP (British Petroleum) - Noel Project Tie-In – Substation Bill of Material
Fabrication, Manufacture, package & Supply of 138kV Substation Material (including: Busswork,
SubX connectors, grounding equipment, cables, etc…)
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Kavita Bains, Buyer
Tel: 604-699-7234
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Pappur Shankar, Project Manager
Michael Novev, Eng. Electrical Design Group
Delivery date: Apr. 2009 – May 2009 (critical & tight schedule project delivery)
22 – PowerStream (Markham Hydro) – 230Kv Switchyard - Markham TS#4 – Structural Steel
(HSS) & Tapered Tubular Lightning Masts.
Fabrication, Manufacture & Supply of 230kV Major Dead End Incoming Tower & structural SubX
steel with Tapered Tubular Lightning Masts
PowerStream Inc.
161 Cityview Boulevard
Vaughan, Ontario
L4H 0A9
Brian Laws, Manager of Procurement and Inventory
Tel: 905-532-4523
Mr. Gerry Reesor, Eng., Stations Engineer
Tel: 905-532-4431
c/o Project Manager: SNC Lavalin T&D
2200 Lake Shore Blvd. West
Toronto, ON
M8V 1A4
Robert Bustraen, Electrical SubX Design Group & Project Manager
Vanna Cheung, Eng, Civil Design Group
Delivery date: Apr. 2009 – Dec. 2009
294 79
23 – ExxonMobil (Imperial Oil Ltd – ESSO (Canada)) – Kearl Oil Sands Project - Telecom Tower
Detailed Design, Fabrication, Manufacture & Supply of 90m Self-Supporting Tower & Mounting
equipment for telecom hardware.
Detailed Design of Foundation System for 90m Self-Supporting Tower.
IORVL – Imperial Oil Resources Venture Limited
(c/o Exxon Mobil)
240 MidPark Way S.E.
Calgary, AB
T2P 3M9
c/o Project Manager: FLUOR
55 SunPark Plaza S.E.
Calgary, AB
T2X 3R4
Nurjahan Kassam, Buyer
403-537-5251
Khaled Saleh, Project Manager
Ed Chiu, Telecom Engineer
Sami Hashmi, Eng, Civil Design Group
Delivery date: June 2009 – Oct. 2009 (critical path & tight schedule project delivery)
24 – ExxonMobil (Imperial Oil Ltd – ESSO (Canada)) – Kearl Oil Sands Project – 240Kv Steel
Poles (QTY: 69)
Fabrication, Manufacture & Supply of (QTY: 69 - various heights) 240Kv Steel Poles (Tapered
Tubular) for Transmission Line.
IORVL – Imperial Oil Resources Venture Limited
(c/o Exxon Mobil)
240 MidPark Way S.E.
Calgary, AB
T2P 3M9
c/o Project Manager: FLUOR
55 SunPark Plaza S.E.
Calgary, AB
T2X 3R4
Daune Carmichael, Buyer
403-537-4986
Khaled Saleh, Project Manager
Jase S. Chin, Electrical Design Group
David Xia, Eng, Civil Design Group
Delivery date: July 2009 – July 2010
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25 - BCTC (BC Transmission Corp) – 138kV Harvie Road Substation – Substation Bill of Material
Fabrication, Manufacture, package & Supply of 138kV Substation Material (including: Busswork,
SubX connectors, grounding equipment, cables, etc…)
BCTC
Four Bentall Centre,
1055 Dunsmuir Street, Suite 1100
Vancouver, BC
V7X 1V5
Gordon Stables, Buyer
Tel: 604-699-7577
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Amar Atwal, Buyer
403-539-4625
Jose Pico, Eng. Project Manager
Imran Khan, Eng, Electrical Design Group
Jaydeep Kumar Tailor, M.Sc. Electrical Design Group
403-539-4655
Delivery date: July 2009 – Sept. 2009
26 - BCTC (BC Transmission Corp) – ABB Power & Industrial Systems Division – Ashton
Creek SVC Station – Substation Grounding Bill of Material
Fabrication, Manufacture, package & Supply of SVC Station Grounding Material (including:
connectors, grounding equipment, grounding cables, etc…)
ABB Inc - Power & Industrial Systems Division
8585, Transcanada Hwy
Montreal, QC
H4S 1Z6
Fady Z. Matar, Buyer
Tel: 514-856 6222
Janet J. Balza, Project Manager
Kanika S. Sardana, Project Engineer
Lewis R. Vaughan, Electrical Engineer
c/o Project Manager: SNC Lavalin – ATP
1035 – 7th Avenue SW
Calgary, AB
T2P 3E9
Delivery date: Oct. 2009 – Mar. 2010
296 81
27 – ExxonMobil (Imperial Oil Ltd – ESSO (Canada)) – Kearl Oil Sands Project – 72Kv Steel
Poles (QTY: 2)
Fabrication, Manufacture & Supply of (QTY: 2) 72Kv Steel Poles (Tapered Tubular) for River
Crossing Transmission Line.
IORVL – Imperial Oil Resources Venture Limited
(c/o Exxon Mobil)
240 MidPark Way S.E.
Calgary, AB
T2P 3M9
c/o Project Manager: FLUOR
55 SunPark Plaza S.E.
Calgary, AB
T2X 3R4
Daune Carmichael, Buyer
403-537-4986
Jase S. Chin, Electrical Design Group
Delivery date: April 2010 – ONGOING
28 – BC Hydro (Generation) – Fort Nelson Generation Plant Upgrade – 100kVA, 14.4kV
Generator Grounding Transformer Assembly
Design, Fabrication, Manufacture, package, Supply & Delivery of 15kv NGR / 100kVA Transformer
Assembly for generation application
BC Hydro – Generation
6911 SouthPoint Drive
Burnaby, BC
V3N 4X8
Leanne Kievill, Buyer
Tel: 604-590-7553
Satwant Gadhok, Project Manager/Client representative
c/o Project Manager: AMEC Americas
111 Dunsmuir Street, Suite 400
Vancouver, BC
V6B 5W3
Lori Morrison, Buyer
604-664-3006
Edwin Tong, Eng. Project Manager
Hossein Zand, Eng, Electrical Design Group
Delivery date: June 2010 – ONGOING
297 82
29 – NL Hydro (Newfoundland & Labrador) – NALCOR Energy – Long Harbour Terminal SubX
Project – VALE INCO – SubX Steel Structures
Fabrication, Manufacture & Supply of Structural Steel for 230kV Terminal Substation for Mining (Vale
Inco) Interconnection application
NALCOR Energy c/o NL Hydro
P.O. Box 12400
St. John’s, NL
A1B 4K7
Theresa Barnes, Buyer
709-737-1490
Derek Rendell, Civil Engineer Substation Group
Delivery date: July 2010 – Dec. 2010
30 – EnCana Corporation – Horn River Basin - Cabin Gas Plant Project –- Zig Zag Grounding
Transformer Assembly
Design, Fabrication, Manufacture, package, Supply & Delivery of Zig Zag Grounding Transformer
EnCana Corporation
9th Avenue SW
Calgary, AB
T2P 2S5
c/o Project Manager: DPH-Focus Corporation
8th Street SE
Calgary, AB
T2G 3A5
Ross Adolph, Buyer
403-287-5284
Bernie Beyer, Eng. Project Manager
Delivery date: Aug. 2010 – ONGOING
31 – SIMS Metal (Steel Recycling Plant – Richmond, BC) - 69kV Substation Package
SIMS Metal – Richmong Steel Recycling
11760 Mitchell Road
Richmond, BC
V6V 1V8
Raymond Li, Buyer
Tel: 604-324-4656
Eric Lindenbaum, Project Superintendent
c/o Project Manager: LEX Engineering Ltd.
2560 Simpson Road, Suite 200
Richmond, BC
V6X 2P9
Bo Bi, EIT Design Engineer
Paul Fuoco, Eng. VP Engineering Projects
298 83
Phone: 604-273-1758
Delivery date : Aug. 2010 – Nov. 2010
32 - GRDA – Grand River Dam Authority – Saline Creek & North MAID Substation Projects –
15kV Disconnect Switches (QTY: 3)
Fabrication, Manufacture & Supply of (QTY: 3) 15kV V-Type Disconnect Switches for Substation
applications
GRDA
226 West Dwain Willis Ave
Vinita, OK
74301
Monica Fowler, Buyer
405-297-9963
Jason Neely, Transmission & Engineering Group
Delivery date: Sept. 2010 – Dec. 2010
33 – NL Hydro (Newfoundland & Labrador) – NALCOR Energy – Come By Chance Refinery
Terminal SubX Project – Come By Chance Refinery – SubX Steel Structures
Fabrication, Manufacture & Supply of Structural Steel for 230kV Terminal Substation for Refinery
Interconnection application
NALCOR Energy c/o NL Hydro
P.O. Box 12400
St. John’s, NL
A1B 4K7
Theresa Barnes, Buyer
709-737-1490
Derek Rendell, Civil Engineer Substation Group
Delivery date: Dec. 2010 – ONGOING
299 84
MEMORANDUM
TO: Mayor and City Council
FROM: Jim Pratt, Aspen Golf Club General Manager
THROUGH: Austin Weiss, Director of Parks and Recreation
MEMO DATE: September 22, 2025
MEETING DATE: September 30, 2025
RE: Resolution #131 - Golf Clubhouse & Campus Master Plan Contract
Resolution #136 - Golf Clubhouse & Campus Master Plan Contingency
_____________________________________________________________________
REQUEST OF COUNCIL:
Over the past 23 years, the Aspen Golf Club facility has seen a tremendous increase in year-round
use for all programming, including golf, tennis, Nordic skiing, and the restaurant. Staff is seeking
approval of a professional services contract with DTJ Design and the City of Aspen for creation of
a Master Plan of the clubhouse and surrounding campus area to address important safety and
operational needs. The intended outcome of this effort is to begin planning efforts for a more
efficient and effective clubhouse, restaurant, and surrounding campus, along with a better user
experience for the community and our visiting guests.
SUMMARY AND BACKGROUND:
The current clubhouse/Nordic center was built in 2002 and was able to effectively handle the
demands and uses at that time for all users. Over the past 20+ years, the facility has had an
increase in usage of over 30%. In addition, the facility houses 6 clay tennis courts, an incredible
Nordic center in the winter months, golf practice facilities, Aspen Junior Golf, parking for trail
users, and APCHA staff. The growth in use is largely contributed to the growing number of visitors
to Aspen, the increase in year-round residents in the greater Aspen area, and the growth of
participation in all outdoor sports following the COVID outbreak.
The primary areas of concern are:
Clubhouse Building. The current building is undersized and lacks adequate staff office
spaces, proper storage space, adequate restroom facilities for users, locker room
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capacity, proper kitchen and food storage, restaurant capacity, trash disposal facilities
and functional delivery docks.
Tennis: Enclosed tennis courts can facilitate year-round play. An adequate building with
storage, retail options, restrooms, and shelter for users will support year-round tennis
programming needs.
Golf & Nordic: Both users are in need of proper retail space that facilitates individual
needs for their respective industries. Operationally, the facility is undersized and does not
adequately meet the needs of both Golf and Nordic operations and as a result, diminishes
users’ experience and staff’s ability to manage properly.
Golf Cart Storage: The current golf cart storage facility is not large enough to house the
number of golf carts needed to meet the demand. The current golf cart storage facility
requires foundation repair as well as insulation to maintain above freezing temperatures
inside the building during winter. Cold winter temperatures expose the expensive,
battery-powered golf cart fleet to reduced battery life and does not align with the
manufacturers recommended winter storage requirements, which threatens the
warranties of this expensive fleet asset. The golf cart storage facility also does not have
a cart washing station that ensures wastewater is properly removed, which is a need that
should be addressed.
Golf Driving Range: The current driving range is a safety concern for junior golfers who
use the opposite end of the driving range through Aspen Junior Golf programming. Rick
Phelps, the Aspen Golf Club’s architect, would work directly with DTJ Design to ensure all
needs and concerns are addressed for all users through a redesign of the driving range.
Parking: The parking lot is already undersized and unable to support the existing volume
of users for the facility. An evaluation and analysis are required to understand the
opportunities and constraints for expansion of the vehicular parking.
The Golf Fund is an Enterprise fund and as such operates off of its own revenue. As a part of DTJ
Design’s scope, recommendations and ideas will be provided for additional revenue sources to
help sustain the golf operations and the overall financial health of the Golf Fund.
DISCUSSION:
To fully explore the facility’s potential for all users, staff is seeking the professional expertise of
DTJ Design. Their team’s involvement will help generate innovative solutions to address the
identified deficiencies and provide a comprehensive cost evaluation, enabling us to realistically
implement their recommendations.
Staff selected members of the Golf, Parks, and Business Services team, as well as three members
of the Golf Advisory Board to form a selection committee for this project. The team’s goal was to
86
select a firm specifically with golf, tennis, hospitality and multi-use facility operations experience,
as well as experience with facilities in the Mountain West region.
With the assistance of the procurement team, an RFP was created, and eleven (11) applicants
responded. Of the eleven applicants, the selection committee narrowed the field to four (4) using
a scoring template with the following criteria:
Firm Experience:
o Experience with golf, tennis, Nordic, and restaurant projects outside the City of
Aspen as well as experience with municipal golf facilities operational needs.
Public Experience:
o Sensitivity to community
o Experience with public engagement
o Sensitivity to environment
Team Experience:
o Executive summary outlining golf facility planning
o Detailed summary of all team member experience
o Work scope narrative listing all subcontracts
Project Understanding:
o Understanding the needs specific to this project
o Understanding the multi-use needs from all stakeholders of the facility
Reference Reponses
Costs
All four of the applicants presented well and all had a unique approach to the project. Ultimately,
the selection committee agreed that DTJ Design was the best selection due to their experience,
fees, and approach to the project.
BASIS FOR VENDOR SELECTION:
The RFP process was used in the selection process for this procurement. A site visit was scheduled
with over 30 interested parties attending. We received a total of 11 bids that a selection
committee reviewed and scored. A total of 4 semi-finalists were selected, and 2 finalists were
considered before the final selection was made by the committee.
The selected bid was chosen due to fees, golf clubhouse experience, approach to project, and
references.
87
FINANCIAL IMPACTS:
The Capital project 471.582.81200.57210.51602 Golf Clubhouse & Campus Master Plan has a
current 2025 budget of $100,000 within the Golf Fund. After final agreements on services, the
final contracted amount totals $122,000. In addition to the $122,000 contracted service fees, an
owner carried contingency, of $18,000, is proposed. This will only be utilized, if necessary, with
City Manager approval. The balance of funding for this professional services contract and the
additional contingency will come from the available $150,000 Golf Department 2025
departmental carryforward savings.
ENVIRONMENTAL IMPACTS:
As the project is in the masterplan phase, no environmental impacts are occurring. During the
development of the masterplan, energy efficiency and decarbonization goals will integrated into
the planning and design of the facility and campus area.
ALTERNATIVES:
City Council can choose not to approve the proposed contracted services and ask staff to go back
and re-publish the RFP for this project. Since DTJ Design’s proposal was the lowest cost of those
received, staff would have to reconsider the overall scope and re-evaluate the goals for this
project.
RECOMMENDATIONS:
Staff recommends approval of Resolution 2025-131, authorizing a contact with the consultant,
DTJ Design for the Golf Clubhouse & Campus Masterplan. Staff also recommends approval of
Resolution 2025-136 to allow a total project budget of $140,000 for Capital project 51602 Golf
Clubhouse & Campus Masterplan.
CITY MANAGER COMMENTS:
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RESOLUTION #131
(Series of 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
APPROVING A CONTRACT BETWEEN THE CITY OF ASPEN AND DTJ DESIGN
AUTHORIZING THE CITY MANAGER TO EXECUTE SAID CONTRACT ON BEHALF
OF THE CITY OF ASPEN, COLORADO.
WHEREAS, there has been submitted to the City Council a contract for the
research and design for a Golf Clubhouse Area Masterplan, between the City of Aspen
and DTJ Design
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO,
That the City Council of the City of Aspen hereby approves that a Contract for a
Golf Clubhouse Area Masterplan in the amount of $122,000, between the City of Aspen
and DTJ Design a copy of which is annexed hereto and incorporated herein, and does
hereby authorize the City Manager to execute said agreement on behalf of the City of
Aspen
INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen
on the 30th day of September 2025.
________________________
Rachel Richards, Mayor
I, Nicole Henning, duly appointed and acting City Clerk do certify that the
foregoing is a true and accurate copy of that resolution adopted by the City Council of
the City of Aspen, Colorado, at a meeting held, September 30th,2025.
__________________________
Nicole Henning, City Clerk
89
RESOLUTION #136
(Series of 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
APPROVING AN INCREASE IN SPENDING AUTHORITY FOR THE GOLF
CLUBHOUSE AREA MASTERPLAN PROJECT, AND AUTHORIZING THE CITY
MANAGER TO EXECUTE CHANGE ORDERS UP TO THE TOTAL AMOUNT OF THE
PROJECT’S ALLOCATED FUNDING ON BEHALF OF THE CITY OF ASPEN,
COLORADO.
WHEREAS, in order to fund the contract for planning services for the Golf
Clubhouse Area Masterplan with DTJ Design (Resolution #131-2025), supplemental
funding will be needed to complete the project.
WHEREAS, additional funding is estimated to be necessary in the amount of
$18,000 in order to complete the project.
WHEREAS, the Golf 471 fund has sufficient fund balance to appropriate said
funding request.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO,
That the City Council of the City of Aspen hereby approves the golf clubhouse
area masterplan and does hereby authorize the City Manager to execute change orders
up to the budget appropriation limit on behalf of the City of Aspen.
INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen
on the 30th day of September 2025.
Rachel Richards, Mayor
I, Nicole Henning, duly appointed and acting City Clerk do certify that the
foregoing is a true and accurate copy of that resolution adopted by the City Council of
the City of Aspen, Colorado, at a meeting held, September 30th, 2025.
Nicole Henning, City Clerk
90
Agreement Professional Services Page 0Updated 8/2025
Golf Clubhouse & Campus Master Plan
CITY OF ASPEN STANDARD FORM OF AGREEMENT
PROFESSIONAL SERVICES
City of Aspen Contract No.: 2025-181
AGREEMENT made the 2nd day of September, 2025.
BETWEEN the City:Contract Amount:The City of Aspen
427 Rio Grande PlaceAspen, Colorado 81611Phone: (970) 920-5079
And the Professional:
DTJ DESIGN, Inc.3101 Iris Ave, Ste. 130Boulder, CO 80301US303-443-7533dpoppleton@dtjdesign.com
For the Following Project:
Exhibits appended and made a part of this Agreement:
The City and Professional agree as set forth below.
If this Agreement requires the City to payan amount of money in excess of$100,000.00 it shall not be deemed validuntil it has been approved by the CityCouncil of the City of Aspen.
City Council Approval:
Date:
Resolution No.:
Exhibit A: Scope of Work.Exhibit B: Fee Schedule.
Total: shall not exceed$122,000.00
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2025-131
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1. ScopeofWork. ProfessionalshallperforminacompetentandprofessionalmannertheScopeof Work as set forth at Exhibit A attached hereto and by this reference incorporated herein.
2. Completion. ProfessionalshallcommenceWorkimmediatelyuponreceiptofawrittenNoticeto Proceed from the City and complete all phases of the Scope of Work as expeditiously as isconsistent with professional skill and care and the orderly progress of the Work in a timely manner.The parties anticipate that all Work pursuant to this Agreement shall be completed no later thanDecember 5, 2025. Upon request of the City, Professional shall submit, for the City's approval, aschedule for the performance of Professional's services which shall be adjusted as required as theprojectproceeds,andwhichshallincludeallowancesforperiodsoftimerequiredbytheCity'sprojectengineer for review and approval of submissions and for approvals of authorities having jurisdictionover the project. This schedule, when approved by the City, shall not, except for reasonable cause, beexceeded by the Professional.
3. Payment. Inconsiderationoftheworkperformed,CityshallpayProfessionalonatimeandexpense basis for all work performed. The hourly rates for work performed by Professional shall notexceedthosehourlyratessetforthatExhibitBappendedhereto.Exceptasotherwisemutuallyagreedto by the parties the payments made to Professional shall not initially exceed the amount set forthabove. Professional shall submit, in timely fashion, invoices for work performed. The City shallreviewsuchinvoicesand,iftheyareconsideredincorrectoruntimely,theCityshallreviewthematterwith Professional within ten days from receipt of the Professional's bill.
4. Non-Assignability. Both parties recognize that this Agreement is one for personal servicesand cannot be transferred, assigned, or sublet by either party without prior written consent of theother. Sub-Contracting, if authorized, shall not relieve the Professional of any of the responsibilitiesor obligations under this Agreement. Professional shall be and remain solely responsible to the Cityfor the acts, errors, omissions or neglect of any subcontractors’ officers, agents and employees, eachofwhomshall,forthispurposebedeemedtobeanagentoremployeeoftheProfessionaltotheextentof the subcontract. The City shall not be obligated to pay or be liable for payment of any sums duewhich may be due to any sub-contractor.
5. Termination of Procurement. The sale contemplated by this Agreement may be canceledby the City prior to acceptance by the City whenever for any reason and in its sole discretion theCity shall determine that such cancellation is in its best interests and convenience.
6. Termination of Professional Services. The Professional or the City may terminate theProfessional Services component of this Agreement, without specifying the reason therefor, bygivingnotice,inwriting,addressedtotheotherparty,specifyingtheeffectivedateofthetermination.No fees shall be earned after the effective date of the termination. Upon any termination, all finishedor unfinished documents, data, studies, surveys, drawings, maps, models, photographs, reports orother material prepared by the Professional pursuant to this Agreement shall become the property ofthe City. Notwithstanding the above, Professional shall not be relieved of any liability to the City fordamages sustained by the City by virtue of any breach of this Agreement by the Professional, andthe City may withhold any payments to the Professional for the purposes of set-off until such timeas the exact amount of damages due the City from the Professional may be determined.
7. Independent Contractor Status. It is expressly acknowledged and understood by the partiesthatnothingcontainedinthisagreementshallresultinorbeconstruedasestablishinganemployment
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relationship. Professional shall be, and shall perform as, an independent Contractor who agrees touse his or her best efforts to provide the said services on behalf of the City. No agent, employee, orservant of Professional shall be, or shall be deemed to be, the employee, agent or servant of the City.City is interested only in the results obtained under this contract. The manner and means ofconductingtheworkareunderthesolecontrolofProfessional. NoneofthebenefitsprovidedbyCityto its employees including, but not limited to, workers' compensation insurance and unemploymentinsurance, are available from City to the employees, agents or servants of Professional. ProfessionalshallbesolelyandentirelyresponsibleforitsactsandfortheactsofProfessional'sagents,employees,servants and subcontractors during the performance of this contract. Professional shall indemnifyCity against all liability and loss in connection with and shall assume full responsibility for paymentof all federal, state and local taxes or contributions imposed or required under unemploymentinsurance, social security and income tax law, with respect to Professional and/or Professional'semployees engaged in the performance of the services agreed to herein.
8. Indemnification. Professional agrees to indemnify and hold harmless the City, its officers,employees, insurers, and self-insurance pool, from and against all liability, claims, and demands, onaccount of injury, loss, or damage, including without limitation claims arising from bodily injury,personal injury, sickness, disease, death, property loss or damage, or any other loss of any kindwhatsoever, which arise out of or are in any manner connected with this contract, to the extent andforanamountrepresentedbythedegreeorpercentagesuchinjury,loss,ordamageiscausedinwholeor in part by, the wrongful act, omission, error, professional error, mistake, negligence, or other faultof the Professional, any subcontractor of the Professional, or any officer, employee, representative,or agent of the Professional or of any subcontractor of the Professional, or which arises out of anyworkmen's compensation claim of any employee of the Professional or of any employee of anysubcontractor of the Professional. The Professional agrees to investigate, handle, respond to, and toprovide defense for and defend against, any such liability, claims or demands at the sole expense ofthe Professional, in connection with, any such liability, claims, or demands. If it is determined by thefinal judgment of a court of competent jurisdiction that such injury, loss, or damage was caused inwhole or in part by the act, omission, or other fault of the City, its officers, or its employees, the Cityshall reimburse the Professional for the portion of the judgment attributable to such act, omission, orother fault of the City, its officers, or employees.
9. Professional's Insurance.
(a) Professional agrees to procure and maintain, at its own expense, a policy or policiesof insurance sufficient to insure against all liability, claims, demands, and other obligationsassumed by the Professional pursuant to Section 8 above. Such insurance shall be in additionto any other insurance requirements imposed by this contract or by law. The Professionalshall not be relieved of any liability, claims, demands, or other obligations assumed pursuantto Section 8 above by reason of its failure to procure or maintain insurance, or by reason ofits failure to procure or maintain insurance in sufficient amounts, duration, or types.
(b) Professional shall procure and maintain, and shall cause any subcontractor of theProfessional to procure and maintain, the minimum insurance coverages listed below. Suchcoverages shall be procured and maintained with forms and insurance acceptable to the City.All coverages shall be continuously maintained to cover all liability, claims, demands, andother obligations assumed by the Professional pursuant to Section 8 above. In the case of any
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claims-made policy, the necessary retroactive dates and extended reporting periods shall beprocured to maintain such continuous coverage.
(i)Worker'sCompensation insurancetocoverobligationsimposedbyapplicablelaws for any employee engaged in the performance of work under this contract, andEmployers' Liability insurance with minimum limits of ONE MILLION DOLLARS($1,000,000.00) for each accident, ONE MILLION DOLLARS ($1,000,000.00)disease-policylimit,andONEMILLIONDOLLARS($1,000,000.00)disease-eachemployee. Evidence of qualified self-insured status may be substituted for theWorker's Compensation requirements of this paragraph.
(ii)Commercial General Liability insurance with minimum combined singlelimits of TWO MILLION DOLLARS ($2,000,000.00) each occurrence and THREEMILLION DOLLARS ($3,000,000.00) aggregate. The policy shall be applicable toallpremisesandoperations.Thepolicyshallincludecoverageforbodilyinjury,broadform property damage (including completed operations), personal injury (includingcoverage for contractual and employee acts), blanket contractual, independentcontractors, products, and completed operations. The policy shall include coveragefor explosion, collapse, and underground hazards. The policy shall contain aseverability of interests provision.
(iii)Comprehensive Automobile Liability insurance with minimum combinedsingle limits for bodily injury and property damage of not less than ONE MILLIONDOLLARS ($1,000,000.00) each occurrence and ONE MILLION DOLLARS($1,000,000.00)aggregate with respect to each Professional's owned, hired and non-owned vehicles assigned to or used in performance of the Scope of Work. The policyshall contain a severability of interests provision. If the Professional has no ownedautomobiles, the requirements of this Section shall be met by each employee of theProfessional providing services to the City under this contract.
(iv)Professional Liability insurance with the minimum limits of ONE MILLIONDOLLARS ($1,000,000) each claim and TWO MILLION DOLLARS ($2,000,000)aggregate.
(c) The policy or policies required above shall be endorsed to include the City and the City'sofficers and employees as additional insureds. Every policy required above shall be primaryinsurance, and any insurance carried by the City, its officers or employees, or carried by orprovided through any insurance pool of the City, shall be excess and not contributoryinsurance to that provided by Professional. No additional insured endorsement to the policyrequired above shall contain any exclusion for bodily injury or property damage arising fromcompleted operations. The Professional shall be solely responsible for any deductible lossesunder any policy required above.
(d) The certificate of insurance provided to the City shall be completed by the Professional'sinsurance agent as evidence that policies providing the required coverages, conditions, andminimum limits are in full force and effect, and shall be reviewed and approved by the Cityprior to commencement of the contract. No other form of certificate shall be used. Thecertificate shall identify this contract and shall provide that the coverages afforded under the
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policies shall not be canceled, terminated or materially changed until at least thirty (30) daysprior written notice has been given to the City.
(e) Failure on the part of the Professional to procure or maintain policies providing therequired coverages, conditions, and minimum limits shall constitute a material breach ofcontract upon which City may immediately terminate this contract, or at its discretion Citymay procure or renew any such policy or any extended reporting period thereto and may payany and all premiums in connection therewith, and all monies so paid by City shall be repaidby Professional to City upon demand, or City may offset the cost of the premiums againstmonies due to Professional from City.
(f) City reserves the right to request and receive a certified copy of any policy and anyendorsement thereto.
(g) The parties hereto understand and agree that City is relying on, and does not waive orintend to waive by any provision of this contract, the monetary limitations (presently$350,000.00 per person and $990,000 per occurrence) or any other rights, immunities, andprotections provided by the Colorado Governmental Immunity Act, Section 24-10-101 etseq., C.R.S., as from time to time amended, or otherwise available to City, its officers, or itsemployees.
10. City's Insurance. The parties hereto understand that the City is a member of the ColoradoIntergovernmental Risk Sharing Agency (CIRSA) and as such participates in the CIRSAProperty/Casualty Pool. Copies of the CIRSA policies and manual are kept at the City of Aspen RiskManagement Department and are available to Professional for inspection during normal businesshours. City makes no representations whatsoever with respect to specific coverages offered byCIRSA. City shall provide Professional reasonable notice of any changes in its membership orparticipation in CIRSA.
11. Completeness of Agreement. It is expressly agreed that this agreement contains the entireundertaking of the parties relevant to the subject matter thereof and there are no verbal or writtenrepresentations, agreements, warranties or promises pertaining to the project matter thereof notexpressly incorporated in this writing.
12. Notice. Anywrittennoticesascalledforhereinmaybehanddeliveredormailedbycertifiedmail return receipt requested to the respective persons and/or addresses listed above.
13. Non-Discrimination. No discrimination because of race, color, creed, sex, marital status,affectional or sexual orientation, family responsibility, national origin, ancestry, handicap, or religionshall be made in the employment of persons to perform services under this contract. Professionalagrees to meet all of the requirements of City's municipal code, Section 15.04.570, pertaining to non-discrimination in employment.
Any business that enters into a contract for goods or services with the City of Aspen or any of itsboards, agencies, or departments shall:(a) Implement an employment nondiscrimination policy prohibiting discrimination inhiring, discharging, promoting or demoting, matters of compensation, or any otheremployment-related decision or benefit on account of actual or perceived race,
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color, religion, national origin, gender, physical or mental disability, age, militarystatus, sexual orientation, gender identity, gender expression, or marital orfamilial status.(b) Not discriminate in the performance of the contract on account of actual orperceived race, color, religion, national origin, gender, physical or mentaldisability, age, military status, sexual orientation, gender identity, genderexpression, or marital or familial status.(c) Incorporate the foregoing provisions in all subcontracts hereunder.
14. Waiver. The waiver by the City of any term, covenant, or condition hereof shall not operateas a waiver of any subsequent breach of the same or any other term. No term, covenant, or conditionof this Agreement can be waived except by the written consent of the City, and forbearance orindulgence by the City in any regard whatsoever shall not constitute a waiver of any term, covenant,or condition to be performed by Professional to which the same may apply and, until completeperformance by Professional of said term, covenant or condition, the City shall be entitled to invokeanyremedyavailabletoitunderthisAgreementorbylawdespiteanysuchforbearanceorindulgence.
15. Execution of Agreement by City. This Agreement shall be binding upon all parties heretoand their respective heirs, executors, administrators, successors, and assigns. Notwithstandinganything to the contrary contained herein, this Agreement shall not be binding upon the City unlessduly executed by the City Manager of the City of Aspen (or a duly authorized official in the CityManager’s absence) and if above $100,000, following a Motion or Resolution of the Council of theCity of Aspen authorizing the City Manager (or other duly authorized official in the City Manager’sabsence) to execute the same.
16. Warranties Against Contingent Fees, Gratuities, Kickbacks and Conflicts of Interest.
(a) Professional warrants that no person or selling agency has been employed or retainedto solicit or secure this Contract upon an agreement or understanding for a commission,percentage, brokerage, or contingent fee, excepting bona fide employees or bona fideestablished commercial or selling agencies maintained by the Professional for the purposeof securing business.
(b) Professional agrees not to give any employee of the City a gratuity or any offer ofemployment in connection with any decision, approval, disapproval, recommendation,preparation of any part of a program requirement or a purchase request, influencing thecontent of any specification or procurement standard, rendering advice, investigation,auditing, or in any other advisory capacity in any proceeding or application, request forruling, determination, claim or controversy, or other particular matter, pertaining to thisAgreement, or to any solicitation or proposal therefore.
(c) Professional represents that no official, officer, employee or representative of theCityduringthetermofthisAgreementhasorone(1)yearthereaftershallhaveanyinterest,direct or indirect, in this Agreement or the proceeds thereof, except those that may havebeen disclosed at the time City Council approved the execution of this Agreement.
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(d) In addition to other remedies it may have for breach of the prohibitions againstcontingent fees, gratuities, kickbacks and conflict of interest, the City shall have the rightto:
1. Cancel this Purchase Agreement without any liability by the City;2. Debar or suspend the offending parties from being a Professional, contractor orsubcontractor under City contracts;3. Deduct from the contract price or consideration, or otherwise recover, the value ofanything transferred or received by the Professional; and4. Recover such value from the offending parties.
17. Fund Availability. Financial obligations of the City payable after the current fiscal yearare contingent upon funds for that purpose being appropriated, budgeted and otherwise madeavailable. If this Agreement contemplates the City utilizing state or federal funds to meet itsobligations herein, this Agreement shall be contingent upon the availability of those funds forpayment pursuant to the terms of this Agreement.
18. General Terms.
(a) It is agreed that neither this Agreement nor any of its terms, provisions, conditions,representations or covenants can be modified, changed, terminated or amended, waived,supersededorextendedexceptbyappropriatewritteninstrumentfullyexecutedbytheparties.
(b) If any of the provisions of this Agreement shall be held invalid, illegal orunenforceable it shall not affect or impair the validity, legality or enforceability of any otherprovision.
(c) The parties acknowledge and understand that there are no conditions or limitations tothis understanding except those as contained herein at the time of the execution hereof andthat after execution no alteration, change or modification shall be made except upon a writingsigned by the parties.
(d) This Agreement shall be governed by the laws of the State of Colorado as from timetotimeineffect. VenueisagreedtobeexclusivelyinthecourtsofPitkinCounty,Colorado.
19. Electronic Signatures and Electronic Records. This Agreement and any amendmentshereto may be executed in several counterparts, each of which shall be deemed an original, andall of which together shall constitute one agreement binding on the Parties, notwithstanding thepossible event that all Parties may not have signed the same counterpart. Furthermore, each Partyconsents to the use of electronic signatures by either Party. The Scope of Work, and any otherdocuments requiring a signature hereunder, may be signed electronically in the manner agreed toby the Parties. The Parties agree not to deny the legal effect or enforceability of the Agreementsolely because it is in electronic form or because an electronic record was used in its formation.The Parties agree not to object to the admissibility of the Agreement in the form of an electronicrecord, or a paper copy of an electronic documents, or a paper copy of a document bearing anelectronic signature, on the grounds that it is an electronic record or electronic signature or that itis not in its original form or is not an original.
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20. Successors and Assigns. This Agreement and all of the covenants hereof shall inure tothe benefit of and be binding upon the City and the Professional respectively and their agents,representatives, employee, successors, assigns and legal representatives. Neither the City nor theProfessional shall have the right to assign, transfer or sublet its interest or obligations hereunderwithout the written consent of the other party.
21. Third Parties. This Agreement does not and shall not be deemed or construed to conferupon or grant to any third party or parties, except to parties to whom Professional or City mayassign this Agreement in accordance with the specific written permission, any right to claimdamages or to bring any suit, action or other proceeding against either the City or Professionalbecause of any breach hereof or because of any of the terms, covenants, agreements or conditionsherein contained.
22. Attorney’s Fees. In the event that legal action is necessary to enforce any of theprovisions of this Agreement, the prevailing party shall be entitled to its costs and reasonableattorney’s fees.
23. Waiver of Presumption. This Agreement was negotiated and reviewed through themutual efforts of the parties hereto and the parties agree that no construction shall be made orpresumption shall arise for or against either party based on any alleged unequal status of the partiesin the negotiation, review or drafting of the Agreement.
24. Certification Regarding Debarment, Suspension, Ineligibility, and Voluntary Exclusion.Professional certifies, by acceptance of this Agreement, that neither it nor its principals is presentlydebarred, suspended, proposed for debarment, declared ineligible or voluntarily excluded fromparticipation in any transaction with a Federal or State department or agency. It further certifiesthat prior to submitting its Bid that it did include this clause without modification in all lower tiertransactions, solicitations, proposals, contracts and subcontracts. In the event that Professional orany lower tier participant was unable to certify to the statement, an explanation was attached tothe Bid and was determined by the City to be satisfactory to the City.
25. Integration and Modification. This written Agreement along with all Contract Documentsshall constitute the contract between the parties and supersedes or incorporates any prior writtenand oral agreements of the parties. In addition, Professional understands that no City official oremployee, other than the Mayor and City Council acting as a body at a council meeting, hasauthority to enter into an Agreement or to modify the terms of the Agreement on behalf of the City.Any such Agreement or modification to this Agreement must be in writing and be executed by theparties hereto.
26. The Professional in performing the Services hereunder must comply with all applicableprovisions of Colorado laws for persons with disability, including the provisions of §§24-85-101,et seq., C.R.S., and the Rules Establishing Technology Accessibility Standards, as established bythe Office Of Information Technology pursuant to Section §24-85- 103(2.5) and found at 8 CCR1501-11. Services rendered hereunder that use information and communication technology, as theterm is defined in Colorado law, including but not limited to websites, applications, software,videos, and electronic documents must also comply with the latest version of Level AA of the WebContent Accessibility Guidelines (WCAG), currently version 2.1. To confirm that the informationand communication technology used, created, developed, or procured in connection with the
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Services hereunder meets these standards, Professional may be required to demonstratecompliance. The Professional shall indemnify the CITY pursuant to the Indemnification sectionabove in relation to the Professional’s failure to comply with §§24-85-101, et seq., C.R.S., or theTechnology Accessibility Standards for Individuals with a Disability as established by the Officeof Information Technology pursuant to Section §24-85-103(2.5).
27. Additional Provisions. In addition to those provisions set forth herein and in the ContractDocuments, the parties hereto agree as follows:
[ ] No additional provisions are adopted.
[X] See Exhibit A and B below.
28. Authorized Representative. The undersigned representative of Professional, as aninducement to the City to execute this Agreement, represents that he/she is an authorizedrepresentative of Professional for the purposes of executing this Agreement and that he/she hasfull and complete authority to enter into this Agreement for the terms and conditions specifiedherein.
29. Order of Precedence of Contract Documents. The terms and conditions set forth in theCity of Aspen Standard Form of Agreement establish the rights, obligations, and remedies of theparties. No additional or different terms or conditions, whether contained in bid packets,documents, order forms, or any other document or communication pertaining to the agreementwill be binding upon the City of Aspen unless accepted in writing by an authorized representativeof the City. In the case of conflicts or inconsistencies between the City of Aspen Standard Formof Agreement and any other document attached thereto which cannot be resolved by giving effectto both provisions, the City of Aspen Standard Form of Agreement shall control.
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IN WITNESS WHEREOF, the parties hereto have executed, or caused to be executed by their dulyauthorized officials, this Agreement of which shall be deemed an original on the date first writtenabove.
CITY OF ASPEN, COLORADO: PROFESSIONAL:
_____________________________ _______________________________[Signature] [Signature]
By: __________________________ By: ____________________________
Title: _________________________ Title: ___________________________
Date: _________________________ Date: ___________________________
Approved as to form:
_______________________________City Attorney’s Office
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Chris Moore
9/17/2025 | 10:25:53 AM CDT
Vice President
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EXHIBIT A: SCOPE OF WORK
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EXHIBIT B: FEE SCHEDULE
Shall not exceed $122,000.00 by 12/01/2025
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REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 9, 2025
Mayor Richards called the meeting to order at 5:00 p.m. with Councilors Doyle, Benedetti, and Rose
present. Councilor Guth was absent.
PUBLIC COMMENT: None.
COUNCILMEMBER COMMENTS:
Councilor Doyle said he is grateful to be getting some rain. It’s a step in the right direction.
Councilor Benedetti mentioned Lucy Peterson. She said the printing press deadline is earlier than normal
for the Times and Daily News so decisions made at council will not be printed the next day.
Mayor Richards said this might make watching Grassroots tv more important.
Councilor Rose said it’s wild there is no public comment. He said he is looking forward to talking about
the west end follow up memo. He is hoping for some resolution there.
Mayor Richards said the Interim City Manager, Pete Strecker, is having conversations with some
individuals this week regarding the west end traffic and how it is related to Highway 82 traffic.
Councilor Rose brought up the Aspen Country Inn budget process. Our hands are tied when placing
people in APCHA units.
Mr. Strecker said we are going to fill one of the 2-bedroom units. We have received inquiries because of
outreach that staff is doing.
Mayor Richards said the Environmental Health department is hosting an electric demo day on
September 15th at Rio Grande Park. There will also be a Ready and Resilient event at APD for emergency
preparedness. CDOT will be conducting asphalt service maintenance and will be fixing potholes before
winter. It is a one-day project. There will be separate asphalt and paving project with temporary impacts
that will be locally. We appreciate community patience with this. The City Hall biannual exhibition will
be on September 11th from 4-6 pm to celebrate Colorado artists. Friday September 12th will be the trash
crush from 10-1230 at Northstar for a trash cleanup put on by Erik Skarvan.
CITY MANAGER COMMENTS:
Mr. Strecker thanked Councilor Rose for bringing up the information only memos. Thank you for the
meet and greet at the Wheeler. He got to meet some new folks in the community.
BOARD REPORTS:
Councilor Doyle said earlier today in City Hall, CORE gave a presentation about energy bills. He is also
reminding everyone that CORE is giving a green expo for free at the Limelight Lodge on September 12th
from 1-5 pm which is free and open to the public.
Mayor Richards said she had a Club 20 conference. It was a really exciting conference because they
adopted new resolutions, and it was a gathering of a great many political leaders. She saw Senator
Hickenlooper and Congressman Jeff Hurd. She thanked him for the funding for RFTA that was recently
released.
CONSENT CALENDAR:
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Councilor Rose motioned to approve; Councilor Benedetti seconded. Roll call vote: Benedetti, yes;
Doyle, yes; Rose, yes; Richards, yes. 4-0, motion carried.
NOTICE OF CALL UP:
Wild Fig – 305 S. Mill Street – Notice of Historic Preservation Commission approval of Certificate of
Appropriateness for Major Development Plan Conceptual Review – Gillian White
Ms. White gave an overview of what was approved in HPC. This request was to enclose the outdoor
seating area. The resolution includes approved conditions, and it would be to increase the net leasable
space with mitigation requirements. Staff supported this request and are asking Council to support.
Councilor Benedetti asked if this sets a precedent for other spaces to enclose their patios.
Community Development Director, Ben Anderson, said this can be quite expensive for a restaurant to
consider this. He doesn’t want to say it’s a deterrent, but it is a big consideration. On a temporary basis,
it’s not such a significant mitigation impact.
Mayor Richards said she is glad this is moving forward in a licensable way that isn’t temporary every
season. She said there will be no call up.
PUBLIC HEARINGS:
Resolution #118, Series of 2025 – Policy Resolution Amendments to Special Review – Haley Hart and
Ben Anderson
Ms. Hart introduced the item and said it’s a batch grouping of code amendments. The first one was
initiated by the Planning & Zoning Commission regarding review criteria for nonconformities. The
second was initiated by Council regarding residential signs in response to a recent residential yard sign
enforcement. The third component is specific to a subsection which regulates signage on public property
and was initiated by Engineering and the ComDev staff. The last item was the creation of a fee deferral
and/or waiver program initiated by Council. Staff will bring the 1st reading of an ordinance as individual
topics and staff recommends approval.
Mayor Richards opened the public hearing.
Patrick Rawley – Mr. Rawley of Rawley Design Planning, said he is happy you are considering this. It is an
important matter. Longtime locals are the cornerstone of our community. We should support them by
giving them a break and predictability on what these fees will be. He is looking forward to following this
item.
Mayor Richards closed the public hearing.
Councilor Doyle motioned to approve; Councilor Rose seconded.
Mayor Richards thanked Mr. Anderson and ComDev for bringing this forward. Roll call vote: Benedetti,
yes; Doyle, yes; Rose, yes; Richards, yes. 4-0, motion carried.
ACTION ITEMS:
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Resolution #129, Series of 2025 – Armory Hall Remodel and Reuse: Interior Design Progress – Jen
Phelan
Jen Phelan, Beau Breck online and CCY Architects were present.
Simon Elliot introduced himself and said he is here presenting for Todd Kennedy. Tonight, they are
focusing on project interiors and design character. They started with the main level and said there will
be three kitchen vendors which they are calling the Lunch Counter. It’s a family friendly space. Tables
and soft seating. There will be coffee and pastry service and then beverage service. The ACRA Visitor
Center will also be a part of this level. Mezzanine will be the community lounge with casual seating for
dining and relaxing along with games. The upper level will be the primary bar along with two kitchen
vendors and soft seating and cozy nooks. The lower level will be the community flex room with
employee lockers, a meeting room, banquet seating, mechanical and kitchen storage.
Sydney Quinlan introduced herself and said she is an interior designer with CCY and is presenting the
interior design of the space.
Ms. Phelan went over the estimated construction costs. 44 million in hard costs, 1.8 million for soft costs
and then a contingency of 7 million.
Mayor Richards and Councilor Doyle both suggested public and private support for this as well since
people have shown interest in contributing.
Councilor Rose said this is a lot of money, but this is supposed to be a place for Aspen for generations to
come.
Mr. Elliot agreed and said they are setting the Armory up for its next 100 years.
Councilor Benedetti spoke about incorporating the ski town character in the design and thinking about
seasons and floors that can handle ski boots and ski racks and kid friendly tables, and areas.
Mayor Richards likes a modern feel and not so much homage to the past.
Councilor Rose motioned to approve; Councilor Benedetti seconded. Roll call vote: Benedetti, yes;
Doyle, yes; Rose, yes; Richards, yes. 4-0, motion carried.
Resolution #130, Series of 2025 – Centennial Settlement – James R. True, Special Counsel
This resolution would approve the Centennial term sheet agreement and authorize the Mayor to
execute the agreement. There is a lot of work to be completed. The city will conduct a survey of the
property and determine the final acreage. This is for the benefit of the homeowners. He doesn’t want to
get into the details of the dispute. Over the years the Centennial homeowners have had problems with
various issues and have filed a lawsuit against the city, which was addressed by the local court. The
purpose of all the discussion and the purchase of land by the city was to create a win win situation for
Centennial and the city of Aspen.
Councilor Rose said it’s crazy this is an empty room since this is a massive resolution. It’s a champagne
popping moment.
Councilor Doyle said it is a watershed moment.
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Mayor Richards thanked the city attorney team and said it is monumentous. She will feel better once
the bow has been tied.
Councilor Doyle motioned to approve; Councilor Rose seconded. Roll call vote: Benedetti, yes; Doyle,
yes; Rose, yes; Richards, yes. 4-0, motion carried.
EXECUTIVE SESSION:
Mr. True introduced the items.
Councilor Rose motioned to move into Executive Session; Councilor Doyle seconded. Roll call vote:
Benedetti, yes; Doyle, yes; Rose, yes; Richards, yes. 4-0, motion carried at 7:03 p.m.
______________________
City Clerk, Nicole Henning
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MEMORANDUM
TO: Mayor Rachael Richards and Aspen City Council
FROM: Emmy Oliver, Lodging & Commercial Core Program Manager
Haley Hart, Senior Long-Range Planner
THROUGH: Ben Anderson, Community Development Director
MEMO DATE: September 22, 2025
MEETING DATE: September 30, 2025
RE: First Reading of Ordinance #08, Series of 2025
Amendments to the Land Use Code related to Short-term Rental
Regulations and Definitions
____________________________________________________________________
REQUEST OF COUNCIL:
Staff requests that Council reviews Ordinance #08, Series of 2025, at First Reading.
Ordinance #08 contains proposed amendments to the Land Use Code (LUC) that reflect
Council directive stemming from a February 2025 Work Session. Code sections proposed
for amendments are limited to Short-term Rental Regulations (26.530), Definitions
(26.104.100), and various other sections in support of and in consistency with the sections
identified above.
Following review, discussion, and provision of direction to staff for any changes or
additional information needed at Second Reading, Council is requested to read and
approve Ordinance #08 at First Reading.
SUMMARY AND BACKGROUND:
The LUC amendments proposed in Ordinance #08 were developed in response to
Council’s direction to staff during a Work Session on February 24, 2025. Discussion at
the Council table was focused on several topics related to short-term rentals (STR) that
warranted policy revisions. Of those topics, six out of seven were related to program
processes and administrative procedures. The seventh topic, that of caps on STR permits
in the R/MF Zone District, was acknowledged to be of increased complexity and to require
additional information and discussion. Council directed staff to proceed with code
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amendment proposals for the six administrative topics, and to schedule a separate Work
Session to discuss caps in the R/MF Zone District.
On June 24, 2025, Council approved Policy Resolution #077, Series of 2025, which
initiated the process to amend the LUC for the STR topics identified at the February 2025
Work Session (Exhibit A). All seven topics discussed at the Work Session were included
in the Resolution, with the acknowledgement that staff still required direction from Council
on whether policy changes were desired for the R/MF Zone District.
During a Work Session on August 25, 2025, staff met with Council to discuss options for
modifying availability of STR-C permits in the R/MF Zone District. Staff presented
information related to zoning, caps, waitlists, attrition, and applicant case studies, and
Council considered options for policy changes in R/MF, including changing, eliminating,
or maintaining the current cap and waitlist. The majority of Council directed staff to make
no changes to the existing cap, waitlist, or zoning policies for the R/MF Zone District.
Despite the inclusion of language in Policy Resolution #077 referencing modification to
STR policy in the R/MF Zone District, in alignment with Council’s direction from the August
2025 Work Session, Ordinance #08 does not propose amendments to the zoning, permit
cap, or waitlist for the R/MF Zone District.
The six topics and associated code amendment proposals in Ordinance #08 are intended
to clarify and streamline permit application requirements, increase compliance with
existing regulations, and provide exemptions for unique circumstances that were
unaccounted for at the time the STR regulations were last updated. The proposed
amendments respond to Council’s direction for minor modifications to program
operations, and to customer requests that would enhance their experience with the
program.
THE LAND USE CODE AMENDMENT PROCESS:
The LUC prescribes several steps that must be taken to amend the Code. The STR
amendments were informally initiated by City Council during the Work Session on
February 24, 2025. Policy Resolution #077, which was required to initiate the formal code
amendment process, was passed unanimously by Council on June 24, 2025.
The LUC also requires that the Historic Preservation Commission (HPC) and the Planning
and Zoning Commission (P&Z) serve as advisory bodies for City Council, reviewing and
commenting on LUC changes before they are presented to Council. Staff made
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presentations to both HPC and P&Z in August 2025. Commission members made
comments and recommendations, which are summarized later in this memo.
When reviewing amendments to the LUC, there are three review criteria to guide
Council’s consideration. Per Section 26.310.050 – Amendments to the Land Use Code
Standards of Review – Adoption, Council shall consider the following Review Criteria for
all amendments to the text of the LUC:
A. Whether the proposed amendment is in conflict with any applicable portions of [the
Land Use Code].
B. Whether the proposed amendment achieves the policy, community goal, or
objective cited as reasons for the code amendment or achieves other public policy
objectives.
C. Whether the proposed amendment is compatible with the community character of
the City and is in harmony with the public interest and the purpose and intent of
[the Land Use Code].
Community Development staff, in partnership with the City Attorney’s office, have
determined that the draft ordinance is not in conflict with applicable portions of the LUC.
They have also determined that the draft ordinance meets the criteria in B – that it is a
measured and appropriate response to Council’s mandate, and that it supports adopted
City policy. Staff finds that the proposed updates would continue to support community
character as articulated in the Aspen Area Community Plan (AACP), and that they are
responsive to community requests for minor updates to programmatic functions.
It is for Council to decide whether each of the review criteria is met by Ordinance #08.
Staff finds that all review criteria are met.
DISCUSSION:
The following discussion mirrors the order of the proposed changes within the LUC. A
description of the proposed change is provided for each topic, in addition to an
explanation about the effect of the proposal. Complete redlines of the code amendment
proposals are attached to this memorandum as Exhibit B.
SECTION 1: Section 26.104.100 – Definitions
Part 100 of the LUC contains defined terms for the contents of the LUC. When amending
or adding to the LUC, it is important to make sure that defined terms reflect the language
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and intent of the code and assist users in understanding the meaning behind terms and
code language.
Summary of proposed amendments: Addition of “Short-term Rental Service” and “Act of
Nature” definitions.
1. Ordinance #08 proposes the addition of terms and definitions for “Short-term
Rental Service” and for “Act of Nature.” These new terms would support
amendments proposed within Chapter 26.530, including the tax filing exemptions
and accountability mechanisms for STR platforms.
SECTION 2: Chapter 26.530 – Short-term Rental Regulations
The following sections within Chapter 26.530 – Short Term Rental Regulations are
proposed for code amendments.
Section 26.530.030 – Permitting Requirements
Summary of proposed amendments: Addition of exemptions to non-transferability clause
and addition of the “Temporary Short-term Rental (STR-T)” permit type.
1. The first amendment proposed for Section 26.530.030(a)(5) would allow for an
STR permit to be transferred in the event of the permittee’s death or divorce. Staff
believe these instances to be an adequate response to the original community
requests for modification of this clause, which centered around estate planning and
permit transfer upon the death of the permittee. The proposal would allow for a
new permittee to be designated through either estate planning documents or
divorce court proceedings. These instances would be administratively processed
in accordance with procedures for Real Estate Transfer Tax (RETT) exemptions
outlined in Section 23.48.040.(d-e) Exemptions.
2. The proposed introduction of the STR-T permit in 26.530.030(b)(4) is staff’s
response to the “runout” topic; whereby real estate professionals have requested
a mechanism for new property owners to honor STR bookings made by sellers of
the same property. The newly proposed STR-T permit would be valid for a
maximum of ninety (90) days without the option for renewal and would allow
existing bookings to be completed within a three-month period from the date of
permit issuance. New owners would need to apply for the STR-T permit within 15
days after the property transfer and would be required to report all existing
bookings on the STR-T permit application. New STR bookings or STR
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advertisements would not be permitted for the duration of the permit. Like other
STR permit types, STR-T permits would be subject to public notice, life safety
standards, and operational standards.
Section 26.530.040 – Permit Procedures and Standards
Summary of proposed amendments: Modification of public notice requirements for
properties in select zone districts, clarification of Homeowners Association (HOA)
approval requirements for renewal applications, and addition of exemptions to tax filing
requirements.
1. Proposed amendments to 26.530.040(b)(1) would eliminate the mailing portion
of the public notice for properties located in zone districts without caps. Applicants
would still be required to erect a poster for 14 days on the STR property; however,
they would not be required to mail notices to all addresses within a 300-foot radius
of the STR property. This amendment would decrease paper waste and eliminate
the administrative and financial burden of mass mailings for STR applicants in
uncapped zones, only. Mailings would still be required in capped zones.
2. Proposed amendments for 26.530.040(d)(4) would clarify that HOA approvals
are not required with the annual submission of permit renewal applications, and
that HOA approvals are only required for new STR permit applications. Proposed
language also states that permittees must notify the City if at any point the HOA
approvals submitted with their original STR permit application change. This
amendment would reduce the administrative burden for managers of large or
multiple HOAs and would streamline the permit renewal process for recurring
applicants and City staff.
3. Code amendments proposed to the Tax Filing Requirement in Section
26.530.040(d)(8) include the addition of exemptions for properties under
construction and for properties that have experienced an Act of Nature emergency.
The “Building Permit Exemption,” intended for properties voluntarily undertaking
construction projects, would allow permittees to apply for a one-time exemption
from the tax filing requirement, provided a valid building permit accompanied the
exemption request and the scope of work renders the STR property uninhabitable
for the duration of the permit. Offering a one-time exemption in this circumstance
would allow permittees undertaking remodels on STR properties the ability to
forego filing taxes for one calendar year without the threat permit abandonment
due to non-filing.
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The “Act of Nature Exemption” is intended for properties which have been
rendered uninhabitable due to an involuntary act of nature. Homeowner’s
insurance documentation would be required to validate the exemption request.
There is no limit on the number of Act of Nature Exemptions that may be granted
to a property due to the accidental nature of this event. A definition of “Act of
Nature” is proposed to be added in Section 26.104.100 – Definitions, see above.
Offering a Tax Filing Requirement exemption due to an Act of Nature would help
ensure permittees are not at risk of losing an STR permit after incurring accidental
property damage.
Sec. 26.530.060 - STR Advertising Requirements
Summary of proposed amendments: The creation of Section 26.530.060 – STR
Advertising Requirements would consolidate existing advertising requirements for
permittees, propose new advertising requirements for short-term rental services, and
change section numbering for all sections thereafter.
1. STR advertising requirements are currently outlined in Sections 26.530.030(a)(2)
- Permitting Requirements, 26.530.040(d)(6) - Permit Procedures and Standards,
26.530.050(a) - Occupancy and Operational Standards, and 26.530.060(c) -
Enforcement. The proposed creation of a new Section 26.530.060 – STR
Advertising Requirements would condense the existing regulations to enable
program participants and prospective customers to easily locate and review the
regulations in a single location within the STR chapter.
2. The amendments proposed in Section 26.530.060(b) include the addition of a
requirement for Short-term Rental Services to mandate that users include an STR
permit number in each advertisement. Also proposed is the addition of a
mandatory takedown clause which would allow City of Aspen employees the ability
to notify a Short-term Rental Service to initiate removal of any advertisement that
staff have determined is out of compliance with existing regulations. A definition of
“Short-term Rental Service” is also proposed to be added in Section 26.104.100 –
Definitions, see above.
The proposed amendments would allow staff to address unpermitted
advertisements directly with any Short-term Rental Service that hosts the
advertisement, thereby increasing compliance with Aspen’s existing regulations.
Staff notes that other Colorado municipalities have implemented similar code
language, and that municipalities are supported by Colorado state law in doing so.
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Staff collaborated with major STR services to develop these proposals and assess
their feasibility for implementation.
ADVISORY BODY RECOMMENDATIONS:
Historic Preservation Commission (HPC) Recommendation
At an HPC meeting on August 13, 2025, staff presented a summary of the proposed
changes to the Commission. At meeting time, staff had yet to receive direction from
Council regarding policy changes to the R/MF Zone District, so the topic was mentioned
to HPC, however no options for changes were presented to the Commission.
After review of staff’s presentation, memorandum, draft code amendments, and
consideration of the changes proposed for the STR program, HPC approved Resolution
#08, Series of 2025, by a four-zero (4-0) vote, recommending Council consideration and
approval of amending Section 26.530 Short Term Rental Regulations and 26.104.100
Definitions, with an amended motion to recommend to City Council that the R/MF Zone
District caps remain “as is and unchanged” (Exhibit C).
Planning and Zoning Commission (P&Z) Recommendation
At a P&Z meeting on August 20, 2025, staff presented the same information as was
presented to the HPC. Again, at the time of this meeting staff did not have Council
direction for changes to the R/MF cap policy, so staff summarized the topic for P&Z but
did not present options for amendments.
Conversation among Commissioners highlighted what some members expressed to be a
lack of necessary information about permit utilization in the R/MF Zone District. Several
commissioners were discouraged to learn that STR customers are not currently required
to report the number of nights their properties are rented and expressed a desire to
implement collection of that data to aid in determining future permit utilization rates across
permit types and zone districts. To date, staff has not been directed to collect this data,
and instead primarily uses tax remittance to create estimates of permit utilization.
After review of staff’s presentation, memorandum, draft code amendments, and
consideration of changes proposed for the STR program, P&Z approved Resolution #08,
Series of 2025, by a four-three (4-3) vote, recommending Council consideration and
approval of amending Section 26.530 Short-term Rental Regulations and 26.104.100
Definitions.
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P&Z did not offer a formal recommendation on the R/MF cap policy, citing a lack of data
on which to base their recommendation, and formally requested that Council direct staff
to begin collecting “pertinent information such as [permit] utilization rates in the future”
(Exhibit D).
CONCLUSION AND NEXT STEPS:
As a response to STR activity and related community sentiment, Council implemented
significant regulatory changes for STRs in 2022. The current code amendment proposals
represent the first phase of ongoing refinement to those initial regulations. Future
revisions will be informed by evolving data and continued assessment of Aspen's STR
environment. It is up to staff and Council to proactively monitor program outcomes and
incorporate community feedback as we continue to navigate this relatively new territory.
These amendments reflect the City’s dedication to meeting the needs of Aspen residents
and the broader community while balancing diverse stakeholder interests.
Following the incorporation of any changes or additional information requested by Council
at First Reading, staff intends to conduct stakeholder outreach and return to Council in
October 2025 for a Second Reading of Ordinance #08, Series of 2025.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATIONS:
Staff recommends that City Council consider the amendments proposed. At First
Reading, City Council will be given the opportunity to ask questions and discuss the merits
of the proposed code provisions. Staff will be prepared to provide responses during the
First Reading discussion or to bring any additional requested information back to City
Council for Second Reading.
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Staff recommends that Council approves Ordinance #08, Series of 2025, on First
Reading.
CITY MANAGER COMMENTS:
EXHIBITS
Ordinance #08, Series of 2025
A – Policy Resolution #077, Series of 2025
B – Redlined Code Amendment Proposals
C – HPC Resolution #008, Series of 2025
D – P&Z Resolution #009, Series of 2025
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ORDINANCE #08
SERIES OF 2025
AN ORDINANCE OF THE ASPEN CITY COUNCIL ADOPTING AMENDMENTS TO THE
LAND USE CODE RELATED TO SECTION 26.104.100, DEFINITIONS, AND SECTION
26.530, SHORT-TERM RENTAL REGULATIONS FOR THE PURPOSE OF
STREAMLINING SHORT-TERM RENTAL PERMIT APPLICATIONS AND
INCREASING COMPLIANCE WITH EXISTING REGULATIONS.
WHEREAS, the City of Aspen (the “City”) is a legally and regularly created, established,
organized and existing municipal corporation under the provisions of Article XX of the Constitution
of the State of Colorado and the home rule charter of the City (the “Charter”); and,
WHEREAS, the zoning and land use powers conferred upon the City by the State of
Colorado as a Home Rule Municipality empower the City to manage land use to ensure the
public health, safety, and welfare; and,
WHEREAS, the City of Aspen currently regulates land uses within the City limits in
accordance with the Aspen Land Use Code (hereinafter "Land Use Code"), Title 26 of the
Aspen Municipal Code, adopted pursuant to its Home Rule Constitutional authority and the
Local Government Land Use Control Enabling Act of 1974, as amended, §§29-20-101, et seq.
C.R.S; and,
WHEREAS, the Land Use Code requires periodic amendments to ensure it supports
compliance with adopted City policy, is aligned with the community vision, and bolsters
administrative oversight; and,
WHEREAS, during a regular meeting on June 28, 2022, City Council approved Ordinance
#09, Series of 2022 at Second Reading by a unanimous affirmative vote, establishing a robust set
of regulations governing the licensing, permitting, capping, inspecting, enforcing, and creation of
a new fee structure for services performed for Short-term Rentals (STRs); and,
WHEREAS, during a Work Session on February 24, 2025, staff updated City Council on
the STR program, and during that meeting received majority direction from City Council to
proceed with exploring policy updates for administrative topics and future policy related topics
related to streamlining STR permit application requirements, increasing compliance with existing
regulations, providing exemptions for unique circumstances unaccounted for in the current STR
regulations, and the R/MF Zone District permit cap number; and,
WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public hearing
on June 24, 2025, the City Council approved Policy Resolution #077, Series of 2025, by a five to
zero (5-0) vote, requesting a code amendment to the Land Use Code for Section - 26.104.100,
Definitions and Chapter - 26.530, Short-term Rental Regulations; and,
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WHEREAS, on August 25, 2025, during a Work Session, Council gave staff direction to
remove the R/MF Zone District permit cap number topic from the policy updates; and,
WHEREAS, amending the Land Use Code as described below will ensure the ongoing
effectiveness, coordination, and viability of the regulations within the City of Aspen Land Use
Code; and,
WHEREAS, at a regular meeting on August 13, 2025, the Historic Preservation
Commission considered the amended code, and reviewed staff’s memo, and by a four to zero (4 -
0) vote approved Resolution #08, Series of 2025, recommending Council consideration and
approval of Ordinance #08, Series of 2025; and,
WHEREAS, at a regular meeting on August 20, 2025, the Planning and Zoning
Commission considered the amended code, and reviewed staff’s memo, and by a four to three (4
- 3) vote approved Resolution #09, Series of 2025, recommending Council consideration and
approval of Ordinance #08, Series of 2025; and,
WHEREAS, the Aspen City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare; and,
NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ASPEN, COLORADO THAT:
Section 1: Section - 26.104.100 - Definitions
Section - 26.104.100 – Definitions, shall adopt and define the following two terms for further
coordination with the STR Chapter and as redlined in Exhibit A:
Act of Nature. An accident or other natural event caused without human intervention that could
not be prevented by reasonable foresight or care. Examples include fires, floods, landslides,
avalanches, or other unforeseen natural events.
Short-term Rental Service. A person or company that operates a website or any other digital or
print platform that provides a means through which a property owner or their representative may
offer a residential property or dwelling unit, or portion thereof, for short-term rentals, and from
which the person or company financially benefits.
Section 2: Chapter - 26.530 - Short-term Rental Regulations
City Council approves the following objectives for code amendments within Chapter 26.530 –
Short-term Rental Regulations, and as redlined in Exhibit B:
1. Streamline the STR permit application process and provide increased clarity and
detail around application requirements.
a. Modify the public notice requirements for new STR permit applications
when the property is in a zone district that does not have a cap on the number of
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available STR permits. Updated requirements would remove the mailing notice and
require a poster notice only (Section 26.530.040 - Permit Procedures and
Standards).
b. Eliminate the requirement for a signed letter from a property’s
Homeowner’s Association (HOA) on annual STR permit renewal applications
(Section 26.530.040 - Permit Procedures and Standards).
c. Add language to specify that STR permit renewal applications must be
complete to be accepted by the City (Section 26.530.040 - Permit Procedures and
Standards).
d. Add language stating that falsification of information on STR permit
applications is against municipal law (Section 26.530.060 - Enforcement).
2. Provide exemptions for unique circumstances that are not accounted for in current
STR regulations.
a. Modify the tax filing requirement to provide a one-time exemption for
permittees with active building permits. Provide an additional exemption to the tax
filing requirement for “act of nature” emergencies (Section 26.530.040 - Permit
Procedures and Standards), see Section 1, above.
b. Modify the non-transferability clause to provide an exemption in the case
of permittee death or permittee’s divorce, whereby a deceased’s STR permit may
be transferred to a person designated on the permittee’s estate planning documents
or an STR permit may be transferred due to a change in property ownership
pursuant to a divorce decree (26.530.030 - Permitting Requirements and
26.530.040 - Permit Procedures and Standards).
c. Create a fourth Short-term Rental Temporary (STR-T) permit type that
allows a new property owner to honor STR booking agreements made by the
previous property owner for a period of not more than three (3) months after the
sale of the property has occurred (26.530.030 - Permitting Requirements,
26.530.040 - Permit Procedures and Standards, 26.530.050 - Occupancy and
Operational Standards).
3. Increase compliance with and provide additional avenues for enforcement of
existing STR advertising requirements.
a. Add definition for “Short-term Rental Service” (26.104.100 - Definitions),
see Section 1, above.
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b. Create a new code subsection that clearly outlines existing permittee
advertising requirements in addition to Short-term Rental Service advertising
requirements (26.530.050 - Occupancy and Operational Standards).
c. Add language requiring Short-term Rental Services to take down
advertisements of STRs located within the City of Aspen that do not comply with
the City’s STR advertising requirements (26.530.050 - Occupancy and Operational
Standards).
d. Add language requiring Short-term Rental Services to enable a mandatory
permit number field on STR advertising templates for properties in the City of
Aspen, where applicable (26.530.050 - Occupancy and Operational Standards).
e. Correct the misspelling of “complaint” (26.530.060 - Enforcement).
Section 3:
Any scrivener’s errors contained in the code amendments herein, including but not limited to
mislabeled subsections or titles, may be corrected administratively following adoption of the
Ordinance.
Section 4:
This ordinance shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the resolutions or ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such prior
resolutions or ordinances.
Section 5:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
Section 6:
A public hearing on this ordinance was held on the XXth day of XX 2025, at a regular meeting of the
Aspen City Council commencing at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen,
Colorado.
INTRODUCED, READ, AND ORDERED PUBLISHED as provided by law, by the City
Council of the City of Aspen on the 30th day of September 2025.
ATTEST:
_____________________________ ____________________________
Nicole Henning, City Clerk Rachael Richards, Mayor
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FINALLY, adopted, passed and approved this XXth day of XX 2025.
_______________________________
Rachael Richards, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________________ ______________________________
Nicole Henning, City Clerk Katharine Johnson, City Attorney
EXHIBITS
A – Section 26.104.100 – Definitions Redlines
B – Chapter 26.530 – Short-term Rental Regulations Redlines
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Chapter 26.104 – GENERAL PROVISIONS
Sec. 26.104.100. Definitions.
As used in this Code, unless the context otherwise requires, the following terms shall be defined as follows:
Act of Nature. An accident or other natural event caused without human intervention that could not be
prevented by reasonable foresight or care. Examples include fires, floods, landslides, avalanches, or other
unforeseen natural events.
Short-term Rental Service. A person or company that operates a website or any other digital or print
platform that provides a means through which a property owner or their representative may offer a residential
property or dwelling unit, or portion thereof, for short-term rentals, and from which the person or company
financially benefits.
Exhibit A
121
Title 26 - LAND USE REGULATIONS
PART 500 - SUPPLEMENTARY REGULATIONS
Chapter 26.530. SHORT-TERM RENTAL REGULATIONS
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Chapter 26.530. SHORT-TERM RENTAL REGULATIONS 1
Sec. 26.530.010. Purpose.
The purpose of this Chapter is to regulate short-term rentals (STRs) as a land use within the City of Aspen.
STRs are an important component of the City's lodging bed base, support a vibrant tourist economy, and provide
real property owners with STR permits significant financial benefit. STRs influence property value and occupancy
patterns of residential dwelling units. STRs influence neighborhood character by introducing commercial lodging
uses in residential neighborhoods. STRs require services and infrastructure to operate. STRs further reduce the
potential availability of long-term rental housing to support the local economy and community.
STRs require regulation as a distinct land use to ensure the health, safety, peace, and welfare of the
community through the application of zoning police powers. The following regulations support the operation of
STRs balanced with community policies related to housing, development, growth management, and a sustainable
economy as described in the Aspen Area Community Plan.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.020. Applicability.
(a)This Chapter applies to all STRs in the City of Aspen. STRs are required to obtain a permit in accordance with
their type and operation as defined in this Section. STRs operating without a permit are subject to
enforcement as defined in Section 26.530.060, Enforcement.
(b)It shall be unlawful for any person, whether a principal or agent, clerk, or employee, either for him or herself,
or for any other person for anybody, corporation or otherwise, to lease or operate an STR without first
obtaining an STR permit in accordance with the provisions and procedures of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.030. Permitting requirements.
(a)Permits. Any property rented as an STR shall require a permit to operate. Permits shall be approved,
approved with conditions, or denied by the Community Development Director based on the following
criteria:
(1)Permittee. Permits shall only be issued in the name of one (1) natural person who has an ownership
interest in the property for which the permit is issued ("Permittee").
(2)Permit Number. STR permits are issued a unique permit number. That permit number shall be clearly
displayed in all advertising and listings of the STR, including but not limited to all digital and print
advertising. The permit number must be listed in the STR, along with permittee and/or qualified
1Editor's note(s)—Prior to the reenactment of Chapter 26.530 by Ordinance No. 9-2022, § 1, adopted June 28,
2022, said chapter was repealed by Ordinance No. 14-2007 § 1. Former Chapter 26.530 pertained to the
resident multi-family replacement program and was derived from Ordinance No. 40-2002 § 2 as amended by
Ordinance No. 51-2003 § 1.
Exhibit B
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owner's representative and emergency contact information as part of the in-unit Community
Messaging Program described in the STR Program Guidelines.
(3)Permit Application Contents. The following information is required for STR permit applications: the
owner(s) of the property, the name and contact information of the proposed permittee; if title to the
subject property is held by a corporation, partnership, association, or company, the name and contact
information of any officer, director or stockholder holding ten (10) percent or more of the interests in
the corporation, partnership, association, or company; the property address, Pitkin County parcel
identification number; Pitkin County owner name; number of bedrooms and pillows in the unit in its
largest configuration; size of heated area of the STR residence, and all previous notices of code
violations or complaints filed against the property.
(4)Licensing. STRs are required to maintain a City of Aspen Business License and are required to remit
lodging and sales tax in accordance with Municipal Code regulations and Finance Department policies.
The STR-Program Guidelines include details about licensing and tax compliance standards and
procedures.
(5)Non-Transferability. Commencing October 1, 2022, STR permits shall be granted only for the property
for which it is issued and solely to the permittee to whom it is issued. The permit shall not be
transferable to any other person, legal entity, or residential address, with limited exemptions
considered in the event of the divorce or death of the permittee as outlined in 23.480.040(d-e),
Exemptions. If the property is owned by a partnership, corporation, association or company, a transfer
shall be deemed to occur if the permittee transfers his or her interest in the property to a third-party
individual or entity or if more than ten (10) percent of the partnership, corporation, association, or
company is transferred to a third-party individual or entity, even if the permittee retains an ownership
interest in the property. Upon such transfer of ownership, the permit shall be deemed terminated and
revoked and the new owner of the property shall be required to apply for a new STR permit if it wishes
to continue the use of the property as a vacation rental. The STR permit shall include a non-
transferability clause and notice that the permit shall be deemed terminated and revoked
automatically upon the sale or change of ownership of the property for which a permit has been
issued, as described herein.
i.Exemptions to Non-Transferability.
If the property qualifies for a real-estate transfer tax exemption under 23.48.040(d) due to a
change in ownership pursuant to a divorce decree, or under 23.48.040(e) due to a transfer of title
or change of interest in the property by reason of the permittee’s death, will, or decree of
distribution, then the permit may be transferred. The property must first be granted an exemption
under section 23.48.040(d) or (e) before the permit may be transferred. Expired STR permits shall
not be transferred in any instance. The party to whom the permit is transferred must qualify under
all other applicable sections of this code.
(b)Permit Types. STRs shall be eligible for one (1) of three (3)four (4) permit types: Short-term Rental Classic,
Owner-Occupied Short-term Rental, or Lodging Exempt Short-term Rental, or Short-term Rental Temporary.
The ability to obtain an STR permit is conditioned upon the permittee’s consent of the eligibility,
requirements, and standards for each permit type as follows:
(1)Short-term Rental Classic (STR-C). This permit is issued only to residential units located in eligible zones
and the approved use of which is not a Lodge use. (Condo-hotel properties must apply for a Lodging-
Exempt STR permit.)
a.STR-C permits shall be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0870, Fees.
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b. STR-C permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
c. There is no annual limit on the number of nights an STR-C permittee may operate the STR unit.
Bedrooms, lock-offs, or portions of the residential unit, in addition to the whole residential unit,
may be rented. Occupancy for the unit is limited by the standards described in Section
26.530.050.
(2) Owner-occupied Short-term Rental (STR-OO). This permit is issued only to owner-occupied residential
units, where the property is the primary residence of the permittee. Part 700 of this Title describes the
zone districts where STRs are a permitted use.
a. STR-OO rental permits shall be renewed annually and are assessed an annual permit fee in
accordance with Section 26.530.0870, Fees.
b. STR-OO are subject to the life-safety standards and the operational standards for STRs described
in this Chapter and the Program Guidelines, and upon application for STR-OO permit, the
applicant who must have provide two (2) of the following valid documents indicating that the STR
is the applicant's primary residence:
i. valid Colorado driver's license;
ii. valid motor vehicle registration;
iii. voter registration;
iv. Federal or state tax return; or
v. other legal documentation deemed sufficient by the Community Development Director
which is pertinent toward establishing principal residence.
(3) Lodging Exempt Short-term Rental (STR-LE). Lodges and condo-hotels which meet the definition of
Lodge are eligible for STR-LE permits.
a. For eligible properties, only one (1) permit is required for all units under management.
b. In addition to the limitations of the definition of Lodge and/or Condo-hotel, Lodging Exempt
eligible properties must offer STR units under a unified brand and marketing model where
individual ownership of units is secondary to the central brand of the property.
c. Lodging Exempt permittees must submit an affidavit attesting to their eligibility.
d. STR-LE permits must be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0870, Fees. To ensure ongoing eligibility for the STR-LE permit, permittees
are subject to the Lodging Occupancy Auditing regulations in Section 26.575.210.
(4) Temporary Short-term Rental (STR-T). This permit is issued only to residential units in eligible zones
and for the sole purpose of allowing new property owners to accommodate STR reservations made by the
previous owners for limited dates after the property’s sale.
a. STR-T permits are valid for a maximum of ninety (90) days from the date of issuance and are not
eligible for renewal after the permit expiration date.
b. STR-T permits are assessed a one-time administrative permit fee in accordance with Section
26.530.080, Fees.
c. STR-T permit applications must be submitted within fifteen (15) days of the date of transfer of
property ownership. Proof of purchase or ownership transfer must be provided with the
application for an STR-T permit. A list of all existing STR reservations made prior to the property
sale must be provided with the application for an STR-T permit.
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d. STR-T permittees may not accept any new STR bookings for the duration of the STR-T permit.
e. STR-T permits are subject to public notice requirements in Section 26.304.060(e)(3)b. Manner of
Notice. Proof of notice is required with each STR-T permit application. A waiting period during the
posted notice and prior to permit issuance is not required.
f. STR-T permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
g. Advertising short-term rentals at an STR-T property is not permitted. All short-term rental
advertisements for an STR-T property shall be deactivated, removed, or otherwise made
unavailable to prospective customers.
h. Failure to comply with the STR-T permit requirements is a violation of the municipal code and
subject to fines and penalties as stated in 26.530.070 Enforcement.
(c) Zoning Limitations. STR-C permits are limited by number in residential zone districts. Refer to Part 700 of this
title for permitted uses by zone to assess where STR-Cs are permitted. In zones where STR is not a permitted
use, it is a prohibited use.
(1) STR-C permits are limited by number in specific zone districts as follows:
a. RR: Two (2) permits;
b. R-3: One (1) permit;
c. R-6: Eighty-one (81) permits;
d. R-15: Forty-seven (47) permits;
e. R-15A: Eight (8) permits;
f. R-15B: Twelve (12) permits;
g. R-30: One (1) permit;
h. R/MF: One hundred ninety (190) permits;
i. R/MFA: Twelve (12) permits;
j. AH: Nine (9) permits;
k. MU: Thirty-nine (39) permits;
l. NC: One (1) permit;
m. SCI: Two (2) permits;
n. SKI: Two (2) permits.
(2) There is no limit to the number of STR-C permits in the following zone districts: Commercial (C-1),
Commercial Core (CC), Lodge (L), Commercial Lodge (CL), Lodge Overlay (LP), Lodge Preservation
Overlay (LO).
(3) STR-OO are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted use.
(4) STR-LE are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(5) STR-T are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.040. Permit procedures and standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Zoning Compliance. All STR permits must comply with zoning regulations for the zone district in which
they are located. STR permit applications shall include the Parcel Identification Number and residential
address including unit number for the property to ensure compliance with underlying zoning. Zone
district STR regulations, including permitted uses and cap limitations, may change over time per City
Council action. Possession of an STR permit does not supersede compliance with zone district STR
regulations.
(b) Life-safety Compliance and Inspection.
(1) Required Noticing. All new STR-C and STR-OO applicationsnts for properties located in zone
districts with caps on the number of permits shall comply with neighborhood noticing
requirements per Section 26.304.060(e)(3)b.—c., Manner of Notice. New STR-C and STR-OO
applications for properties located in zone districts without caps on the number of permits shall
comply with neighborhood noticing requirements per Section 26.304.060.(e)(3)b, Manner of
Notice. All STR-T applications shall comply with neighborhood noticing requirements per Section
26.304.060(e)(3)b, Manner of Notice. STR-LE applications are exempt from this provision.
(2) Inspections. By signing and submitting an STR permit application, and subsequently being granted
a permit, the owner(s) of the property shall consent to inspections of the property by City of
Aspen personnel and their agents for the purpose of determining compliance with City Codes,
Regulations and Laws. No inspection will be made without first giving the permittee and, if
applicable, the qualified owner's representative, forty-eight (48) hours' notice of the inspection.
(3) Life-Safety. STRs are required to comply with all applicable life-safety standards in Municipal
Code Title 8 and the STR Program Guidelines, as amended from time to time. Life-safety
standards includinginclude: fire suppression, occupancy limitations, mechanical codes,
emergency contacts and procedures, and inspections.
(c) Qualified Owner's Representative. Permittees who cannot meet requirement for regulatory
compliance, in-person service, emergency response and other regulations in this title may designate a
qualified owner's representative. A qualified owner's representative shall be a natural person residing
in the Roaring Fork River Drainage area situated in Eagle, Pitkin, Garfield or Gunnison Counties, or
within the Colorado River Drainage area from and including the unincorporated No Name area to and
including Rifle. The qualified owner's representative is designated by the permittee who is the property
owner as the point of contact for the permitted STR. For permittees that designate a qualified owner's
representative, the qualified owner's representative shall be responsible for responding to tenant and
City inquiries, complaints, enforcement actions, and other on-site needs.
(1) If a qualified owner's representative is designated for an STR, the qualified owner's
representative must have a City of Aspen business license. The qualified owner's representative
shall be listed on the STR permit for the property including the qualified owner's representative's
name, entity or company name, telephone number, email address, and physical address.
(2) STR permittees who designate a qualified owner's representative are liable for compliance with
applicable Land Use Code and Municipal Code regulations. The qualified owner's representative
is not legally liable for violations of this Section or compliance with applicable Municipal Code
regulations but is responsible for notifying the permittee when a violation has occurred.
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(3) The name, address, and telephone number(s) of the qualified owner's representative, as shown
on the STR permit, shall be made available to the Community Development Department, the
Aspen Police Department, and the Aspen Fire Protection District. Any change to the qualified
owner's representative or permittees' contact information shall be promptly furnished to the City
of Aspen via a revised STR permit application within ten (10) days. Failure of the permittee to
provide or update the qualified owner's representative contact information to the City shall
constitute an enforcement violation subject to actions and penalties as described in Section
26.530.0760, Enforcement.
(4) The permittee, or if designated, the qualified owner's representative, shall be available twenty-
four (24) hours a day, year-round to ensure that the property is maintained and operated as
required by Land Use Code standards and the STR Program Guidelines. The permittee, or if
designated, the qualified owner's representative, shall respond to service or compliance inquiries
from occupants and City officials, and shall be available to be at the property within two (2) hours
in an emergency. Failure of the permittee, or if designated, the qualified owner's representative,
to respond to a call from a tenant or the Community Development Director within twenty-four
(24) hours shall result in an enforcement violation subject to actions and penalties as described in
Section 26.530.0760, Enforcement, against the permittee.
(d) Permit application, fees, issuance, renewal, revocation, and abandonment.
(1) Application. Permit applications shall be received and processed on a first come, first served
basis. The Community Development Director shall deem applications complete based on the
requirements of this Chapter and the standards in the STR Program Guidelines. Only complete
STR permit applications shall be accepted and reviewed. An application shall only be deemed
complete when all information, tasks, and administrative fee payments required for the
application have been submitted by the applicant and received on a date certain by the City of
Aspen.
(2) Fee payment. Permit fees shall be remitted at the time of permit application and cover the cost
of processing the application. Application fees are non-refundable.
(3) Neighborhood noticing. Upon application for a new STR-C or STR-OO permit for a property
located in a zone district with a cap on the number of allowable permits,, the applicant shall
provide neighborhood noticing in accordance with Section 26.304.060(e)(3)b.—c. Manner of
Notice. Upon application for a new STR-C or STR-OO permit for a property located in a zone
district without a cap on the number of allowable permits, the applicant shall provide
neighborhood noticing in accordance with Section 26.304.060(e)(3)b, Manner of Notice. Upon
application for a new STR-T permit, the applicant shall comply with neighborhood noticing
requirements in Section 26.304.060(e)(3)b, Manner of Notice. Annual STR permit Ppermit
renewals do not require neighborhood noticing. Permits shall be approved, approved with
conditions, or denied following the notice period. STR-LE are exempt from this provision.
(4) HOA compliance. New STR Ppermit applications for residential properties which are in a
Homeowners Association (HOA) must include HOA approval for the applicant to operate an STR
in the form of a signed letter, including telephone and email contact information for the HOA,
with the permit application. Annual STR permit renewals do not require updated HOA approvals.
Permittees shall notify the City of Aspen if any HOA approvals change regarding short-term
rentals at any point during the life of an active permit.
(5) Issuance. Permits shall be approved, approved with conditions, or denied within twenty-one (21)
working days of the closure of the notice period described above. The Community Development
Director may issue permits with conditions based on review of the permit application and public
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comment. The review and issuance period for individual permit applications may be extended at
the direction of the Community Development Director.
(6) Waitlist. Once the permit limit is reached for each zone district, applicants will be placed on a
waitlist for the next available permit in the order in which the application was received.
A waitlist applicant shall be a natural person. The residential address included in the waitlist
application must match the residential address for which the subsequent permit is issued.
Applicants who sell the property for which the permit is sought shall be removed from the
waitlist. As permits become available, waitlist applications shall be reviewed and approved,
approved with conditions, or denied. If the property has been found in violation of this Chapter
during the waitlist period, the application shall be denied and the property shall be removed
from the waitlist.
(7) Renewal. STR permits shall be renewed annually in accordance with the procedures in the STR
Program Guidelines. Only complete STR permit renewal applications will be accepted for annual
STR permit renewal. An application shall only be deemed complete when all information, tasks,
and administrative fee payments required for the application have been submitted by the
applicant and receipt can be confirmed by the City of Aspen. Failure to renew a permit within
fourteen days (14) of the permit expiration date shall result in the abandonment of the permit.
STR-T permits are not eligible for renewal and become abandoned upon the permit expiration
date.
(8) Tax filing. STRs must be occupied by a short-term renter a minimum of once per year, as shown
in tax filings to be eligible for renewal. Permits with one (1) year of zero tax filings from the date
of permit issuance or renewal will be considered abandoned and be processed in accordance
with the standards in this Chapter. STRs that are under construction or that endure an act of
nature emergency may be eligible for an exemption from this provision.
(i) Building Permit Exemptions. Permittees may apply for a one-time exemption from
the tax filing requirement if the STR is uninhabitable due to construction and an
active building permit is issued to the STR property. To request a building permit
exemption, the permittee must notify the Community Development Director within
30 days of the issue date of the building permit. Building permit exemptions are
granted at the discretion of the Community Development Director with proof of a
valid building permit.
(i)(ii) Act of Nature Exemptions. Permittees may apply for an exemption from the tax
filing requirement if an act of nature, as defined in 26.104.100 Definitions, renders
the STR uninhabitable. To request an act of nature exemption, the permittee must
notify the Community Development Director within 30 days of the act of nature
incident. Act of nature exemptions are granted at the discretion of the Community
Development Director with sufficient proof of uninhabitability from the permittee’s
homeowner’s insurance.
(9) Abandonment. STR-C and STR-OO permits shall be valid for one (1) year from the date of issuance
and shall be renewed annually. Failure to renew a permit in accordance with the STR Program
Guidelines will result in the abandonment of the permit. STR permits may be abandoned by
permittees at any time by notifying the Community Development Director of the intent to
abandon the permit. Abandoned permits will be made available to the next applicant on a first-
come, first-served basis or the next applicant on the waitlist for that zone district in accordance
with the STR Program Guidelines. STR-LE and STR-T permits are exempt from this provision.
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(10) Revocation. STR permits may be revoked by the Community Development Director for any of the
following reasons: three (3) violations of the requirements of this Chapter and applicable
Municipal Code standards as described in the STR Program Guidelines, failure to rent the
property during the term of the permit, failure to pay STR taxes and fees, or violations of the
requirements of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.050. Occupancy and operational standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Occupancy limits and unit size. STRs arec limited to a total occupancy of two (2) occupants per
bedroom plus two (2) additional occupants, and studios are limited to a total occupancy of two (2)
occupants plus one (1) additional occupant. Permit applications are required to list the number of
bedrooms in the unit at its largest configuration. STRs may be inspected for accuracy of bedroom count
on the permit application and for compliance with these occupancy requirements. For the purpose of
establishing unit occupancy, a studio shall have an occupancy of two (2) occupants plus one (1)
additional occupant. Occupancy for each STR shall be included in all STR advertising, the in-unit
messaging, and permit on display in each permitted STR. Bedrooms, lock-offs, or portions of the
residential unit, in addition to the whole residential unit, may be rented.
(b) Annual rental night limits. STR-OO are limited to one hundred twenty (120) short-term rental nights
per year from the date of permit issuance. There is no annual limit on the number of nights per year an
STR-C, STR-LE, or STR-T can be rented. There is no annual limit on the number of nights per year an
STR-LE can be rented.
(c) Good neighbor guide. STRs are required to operate in accordance with all applicable Municipal Code
regulations protecting the health, safety, and peace of the community and supporting the maintenance
of community character and values. STR owners and permittees are required to assist STR occupants in
being 'good neighbors' by recognizing their obligation to followingfollow the rules and customs of the
community. To support these community goals, the Community Development Department maintains
the Short-term Rental Program Guidelines, Good Neighbor Guide, and collaborates with non-
governmental organizations to promote good neighbor behavior by visitors.
(1) STR-C and STR-OO permittees, and if designated, their qualified owner's representatives must
comply with the policies described in the City of Aspen Good Neighbor Guide and must provide
that information at all times to occupants of the unit.
(2) In-unit messaging is essential to assisting STR occupants in supporting the City's good neighbor
policies, ensuring STRs in neighborhoods support community character, and assisting in the
promotion of Aspen's community character. The following notices shall be posted in a
conspicuous location inside the rental unit:
i. A copy of the STR-C or STR-OO permit;
ii. A copy of the STR business license and business number;
iii. The name, address, and telephone number(s) of the permittee or qualified owner's
representative;
iv. A statement which reads: Occupants shall comply with the City's Noise Ordinance;
v. The location of the required parking spaces;
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vi. Wildlife protection policy;
vii. The location of the fire extinguisher;
viii. Information on the trash, recycling, and composting programs including:
a. Solid waste pickup schedules;
b. Guidelines on living with wildlife and instructions for operating wildlife
containers; and
c. A notice that trash and recycling containers must be stored indoors except
between 6:00 a.m. and 6:00 p.m. on the day of scheduled trash or recycling
pickup, where they may be placed at the curbside or in alleys;
ix. City of Aspen emergency services information and contact information;
x. The City of Aspen's Good Neighbor Guide.
(d) Adoption of and compliance with STR program guidelines. The City Council hereby adopts the Short-
term Rental Program Guidelines. The Community Development Department shall keep the STR
Program Guidelines on file and make the guidelines available to STR permittees, and if applicable,
qualified owner's representatives. These guidelines set forth the standards, procedures, and
supplemental information necessary for the operation of an STR within the City of Aspen. The
Community Development Director may use the guidelines as a basis for enforcement actions in
accordance with the requirements of this Chapter. The Guidelines may be updated, amended, and
expanded from time to time by City Council Resolution.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.060. STR Advertising Requirements.
Permittees shall be responsible for ensuring that all advertisements for the STR property comply with the
requirements in this Chapter. Short-term rental services shall be responsible for ensuring that all advertisements
for STRs within the City of Aspen comply with the advertising requirements in this Chapter. Following the issuance
of an STR permit, the permittee and all short-term rental services will be reviewed for compliance with the
following standards.
(a) Permittee Advertising Requirements.
The STR permittee and if designated, the qualified owner’s representative, shall ensure that any and all
advertisements for the STR property list the valid City of Aspen STR permit number and maximum
occupancy for the property in all listings that advertise or allow bookings for short-term rentals of the
property.
(1) The STR permit number, as found on the City of Aspen STR permit issued to the permittee, must
always be visible on any STR advertisement. The permittee shall include the permit number in the
advertisement title, the advertisement description, or the designated permit number field of the
advertisement.
(2) Maximum occupancy for the STR, as found on the City of Aspen STR permit issued to the permittee,
must always be visible on any STR advertisement. The permittee shall include the maximum
occupancy in the advertisement title, the advertisement description, or the designated occupancy
field of the advertisement.
(3) Properties on waitlists for STR-C permits shall not be advertised for short-term rentals unless or
until a valid STR permit is issued to the property owner. If a waitlisted property has been found in
violation of this section during the waitlist period, the application shall be denied and the property
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shall be removed from the waitlist.
(4) STR-T properties shall not be advertised for short-term rentals. All short-term rental
advertisements for an STR-T property shall be deactivated, removed, or otherwise made
unavailable to prospective customers for the duration of the STR-T permit.
(5) STR advertisements where the permit number or maximum occupancy are not listed, the maximum
occupancy is inaccurate, the permit number listed is expired, abandoned, or revoked, or the property
has a valid STR-T permit are subject to enforcement and penalties pursuant to 26.530.070.(c)
Enforcement and Penalties, including issuance of a Notice of Violation (NOV) and/or revocation of the
existing STR permit.
(b) Short-term Rental Service Advertising Requirements.
Pursuant to CRS 30-150-401(1)(s)(III), all short-term rental services that display short-term rental
advertisements for properties in the City of Aspen shall require that each permittee or their representatives
using the short-term rental service include a STR permit number issued by the City of Aspen to the property
owner in any advertisement for a short-term rental on the short-term rental service platform.
(1) A short-term rental service displaying advertisements for STR properties in the City of Aspen shall
require that the STR property owner, permittee, or their representative include an STR permit
number issued by the City of Aspen.
(2) A short-term rental service shall remove any STR advertisement from the platform after receiving
notification by City of Aspen that the STR permit number associated with the listing is missing, invalid,
abandoned, or expired, or that the STR permit associated with the property has been revoked. The
notification shall include the advertisement URL, the reason that removal of the advertisement is
required, and any other identifying information available to the City of Aspen. The short-term rental
service shall remove the advertisement from the platform within fourteen (14) days of receiving the
notification from the City of Aspen.
(3) A short-term rental service that fails to remove a STR advertisement from the platform within fifteen
(15) or more days of receiving a removal notification from the City of Aspen shall be subject to
enforcement and penalties pursuant to 26.530.070(c) Enforcement and Penalties.
Sec. 26.530.0760. Enforcement.
The City of Aspen actively enforces its STR regulations through inspections, citizen complaints, audits, and
permitting. These measures ensure that STRs reinforce, not undermine, community policies and character. Active
enforcement ensures that visitors who choose to stay in STRs are informed of the unique qualities of mountain
living and enhance our community culture by being good visitors and acting as neighbors and community members
during their stay. STR permittee, and if applicable, qualified owner's representative, play an essential role in
supporting and advancing these policies and supporting the City's enforcement activities.
(a) Falsifying Information. Falsifying information on an STR permit application or any related document is a
violation of Municipal Code and subject to Penalties.
(b) Complaints. Any valid complaint received regarding the STR property will first be referred to the
permittee, and if applicable, qualified owner's representative for response and correction. The
Community Development Director will follow up with any complaining party, the permittee, and if
applicable, qualified owner's representative, for compliance or resolution. The permittee or qualified
owner's representative must respond to all complaints or inquiries from City officials within twenty-
four (24) hours and occupant complaints within two (2) hours. The City of Aspen is not responsible for
complaints against a HOA, hotel, or condo-hotel's own guidelines outside of the City's code, rules and
regulations. Failure to respond within twenty-four (24) hours shall result in a notice of violation and
demand to cure. All valid complaints will be recorded and kept on-file including the address, permittee,
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permit number, business license number associated with the complaint, and the complainer's name
and contact information.
(b) Enforcement and Penalties. Upon receipt of a compliantcomplaint, the Community Development
Department shall investigate and if it is determined there are grounds to believe a violation of this
Chapter or any STR rules and regulations may have occurred, the Community Development Director
may issue an Administrative Notice of Violation to the permittee. The Director shall revoke the STR
permit of any permittee who receives three (3) Administrative Notices of Violation within the one (1)
year permit cycle, effective upon mailing notice to the permittee's address on file. The permittee may
appeal the decision to revoke the STR permit by providing notice of appeal to the Community
Development Director within fourteen (14) days of the date of the decision to revoke the permit. The
Administrative Hearing Officer shall hear appeals brought pursuant to this subsection (b). Appeals shall
be governed by the procedures set forth in Section 26.316.030.
(1) Penalty. Any permittee that violates or allows another to violate any section of this Title shall be
subject to prosecution in Municipal Court and upon conviction subject to the fines and penalties
set forth in Section 1.04.080. A first offense shall be punishable by a fine of no less than five
hundred dollars ($500.00). Each day of any violation of this Section shall constitute a separate
offense.
(2) Civil Remedies.
a. The City Attorney may institute injunctive, abatement, or other appropriate action to
prevent, enjoin, abate or remove a violation of this Title when it occurs. The same right of
action shall accrue to any property owner who may be especially damaged by violation of
this Title.
b. In addition to the penalties and remedies set forth herein, an STR permit shall be
automatically revoked by the Community Development Director upon the third conviction
of a violation of this Title by the permittee of the property subject to the permit within the
one (1) year.
c. Until paid, any delinquent charges, assessments, or taxes made or levied by the City
pursuant to this Title shall, as of recording, be a lien against the property on which the
violation has been found to exist. If not paid within thirty (30) days from the date of
assessment, the City Clerk may certify any unpaid charges, assessments, or taxes to the
Pitkin County Treasurer to be collected and paid over by the Pitkin County Treasurer in the
same manner as taxes are authorized to be by statute together with a ten (10) percent
penalty for costs of collection. Any lien placed against the property pursuant to this
Chapter shall be recorded with the Pitkin County clerk and recorder.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.0870. Fees.
STR permits are assessed an annual fee per unit, remitted at the time of permit application, in accordance
with the following table.
Annual Administrative Fee
STR-Classic: $394.00
STR-Owner-occupied: $394.00
STR-Lodging Exempt: $148.00/unit
STR-Temporary: $394.00
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Table I: Fee Schedule
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.0980. Appeals.
Permittees may appeal decisions made by the Community Development Director in the enforcement of this
Chapter. Appeals will be heard by the Administrative Hearing Officer in accordance with Section 26.316.020(d).
Appeals shall be processed in accordance with Section 26.316.030.
(Ord. No. 9-2022, § 4, 6-28-2022)
133
RESOLUTION #077
SERIES OF 2025
A RESOLUTION OF THE CITY OF ASPEN CITY COUNCIL ADOPTING POLICIES
AUTHORIZING AMENDMENTS TO THE LAND USE CODE RELATED TO SECTION
26.104.100 - DEFINITIONS AND SECTION 26.530 - SHORT-TERM RENTAL
REGULATIONS
WHEREAS, pursuant to Section 26.310.020(A), a Policy Resolution is required to initiate
the process of amending the City of Aspen Land Use Code; and,
WHEREAS, Section 26.104.100, Definitions; Section 26.530, Short-term Rental
Regulations; and other sections of the Land Use Code, as necessary, will be proposed for
amendments; and,
WHEREAS, pursuant to Section 26.310.020(A), during a regular City Council meeting
on December 14, 2021, City Council adopted Ordinance #026, Series of 2021, by a unanimous
affirmative vote placing, a moratorium on the issuance of new short-term rental (STR) permits
until September 30, 2022; and,
WHEREAS, during a regular meeting on March 22, 2022, City Council adopted Policy
Resolution #043, Series of 2022, directing staff to develop regulations for STRs related to zoning,
good neighbor policies, operational standards, life safety standards, permitting, financials, and
enforcement; and,
WHEREAS, during a regular meeting on June 28, 2022, City Council approved Ordinance
09, Series of 2022 at Second Reading by a unanimous affirmative vote, establishing a robust set
of regulations governing the licensing, permitting, capping, inspecting, enforcing, and creation of
a new fee structure for services performed for STRs; and,
WHEREAS, Ordinance #09, Series of 2022 became effective on July 29, 2022, and at the
expiration of the moratorium created by Ordinance #026, Series of 2022, the City began issuing
new STR permits on October 1, 2022; and,
WHEREAS, during a Work Session on February 24, 2025, staff updated City Council on
the STR program, and during that meeting received majority direction from City Council to
proceed with exploring policy updates for administrative topics and future policy related topics
related to streamlining STR permit application requirements, increasing compliance with existing
regulations, providing exemptions for unique circumstances unaccounted for in the current STR
regulations, and the R/MF Zone District permit cap number; and,
WHEREAS, amending the Land Use Code as described below will ensure the ongoing
effectiveness, coordination, and viability of the regulations within the City of Aspen Land Use
Code; and,
Resolution #077, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 1 of 4
134
WHEREAS, pursuant to Section 26.310.020(B)(1), the Community Development
Department, following approval of this Policy Resolution, will conduct a limited public outreach
effort to inform the public, STR program participants, the Historic Planning Commission, the
Planning and Zoning Commission, and members of the STR Technical Advisory Committee of
the proposed updates; and,
WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public hearing
on June 24, 2025, the City Council approved Resolution #077, Series of 2025, by a five to zero (5-0)
vote, requesting a code amendment to the Land Use Code; and,
WHEREAS, this Resolution does not amend the Land Use Code, but provides direction
to staff for amending the Land Use Code; and,
WHEREAS, the City Council finds that this Resolution furthers and is necessary for the
promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ASPEN AS FOLLOWS:
Section 1
City Council approves the following objectives for possible code amendments:
1. Streamline the STR permit application process and provide increased clarity and
detail around application requirements.
a. Modify the public notice requirements for new STR permit applications
when the property is in a Zone District that does not have a cap on the number
of available STR permits. Updated requirements would remove the mailing
notice and require a poster notice only (Section 26.530.040 - Permit Procedures
and Standards).
b. Eliminate the requirement for a signed letter from a property's
Homeowner's Association (HOA) on annual STR permit renewal applications
Section 26.530.040 - Permit Procedures and Standards).
c. Add language to specify that STR permit renewal applications must be
complete to be accepted by the City (Section 26.530.040 - Permit Procedures
and Standards). Add language stating that falsification of information on STR
permit applications is against municipal law (Section 26.530.060 -
Enforcement).
2. Provide exemptions for unique circumstances that are not accounted for in current
STR regulations.
a. Modify the tax filing requirement to provide a one-time exemption for
permittees with active building permits. Provide an additional exemption to the
tax filing requirement for "act of nature" emergencies. (Section 26.530.040 -
Permit Procedures and Standards).
Resolution #077, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 2 of 4
135
b. Modify the non -transferability clause to provide an exemption in the case
of permittee death, whereby a deceased's STR permit may be transferred to a
person designated on the permittee's estate planning documents (26.530.030 -
Permitting Requirements and 26.530.040 - Permit Procedures and Standards).
c. Create a fourth Short-term Rental Temporary (STR-T) permit type that
allows a new property owner to honor STR booking agreements made by the
previous property owner for a period of not more than three (3) months after
the sale of the property has occurred (26.530.030 - Permitting Requirements,
26.530.040 - Permit Procedures and Standards, 26.530.050 - Occupancy and
Operational Standards).
3. Increase compliance with and provide additional avenues for enforcement of
existing STR advertising requirements.
a. Add definition for "Vacation Rental Service" (26.104.100 -Definitions).
b. Add language requiring Vacation Rental Services to take down
advertisements of STRs located within the City of Aspen that do not comply
with the City's STR advertising requirements (26.530.050 - Occupancy and
Operational Standards).
c. Add language requiring Vacation Rental Services to enable a mandatory
permit number field on STR advertising templates for properties in the City of
Aspen, where applicable (26.530.050 - Occupancy and Operational
Standards).
d. Create a new code subsection that clearly outlines existing permittee
advertising requirements in addition to Vacation Rental Service advertising
requirements (26.530.050 - Occupancy and Operational Standards).
e. Correct the misspelling of "complaint" (26.530.060 - Enforcement).
4. Allow for future amendments related to the R/MF Zone District.
Section 2•
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the resolutions or ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such prior
resolutions or ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
FINALLY, adopted this 24th day of J ne,
Rachael ichards, Mayor
Resolution #077, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 3 of 4
136
ATTESY: APPROVED AS TO FORM:
Nicole Henning, City Clerk K harme Joh City Attorney
Resolution #077, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 4 of 4
137
TO:
FROM:
THROUGH:
MEMO DATE:
MEETING DATE:
RE:
MEMORANDUM
Mayor Torre and Aspen City Council
Emmy Oliver, Lodging and Commercial Core Program Manager
Ben Anderson, Community Development Director
February 18, 2025
February 24, 2025
City Council Work Session
Review of the Short-term Rental (STR) Program
REQUEST OF COUNCIL:
The purpose of this work session is to review Short-term Rental (STR) Program data, respond to
Council's questions about the STR Program, and to introduce policy topics for which Council may
wish to explore Land Use Code (LUC) changes. Staff requests consensus Council direction for
any STR program changes the Council desires for staff to pursue.
SUMMARY AND BACKGROUND:
In December of 2021, following an unprecedented expansion of the Aspen STR market during
Covid-19, City Council passed Ordinance #26, Series of 2021, which instated a moratorium on
the issuance of new STR permits (Exhibit A, Ordinance #26, Series of 2021). The moratorium
was a direct response to escalated community concerns about the proliferation of STRs. Lasting
approximately ten months, the moratorium provided space for staff to closely engage with the
community and Council in the development of new regulations governing STRs in Aspen.
At the beginning of the moratorium, five "problem statements" were identified by Council
Memo _Second Reading of Ordinance #09, Series of 2022). These problem statements guided
staff's work in developing the new STR policy:
1) STRs are a land use distinct from residential and lodge uses. Yet land use regulations
do not make that distinction. This results in a variety of inequities and community
impacts which our current system fails to address.
2) Aspen has not sought to mitigate the impacts of STRs on employee generation and other
infrastructure and service demands.
3) The community has not established review criteria to ensure basic health and safety
standards for individual STRs, or to provide common expectations related to property
management and guest behavior standards.
4) The scale and rapid expansion of STRs are changing the nature of important aspects of
neighborhood and community character in ways that we are just beginning to understand.
It is clear that some STRs are operating as commercial uses in dedicated residential zone
districts.
5) STRs, particularly in multi -family developments, have accelerated the transition of many
housing units that previously were owned or rented by working locals into de facto lodge
units. The displacement of locals from these units over time is not a new trend, but STRs
have brought a new scale and pace to this challenge.
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On June 28, 2022, Council adopted the new set of STR regulations in Ordinance #09, Series of
2022 (Exhibit C, Ordinance #09, Series of 2022). Ordinance #09 established definitions for STRs,
a three -permit system, caps on STR-C permit availability, permitting requirements and fee
structure, occupancy and operational standards, active enforcement, and a non -transferability
clause. Staff began operating under the new regulations on October 1, 2022.
In addition to the new land use regulations, City of Aspen voters approved excise taxes on STR
revenue as codified in Resolution #106, Series of 2022 (Exhibit D, Resolution #106, Series of
2022). The following excise tax rates became effective for all STR stays commencing on or after
May 1, 2023:
STR-C (investment properties): 10% excise tax
STR-00 and STR-LE (primary resident and lodge properties): 5% excise tax
Council requested periodic updates about program functionality. Up to now, staff have provided
those updates in the form of information -only memos. This will be the first Council Work Session
to discuss performance and policy topics since the launch of the program.
Essential Program Data
8,000,000
7,000,000 4,8531907
6,000,000
5,000,000
4,000,000
3,000,000
2,084,035
2,383,903
z,000,000-
15009,668
1,000,000
0
STR-C STR-00 & LE
2023 1,12024
Figure A. Annual STR Excise Tax Revenue by Permit Type
Figure A shows STR excise tax revenue collected in 2023 and 2024. It is important to note that
that 2023 figures only reflect eight (8) months of collections, and that December 2024 figures
reflect unaudited collections and are still subject to change. STR-00 and STR-LE figures are
combined because the tax rate is 5% for each of those permit types.
STR excise tax revenue collected in 2023 totals $3,393,571. STR excise tax revenue collected
in 2024 totals $6,937,942. STR excise tax revenue collected to date totals $10,331,513.
2
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Housing
Development
Fund
7,232,059
Asset
Management
Plan Fund
25324,590
Iqk
General Fund
774,864
Figure E. Allocation of STR Excise Tax Revenue (2023-2024 combined)
Aspen voters approved at least 70% of the STR excise tax revenue to be allocated to affordable
housing development, and the remaining 30% to be allocated to environmental initiatives and
infrastructure maintenance and repair. Of the remaining 30% of revenue, 75% is allocated to the
Asset Management Plan Fund and 25% to the General Fund. Figure B illustrates the allocation
of combined tax revenue from 2023 and 2024 to these City funds to date.
500,000
4225120
400,000 $3775698 --
300,000
2007000
1007000
0
2023 2024
Figure C. Annual Administrative Fee Revenue
Figure C illustrates the administrative fee totals collected in 2023 and 2024. Administrative fees
are paid by the applicant at the time a STR permit application is submitted.
3
140
City
Attorney's
Office
142, 648
Community
Development
Department
451,031 Finance
Department
206,139
Figure D. Allocation of STR Administrative Fee Revenue (2023-2024 combined)
Figure D shows how the administrative fees are allocated within the City organization. Revenue
is split between Community Development, Finance, and the City Attorneys for staff labor.
Administrative fees also offset the cost of the permitting and tax collection software utilized by
customers and staff.
800 740
700
698
658
600
500
400 392 385 379
300
200
100 76 72 63
Not
STR-C STR-LE STR-00
12023 i 12024 2025
Figure E. Number of STR Units from 2023-Present
Figure E depicts the number of STR unit types from 2023 to present. A slight decline in all property
types can be seen from 2023-2025, culminating in an 89% renewal rate for Classic properties, a
97% renewal rate for Lodging Exempt properties, and an 83% renewal rate for Owner Occupied
properties. Overall, there has been an 8.9% decline in the total number of STRs since 2023. The
decline can be attributed to some of the following factors:
Switch to long-term rentals,
Forfeiture of permits due to property sales,
Attrition of permits in capped zones, and
Decisions to stop renting on a short-term basis.
141
STAFF DISCUSSION:
During a November 2024 Council meeting, Councilors posed a series of questions to staff about
the STR program. Answers to those questions follow.
Question 1: In response to the Frias Properties representative's public comments about
the HOA signoff required for annual permit renewal, is there a way to simplify that process?
Language requiring HOA approval was adopted in Ordinance #09, Series of 2022: "Permit
applications for residential properties which are in a Homeowners Association (HOA) must include
HOA approval for the applicant to operate an STR in the form of a signed letter, including
telephone and email contact information for the HOA, with the permit application." (Exhibit C,
Ordinance #09, Series of 2022)
Currently, a signature from an HOA representative is required with each new permit application,
and updated signatures are required for annual permit renewal. Annual HOA signoffs are required
by staff because HOAs have been known to change their STR permissions from year to year.
Certainly, if Council directs staff to adjust the HOA signoff for renewal applications, staff could
explore paths to ease the burden on HOA managers and simplify the permit renewal process.
Question 2: Regarding outstanding applicants in the different zone districts, help us better
understand what the STR market and those seeking permits that aren't able to get them
mean? Review the caps and outstanding applicants in different zones. What happens to
people who apply but permits are unavailable?
Ordinance #09 established limits on the maximum number of STR-C permits available in 14 of
Aspen's residential -serving zone districts (Exhibit C, Ordinance #09, Series of 2022). The purpose
of the limits (AKA "caps") is to curtail neighborhood impacts of STRs, limit conversion of long-term
and owner -occupied housing to STRs, and distribute STR uses within appropriate zones
throughout the community. Caps do not apply to STR-00 or STR-LE permits.
200
180 _
160
140
120 -
100 _ _.n
80
60 6-
40 _ - --
20
0 0 0 0
5
0 1 0 4 0 0 0 0
AH MU NC R/MF R/MFA R-15 R-15A R-15B R-3 R-30 R-6 RR SCI SKI
Permit Cap Active Permits i # Applications on Waitlist
Figure F: Permit Cap Analysis (as of 2/14/25)
5
142
Figure F illustrates the numbers of active and waitlisted STR-C accounts in all 14 (fourteen)
capped zones, alongside the cap for each zone. There are currently waitlists for STR-C permits
in 4 (four) of the fourteen (14) capped zones. Waitlist totals are shown by the numbers along the
horizontal axis in Figure F.
In 6 (six) of the 14 (fourteen) capped zones, the number of active permits is equal to the permit
cap. When an STR-C permit application is received for a property in these zones, it is placed on
a waitlist for the next available permit, which would be issued when an existing permit is
relinquished by the owner. In 5 (five) of the fourteen (14) of capped zones, the number of active
permits is less than the permit cap. STR-C permits are currently available to applicants without
a waitlist in these zones.
In 3 (three) out of fourteen (14) zones, the number of active permits is greater than the cap. In
these zones (R/MF, R-30, and SCI), permits that predate the moratorium have not yet been
reduced to the caps through attrition. Applications for STR-C permits are placed on waitlists in
these zones, and new permits will be available once the number of active permits falls below the
caps.
50
45
40
35
30
25
20
15
10
IN
4000
0
Oct-22 Jan-23 Apr-23 Jul-23 Oct-23 Jan-24 Apr-24 Jul-24 Oct-24 Jan-25
R-6 R-15 , R-15B R-30 --, R/M F
Figure G. STR-C Waitlist Sizes, 2022-2025
Figure G illustrates the fluctuations in waitlists for STR-C permits. The R/MF waitlist, indicated by
the line climbing steadily at the top half of Figure G, is the obvious outlier. Staff received twenty-
143
two (22) applications for STR-C permits in R/MF zone within the first two (2) months of the
program, and the waitlist has increased to forty-six (46) applications since 2022. The R-30 waitlist
has also only increased in size since 2022; there are four (4) applicants on this waitlist currently.
Due to the slow rates of permit attrition in these zones, no new permits have been issued in R-30
or R/MF since 2022.
Dips in the lines, as shown for R-6, R-15, and R-15B zones, indicate reductions in the waitlist size
at points when permits became available to applicants in the top positions for those zones.
Question 3: Regarding STR violations, how many have been issued, what are the nature of
the violations, where were they located, and were they licensed?
Staff follows the City's policy of progressive enforcement in responding to STR issues. In
alignment with this policy, staff must first validate any alleged compliance issue before proceeding
through enforcement steps. When an issue is validated, staff works with owners to educate them
about how to come into compliance through a series of courtesy contacts and, if necessary, formal
warnings. If the issue is not corrected after outreach and a formal warning, only then will a Notice
of Violation (NOV) be issued to the property owner. The NOV is the last step in the enforcement
process before a summons to court, fines, and/or jail time is imposed.
60
50
40
30
20
10 x 1
lam.
3
J ,,,,,,;;,,l...
Issues Courtesy # Warnings # Notices of
Identified Outreach Issued Violation
Contacts Issued
Figure H. STR Compliance Summary, 2022-2025
The purpose of progressive enforcement is to encourage compliance through education rather
than to impose punitive measures. As shown in Figure H, only 6% of alleged compliance issues
at STR properties have resulted in NOVs. A total of three (3) NOVs have been issued to property
owners for STR issues. While all the subject properties have subsequently come into compliance,
details of those NOVs are as follows:
Two (2) for unpermitted STR use (R-6 and R/MF zones), and
One (1) for improper waste disposal that resulted in a wildlife intrusion at an STR-
permitted property (R-6 zone).
7
144
Nuisance
No Permit -
i
Wildlife Intrusion
Lighting
Renter Complaint
Waste Container
HOA Approval
Snow Removal
Figure I. Number of STR Compliance Issues Reported, 2022-2025
The public can report STR issues directly to City staff through the Aspen 311 Connect app. Staff
also utilize active measures, such as reviewing internet advertisements, to detect issues at STR
properties. As shown in Figure I, of the fifty-three (53) total compliance issues identified since
2022, 26% of those issues were nuisance -related (noise and smoke).
16
14
12
10
8
6
4
0
AH R-6 L R/MF MU R-15 R-15B R-30
Figure J. STR Compliance Issues by Zone District, 2022-2025
Figure J depicts the number of compliance issues reported per zone district. 81 % of all issues
were reported to have occurred in zones that are capped for STR-C permits. The majority of
issues were reported for properties in the AH zone, however it should be noted that reports in AH
were primarily for lighting- and nuisance -related issues at free-market properties.
Question 4: How do STR tax collections compare to 2022 estimates?
As mentioned previously, Aspen voters approved the STR excise tax in 2022 (Exhibit D,
Resolution #106, Series of 2022). While estimating potential revenue for the first full year of the
proposed tax, staff in 2022 were required to 'make many assumptions of the 2024 pool of STR
permits, including:
The average nightly rental rate in 2024,
145
The distribution of STR-LE, STR-00, and STR-C permits,
The number of permits in uncapped zones,
The pace of permit attrition in capped zones, and
The economic conditions that would exist in 2024.
Staff added a buffer to the estimate of revenue to reflect these and other unknown factors, as well
as to limit the need to seek additional direction from voters if collections surpassed an estimate
that was too low.
The 2022 estimate of 2024 STIR excise tax collections combined from all three permit types was
9,140,000. The 2024 actual STIR excise tax collections totaled $6,937,942.
Question 5: Should we have an equal tax rate across all rentals of less than 30 days? Could
the program be more successful if we rethought some initial assumptions about tax rates?
Council considered the following factors when landing on differential tax rates for the three types
of STIR permits:
Community sentiment,
Delta in property taxation between residential and commercial properties, and
Delta in housing mitigation fees paid at time of development of commercial lodge
properties.
Prior to the 2022 STIR tax ballot question, Frederick Polls conducted voter polling to understand
voter acceptance of a new tax, the preferred taxation rate(s), and possible supported uses for the
revenue. Of the 322 registered voters polled, 65% wanted investor -owned rentals (STR-C
permits) to be taxed at a higher rate, while 35% of respondents wanted all STIR permits to be
taxed at the same rate.
This community sentiment aligned with staff and consultant recommendations for STR-LE
properties, which were historically used as lodge properties and had already paid affordable
housing mitigation, to be taxed at a lower rate than properties with STR-C permits. STR-00
permits, which are intended for full time residents as an occasional source of supplemental
income, also fell into the lower tax category since their community impacts would be less than
those of the STR-C permits.
Question 6: What are we learning about what's falling through the cracks? There's a way
to create 31-day lease; is there any way to evaluate how much of that is happening? What
are people doing to get around our regs?
Short-term rentals are differentiated from long-term rentals by the length of stay. STRs are defined
by stays of 29 days (or less) at a time, while rentals of 30 days (or more) at a time constitute long-
term rentals. Long-term rental income is tax exempt, and while the City requests that long-term
rental income is reported, the number of rental days per year is not a requirement for reporting.
Long-term rental business licenses have increased overall in recent years, however it is difficult
to assess whether the increase is due to an increase in long-term activity, an increase in reporting
frequency, or an increase in compliance with licensing requirements. It should also be noted that
some STIR accounts hold long-term rental business licenses and STIR permits at the same time.
For these reasons, it is difficult to conclude that owners are scheduling long-term rentals in lieu of
STRs.
0
146
Staff have received reports from members ofthe public about properties being rented osSTRa without
permits, however without definitive evidence that an 8TR is occurring (such as an advertisement
for rental of less than 30 days), staff is unable to successfully pursue enforcement in
those instances. As mentioned previously, staff have validated two instances of STRs occurring without
permit. Those two properties were issued NOVs and have since come into compliance. Question
7:&s theme empirical data to show how the program is preserving or generating housing
for primary residents? It was an initial goal of the program. Can we demonstrate any
results? In
many communities pursuing STR regulation, the clearly stated desire has been to try to protect housing
for locals. Due to the nature of Aspen's real estate and residential markets, it was clearly understood
at the time Ordinance #09 was passed that the intentions were not to preserve actual housing
units, but instead to reduce and mitigate the impacts ofthe STRoaagrowing land use type
on the community. From problem statement 5, STRo /
n developments, have accelerated a/nano i»n of many housing
units that previously were owned or rented by working locals into de too/o lodge units.
The displacement of locals from these units over time is not a new trend, but STRs have
brought a new scale and pace to this challenge." Data
to understand correlation from problem statement number 5 is hard to draw conclusions from,
however staff would reference the |ovv number ofenforcement cases against STHa as evidence
that community impacts are being mitigated. Though the program does not directly preserve
or generate housing for locals, 70% of STR excise tax revenue is allocated to funding affordable
housing for locals ($7,232,059 to date). These funds are direct contributions to the cost of
housing stock for primary residents. STAFF
OBSERVATIONS AND REQUESTS FOR DIRECTION Over
the last two years of program operation, staff have identified several recurring and potentially problematic
themes within the 8TR regulations. The following topics are the primary sources of concern
for program participants (and in some cases, staff). Staff requests Council majority direction
as to Counoi|'m desire to explore code updates for the following topics. Non -
Transferability Language STR
permits may only be issued to one individual owner with at least 10% interest in the STR property.
Permits are non -transferable toother individuals or properties and are terminated and revoked upon
a property sale. Non -transferability provisions support the attrition of permits in capped zones
and subsequent movement of applications on waitlists, and they give new property owners a
chance to obtain a permit where they may otherwise be monopolized if transfers were allowed between
owners. Non -transferability
ofpermits hsomajor oonoernforpennktees engaged inestate planning. Many married couples rely heavily on
income from STR properties, and if a spouse who is named on on STR permit passes away,
the surviving spouse must apply to obtain an entirely new permit and could be subject towaiting
periods for such permit. Staff have received frequent requests for the ability to transfer an
Sl[R permit to the surviving spouse in the event of the death of a permittee. Question I for Council:
Does
Council desire to update non-transferabifity language so that a permit may be transferred
tomspouse in the event of death of the permit holder?
147
Permit Cap in R/MF Zone
The R/MF zone has the largest waitlist of any capped zone (see Figure G). Due to the slow rate
of permit attrition in R/MF, staff estimates it may take up to two more years until a STR-C permit
becomes available to the first applicant on the waiting list for permits in R/MF.
Staff often receive questions from real estate professionals and potential buyers about whether
the limits on the number of STR-C permits will be raised or eliminated altogether in the R/MF zone
due to the slow rate of attrition and related large waitlist size.
Question 2 for Council: Does Council wish to adjust or eliminate the cap on STR-C permits
in the R/MF zone district?
Permit Application Requirements: Public Notice and HOA Affidavit
To help mitigate the impacts of STRs on surrounding properties, all new STIR properties must
complete a public notice prior to approval of the permit. Notices are posted on STIR properties
and mailed to surrounding neighbors.
Staff has received feedback that the mailing of notices produces excessive paper waste, and that
notices should be sent virtually instead of through paper mail (though virtual notice is not permitted
by the land use code). Property owners receiving notices in uncapped zones, where STIR activity
is heavily concentrated, have indicated that notices are entirely unnecessary because STIR
activity is both assumed and widespread. STIR code does not delineate between sending notices
in some but not all zone districts.
Question 3 for Council: Does Council desire to revise the public notice requirement to
exempt properties in zones where caps on STR-C permits do not exist?
An HOA affidavit is a required submission with any STIR permit application. The affidavit notifies
an HOA that an owner is applying for STIR permit, and it absolves the City of interpreting or
applying HOA rules. If a property is subject to an HOA, the signature of an HOA member is
required on the affidavit. Staff and Council have heard requests that this requirement be adjusted
or removed altogether as it produces a significant burden on managers of large HOAs during the
annual permit renewal process.
Question 4 for Council: Does Council wish to eliminate the need for the signature of an
HOA member on STR permit renewal applications?
Tax Filing Requirement
STIR owners must demonstrate that they have utilized their STIR permit at least once per calendar
year to be able to renew their permit for the following year. Permit use is verified via an account's
tax filings when an owner applies to renew the permit, and accounts with $0 in tax filings are
ineligible to renew the permit. This policy encourages owners to obtain permits only when
necessary, and helps ensure that attrition of permits occurs in zones where permits are limited,
and waitlists may be in effect.
Some STIR owners have expressed frustration at the inability to utilize their permits while their
property is under construction for renovation. These owners have requested exemptions from this
rule, so they do not forfeit a permit due to upgrading the property and being unable to take rentals
during that time. The STIR code does not provide any exemptions for tax filing requirements.
11
148
Question 5 for Council: Would Council like to revise the tax filing requirement to exempt
permitted properties that are under construction and unable to engage in short-term
rentals for an entire calendar year?
Advertising Platform Accountability
The majority of staff's active enforcement work involves the attempt to identify illegal STRs in the
community. To achieve this, advertisements on internet rental platforms are reviewed to verify
that the properties are permitted. To aid in the identification of permitted properties, STR operators
are required to post STR permit numbers in all ads of the property.
STR permit numbers are absent from approximately 40% of online STR advertisements in Aspen.
Also absent from many of the same ads is identifying information for the property owner or
address, which makes verification of the legality of the STR extremely difficult. Even though the
property owner is responsible for compliance with these requirements, in many cases, staff cannot
identify the owner to hold them accountable.
A handful of Colorado municipalities are combatting this issue by holding advertising platforms
accountable for publishing only compliant advertisements on their websites. In these instances,
when a municipality finds an STR ad that is out of compliance with its regulations, staff contact
the website directly to request that the ad is either brought into compliance or removed from the
site. Staff are confident that the overall compliance of internet advertisements (and illegal STR
advertisements) would increase dramatically if Aspen adopted a similar approach.
Question 6 for Council: Is Council open to revising Aspen's requirements to hold STR
booking platforms accountable for posting only ads that clearly show valid STR permit
numbers for the STR property?
Run Out" Period for STR Bookings
Non -transferability language in Ordinance #09 states that STR permits are forfeited upon the sale
of a property and may not be transferred to a new owner when a property transaction occurs. One
issue noted consistently by the rental community is that when a STR property sells, and the seller
has pre-existing binding contracts for rentals that begin after the sale of the property, there is no
mechanism for the new property owner to honor the contracts made by the previous owner. Rental
professionals have often asked for a "run -out" period or permit type to allow new property owners
to honor contracts from the old owners.
Potential consequences of these situations for the seller and new buyer include financial liability
to their customers, damage to the reputation of rental agencies involved, and compliance issues
for new property owners choosing to honor the existing rentals before a permit is rightfully
obtained.
This topic was presented during a Council Work Session in 2022 at the request of the lodging
community (Exhibit F, Memo _STR Run -out Work Session). A Council majority decided that the
City should not be the arbiter of such situations involving property transactions and contracts
that the City is not a party to. Staff continues to believe that regulating these "run -out" instances
puts the City in a difficult situation to evaluate the unique circumstances of each situation, and
that offering a "run -out" period for each permit would raise equity issues for applications that
have been on waitlists for permits.
Due to the frequency with which these "run -out" questions are received, staff is noting this issue
purely for Council's awareness.
12
149
POLICY / REGULATORY TOPICS IN SUMMARY:
Staff desires a Council majority position on each of these topics for further staff exploration and
possible future code amendments:
1. Does Council desire to update non -transferability language so that a permit may be
transferred to a spouse in the event of death of the permit holder?
2. Does Council wish to ad'lust or eliminate the cap on STR-C permits in the R/MF zone
district?
3. Would Council like to revise the public notice requirement to exempt properties in
zones where caps on STR-C permits do not exist?
4. Does Council desire to eliminate the need for the signature of an HOA member on
STR permit renewal applications?
5. Would Council like to revise the tax filing requirement to exempt properties that are
under construction and unable to engage in short-term rentals for an entire calendar
year?
6. Is Council open to revising compliance requirements to hold STR booking platforms
accountable for posting only compliant ads that show permit numbers for the STR
property?
Are there any other topics not listed here that a Council majority would like to explore further?
CITY MANAGER COMMENTS:
EXHIBITS:
Exhibit A — Ordinance #26, Series of 2021
Exhibit B — Memo _Second Reading of Ordinance #09, Series of 2022
Exhibit C - Ordinance #09, Series of 2022
Exhibit D - Resolution #106, Series of 2022
Exhibit E — Memo—STR Tax Polling Results and Next Steps
Exhibit F — Memo STR Run -out Work Session
13
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Page 1 of 1
Chapter 26.104 – GENERAL PROVISIONS
Sec. 26.104.100. Definitions.
As used in this Code, unless the context otherwise requires, the following terms shall be defined as follows:
Act of Nature. An accident or other natural event caused without human intervention that could not be
prevented by reasonable foresight or care. Examples include fires, floods, landslides, avalanches, or other
unforeseen natural events.
Short-term Rental Service. A person or company that operates a website or any other digital or print
platform that provides a means through which a property owner or their representative may offer a residential
property or dwelling unit, or portion thereof, for short-term rentals, and from which the person or company
financially benefits.
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Title 26 - LAND USE REGULATIONS
PART 500 - SUPPLEMENTARY REGULATIONS
Chapter 26.530. SHORT-TERM RENTAL REGULATIONS
Aspen, Colorado, Municipal Code Created: 2025-07-23 07:02:07 [EST]
(Supp. No. 6, Update 2)
Page 1 of 12
Chapter 26.530. SHORT-TERM RENTAL REGULATIONS1
Sec. 26.530.010. Purpose.
The purpose of this Chapter is to regulate short-term rentals (STRs) as a land use within the City of Aspen.
STRs are an important component of the City's lodging bed base, support a vibrant tourist economy, and provide
real property owners with STR permits significant financial benefit. STRs influence property value and occupancy
patterns of residential dwelling units. STRs influence neighborhood character by introducing commercial lodging
uses in residential neighborhoods. STRs require services and infrastructure to operate. STRs further reduce the
potential availability of long-term rental housing to support the local economy and community.
STRs require regulation as a distinct land use to ensure the health, safety, peace, and welfare of the
community through the application of zoning police powers. The following regulations support the operation of
STRs balanced with community policies related to housing, development, growth management, and a sustainable
economy as described in the Aspen Area Community Plan.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.020. Applicability.
(a) This Chapter applies to all STRs in the City of Aspen. STRs are required to obtain a permit in accordance with
their type and operation as defined in this Section. STRs operating without a permit are subject to
enforcement as defined in Section 26.530.060, Enforcement.
(b) It shall be unlawful for any person, whether a principal or agent, clerk, or employee, either for him or herself,
or for any other person for anybody, corporation or otherwise, to lease or operate an STR without first
obtaining an STR permit in accordance with the provisions and procedures of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.030. Permitting requirements.
(a) Permits. Any property rented as an STR shall require a permit to operate. Permits shall be approved,
approved with conditions, or denied by the Community Development Director based on the following
criteria:
(1) Permittee. Permits shall only be issued in the name of one (1) natural person who has an ownership
interest in the property for which the permit is issued ("Permittee").
(2) Permit Number. STR permits are issued a unique permit number. That permit number shall be clearly
displayed in all advertising and listings of the STR, including but not limited to all digital and print
advertising. The permit number must be listed in the STR, along with permittee and/or qualified
1Editor's note(s)—Prior to the reenactment of Chapter 26.530 by Ordinance No. 9-2022, § 1, adopted June 28,
2022, said chapter was repealed by Ordinance No. 14-2007 § 1. Former Chapter 26.530 pertained to the
resident multi-family replacement program and was derived from Ordinance No. 40-2002 § 2 as amended by
Ordinance No. 51-2003 § 1.
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(Supp. No. 6, Update 2)
Page 2 of 12
owner's representative and emergency contact information as part of the in-unit Community
Messaging Program described in the STR Program Guidelines.
(3) Permit Application Contents. The following information is required for STR permit applications: the
owner(s) of the property, the name and contact information of the proposed permittee; if title to the
subject property is held by a corporation, partnership, association, or company, t he name and contact
information of any officer, director or stockholder holding ten (10) percent or more of the interests in
the corporation, partnership, association, or company; the property address, Pitkin County parcel
identification number; Pitkin County owner name; number of bedrooms and pillows in the unit in its
largest configuration; size of heated area of the STR residence, and all previous notices of code
violations or complaints filed against the property.
(4) Licensing. STRs are required to maintain a City of Aspen Business License and are required to remit
lodging and sales tax in accordance with Municipal Code regulations and Finance Department policies.
The STR-Program Guidelines include details about licensing and tax compliance standards and
procedures.
(5) Non-Transferability. Commencing October 1, 2022, STR permits shall be granted only for the property
for which it is issued and solely to the permittee to whom it is issued. The permit shall not be
transferable to any other person, legal entity, or residential address, with limited exemptions
considered in the event of the divorce or death of the permittee as outlined in 23.480.040(d-e),
Exemptions. If the property is owned by a partnership, corporation, association or company, a transfer
shall be deemed to occur if the permittee transfers his or her interest in the property to a third-party
individual or entity or if more than ten (10) percent of the partnership, corporation, association, or
company is transferred to a third-party individual or entity, even if the permittee retains an ownership
interest in the property. Upon such transfer of ownership, the permit shall be deemed terminated and
revoked and the new owner of the property shall be required to apply for a new STR permit if it wishes
to continue the use of the property as a vacation rental. The STR permit shall include a non-
transferability clause and notice that the permit shall be deemed terminated and revoked
automatically upon the sale or change of ownership of the property for which a permit has been
issued, as described herein.
i. Exemptions to Non-Transferability.
If the property qualifies for a real-estate transfer tax exemption under 23.48.040(d) due to a
change in ownership pursuant to a divorce decree, or under 23.48.040(e) due to a transfer of title
or change of interest in the property by reason of the permittee’s death, will, or decree of
distribution, then the permit may be transferred. The property must first be granted an exemption
under section 23.48.040(d) or (e) before the permit may be transferred. Expired STR permits shall
not be transferred in any instance. The party to whom the permit is transferred must qualify under
all other applicable sections of this code.
(b) Permit Types. STRs shall be eligible for one (1) of four (4) permit types: Short-term Rental Classic, Owner-
Occupied Short-term Rental, Lodging Exempt Short-term Rental, or Short-term Rental Temporary. The ability
to obtain an STR permit is conditioned upon the permittee’s consent of the eligibility, requirements, and
standards for each permit type as follows:
(1) Short-term Rental Classic (STR-C). This permit is issued only to residential units located in eligible zones
and the approved use of which is not a Lodge use. (Condo-hotel properties must apply for a Lodging-
Exempt STR permit.)
a. STR-C permits shall be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.080, Fees.
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b. STR-C permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
c. There is no annual limit on the number of nights an STR-C permittee may operate the STR unit.
Bedrooms, lock-offs, or portions of the residential unit, in addition to the whole residential unit,
may be rented. Occupancy for the unit is limited by the standards described in Section
26.530.050.
(2) Owner-occupied Short-term Rental (STR-OO). This permit is issued only to owner-occupied residential
units, where the property is the primary residence of the permittee. Part 700 of this Title describes the
zone districts where STRs are a permitted use.
a. STR-OO rental permits shall be renewed annually and are assessed an annual permit fee in
accordance with Section 26.530.080, Fees.
b. STR-OO are subject to the life-safety standards and the operational standards for STRs described
in this Chapter and the Program Guidelines, and upon application for STR-OO permit, the
applicant must provide two (2) of the following valid documents indicating that the STR is the
applicant's primary residence:
i. valid Colorado driver's license;
ii. valid motor vehicle registration;
iii. voter registration;
iv. Federal or state tax return; or
v. other legal documentation deemed sufficient by the Community Development Director
which is pertinent toward establishing principal residence.
(3) Lodging Exempt Short-term Rental (STR-LE). Lodges and condo-hotels which meet the definition of
Lodge are eligible for STR-LE permits.
a. For eligible properties, only one (1) permit is required for all units under management.
b. In addition to the limitations of the definition of Lodge and/or Condo-hotel, Lodging Exempt
eligible properties must offer STR units under a unified brand and marketing model where
individual ownership of units is secondary to the central brand of the property.
c. Lodging Exempt permittees must submit an affidavit attesting to their eligibility.
d. STR-LE permits must be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.080, Fees. To ensure ongoing eligibility for the STR-LE permit, permittees are
subject to the Lodging Occupancy Auditing regulations in Section 26.575.210.
(4) Temporary Short-term Rental (STR-T). This permit is issued only to residential units in eligible zones
and for the sole purpose of allowing new property owners to accommodate STR reservations made by the
previous owners for limited dates after the property’s sale.
a. STR-T permits are valid for a maximum of ninety (90) days from the date of issuance and are not
eligible for renewal after the permit expiration date.
b. STR-T permits are assessed a one-time administrative permit fee in accordance with Section
26.530.080, Fees.
c. STR-T permit applications must be submitted within fifteen (15) days of the date of transfer of
property ownership. Proof of purchase or ownership transfer must be provided with the
application for an STR-T permit. A list of all existing STR reservations made prior to the property
sale must be provided with the application for an STR-T permit.
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d. STR-T permittees may not accept any new STR bookings for the duration of the STR-T permit.
e. STR-T permits are subject to public notice requirements in Section 26.304.060(e)(3)b. Manner of
Notice. Proof of notice is required with each STR-T permit application. A waiting period during the
posted notice and prior to permit issuance is not required.
f. STR-T permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
g. Advertising short-term rentals at an STR-T property is not permitted. All short-term rental
advertisements for an STR-T property shall be deactivated, removed, or otherwise made
unavailable to prospective customers.
h. Failure to comply with the STR-T permit requirements is a violation of the municipal code and
subject to fines and penalties as stated in 26.530.070 Enforcement.
(c) Zoning Limitations. STR-C permits are limited by number in residential zone districts. Refer to Part 700 of this
title for permitted uses by zone to assess where STR-Cs are permitted. In zones where STR is not a permitted
use, it is a prohibited use.
(1) STR-C permits are limited by number in specific zone districts as follows:
a. RR: Two (2) permits;
b. R-3: One (1) permit;
c. R-6: Eighty-one (81) permits;
d. R-15: Forty-seven (47) permits;
e. R-15A: Eight (8) permits;
f. R-15B: Twelve (12) permits;
g. R-30: One (1) permit;
h. R/MF: One hundred ninety (190) permits;
i. R/MFA: Twelve (12) permits;
j. AH: Nine (9) permits;
k. MU: Thirty-nine (39) permits;
l. NC: One (1) permit;
m. SCI: Two (2) permits;
n. SKI: Two (2) permits.
(2) There is no limit to the number of STR-C permits in the following zone districts: Commercial (C-1),
Commercial Core (CC), Lodge (L), Commercial Lodge (CL), Lodge Overlay (LP), Lodge Preservation
Overlay (LO).
(3) STR-OO are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted use.
(4) STR-LE are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(5) STR-T are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.040. Permit procedures and standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Zoning Compliance. All STR permits must comply with zoning regulations for the zone district in which
they are located. STR permit applications shall include the Parcel Identification Number and residential
address including unit number for the property to ensure compliance with underlying zoning. Zone
district STR regulations, including permitted uses and cap limitations, may change over time per City
Council action. Possession of an STR permit does not supersede compliance with zone district STR
regulations.
(b) Life-safety Compliance and Inspection.
(1) Required Noticing. All new STR-C and STR-OO applications for properties located in zone districts
with caps on the number of permits shall comply with neighborhood noticing requirements per
Section 26.304.060(e)(3)b.—c., Manner of Notice. New STR-C and STR-OO applications for
properties located in zone districts without caps on the number of permits shall comply with
neighborhood noticing requirements per Section 26.304.060.(e)(3)b, Manner of Notice. All STR-T
applications shall comply with neighborhood noticing requirements per Section
26.304.060(e)(3)b, Manner of Notice. STR-LE applications are exempt from this provision.
(2) Inspections. By signing and submitting an STR permit application, and subsequently being granted
a permit, the owner(s) of the property shall consent to inspections of the property by City of
Aspen personnel and their agents for the purpose of determining compliance with City Codes,
Regulations and Laws. No inspection will be made without first giving the permittee and, if
applicable, the qualified owner's representative, forty-eight (48) hours' notice of the inspection.
(3) Life-Safety. STRs are required to comply with all applicable life-safety standards in Municipal
Code Title 8 and the STR Program Guidelines, as amended from time to time. Life-safety
standards include: fire suppression, occupancy limitations, mechanical codes, emergency
contacts and procedures, and inspections.
(c) Qualified Owner's Representative. Permittees who cannot meet requirement for regulatory
compliance, in-person service, emergency response and other regulations in this title may designate a
qualified owner's representative. A qualified owner's representative shall be a natural person residing
in the Roaring Fork River Drainage area situated in Eagle, Pitkin, Garfield or Gunnison Counties, or
within the Colorado River Drainage area from and including the unincorporated No Name area to and
including Rifle. The qualified owner's representative is designated by the permittee who is the property
owner as the point of contact for the permitted STR. For permittees that designate a qualified owner's
representative, the qualified owner's representative shall be responsible for responding to tenant and
City inquiries, complaints, enforcement actions, and other on-site needs.
(1) If a qualified owner's representative is designated for an STR, the qualified owner's
representative must have a City of Aspen business license. The qualified owner's representative
shall be listed on the STR permit for the property including the qualified owner's representative's
name, entity or company name, telephone number, email address, and physical address.
(2) STR permittees who designate a qualified owner's representative are liable for compliance with
applicable Land Use Code and Municipal Code regulations. The qualified owner's representative
is not legally liable for violations of this Section or compliance with applicable Municipal Code
regulations but is responsible for notifying the permittee when a violation has occurred.
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(3) The name, address, and telephone number(s) of the qualified owner's representative, as shown
on the STR permit, shall be made available to the Community Development Department, the
Aspen Police Department, and the Aspen Fire Protection District. Any change to the qualified
owner's representative or permittees' contact information shall be promptly furnished to the City
of Aspen via a revised STR permit application within ten (10) days. Failure of the permittee to
provide or update the qualified owner's representative contact information to the City shall
constitute an enforcement violation subject to actions and penalties as described in Section
26.530.070, Enforcement.
(4) The permittee, or if designated, the qualified owner's representative, shall be available twenty-
four (24) hours a day, year-round to ensure that the property is maintained and operated as
required by Land Use Code standards and the STR Program Guidelines. The permittee, or if
designated, the qualified owner's representative, shall respond to service or compliance inquiries
from occupants and City officials, and shall be available to be at the property within two (2) hours
in an emergency. Failure of the permittee, or if designated, the qualified owner's representative,
to respond to a call from a tenant or the Community Development Director within twenty-four
(24) hours shall result in an enforcement violation subject to actions and penalties as describ ed in
Section 26.530.070, Enforcement, against the permittee.
(d) Permit application, fees, issuance, renewal, revocation, and abandonment.
(1) Application. Permit applications shall be received and processed on a first come, first served
basis. The Community Development Director shall deem applications complete based on the
requirements of this Chapter and the standards in the STR Program Guidelines. Only complete
STR permit applications shall be accepted and reviewed. An application shall only be deemed
complete when all information, tasks, and administrative fee payments required for the
application have been submitted by the applicant and received on a date certain by the City of
Aspen.
(2) Fee payment. Permit fees shall be remitted at the time of permit application and cover the cost
of processing the application. Application fees are non-refundable.
(3) Neighborhood noticing. Upon application for a new STR-C or STR-OO permit for a property
located in a zone district with a cap on the number of allowable permits, the applicant shall
provide neighborhood noticing in accordance with Section 26.304.060(e)(3)b.—c. Manner of
Notice. Upon application for a new STR-C or STR-OO permit for a property located in a zone
district without a cap on the number of allowable permits, the applicant shall provide
neighborhood noticing in accordance with Section 26.304.060(e)(3)b, Manner of Notice. Upon
application for a new STR-T permit, the applicant shall comply with neighborhood noticing
requirements in Section 26.304.060(e)(3)b, Manner of Notice. Annual STR permit permit
renewals do not require neighborhood noticing. Permits shall be approved, approved with
conditions, or denied following the notice period. STR-LE are exempt from this provision.
(4) HOA compliance. New STR permit applications for residential properties which are in a
Homeowners Association (HOA) must include HOA approval for the applicant to operate an STR
in the form of a signed letter, including telephone and email contact information for the HOA,
with the permit application. Annual STR permit renewals do not require updated HOA approvals.
Permittees shall notify the City of Aspen if any HOA approvals change regarding short-term
rentals at any point during the life of an active permit.
(5) Issuance. Permits shall be approved, approved with conditions, or denied within twenty-one (21)
working days of the closure of the notice period described above. The Community Development
Director may issue permits with conditions based on review of the permit application and public
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comment. The review and issuance period for individual permit applications may be extended at
the direction of the Community Development Director.
(6) Waitlist. Once the permit limit is reached for each zone district, applicants will be placed on a
waitlist for the next available permit in the order in which the application was received.
A waitlist applicant shall be a natural person. The residential address included in the waitlist
application must match the residential address for which the subsequent permit is issued.
Applicants who sell the property for which the permit is sought shall be removed from the
waitlist. As permits become available, waitlist applications shall be reviewed and approved,
approved with conditions, or denied. If the property has been found in violation of this Chapter
during the waitlist period, the application shall be denied and the property shall be removed
from the waitlist.
(7) Renewal. STR permits shall be renewed annually in accordance with the procedures in the STR
Program Guidelines. Only complete STR permit renewal applications will be accepted for annual
STR permit renewal. An application shall only be deemed complete when all information, tasks,
and administrative fee payments required for the application have been submitted by the
applicant and receipt can be confirmed by the City of Aspen. Failure to renew a permit within
fourteen days (14) of the permit expiration date shall result in the abandonment of the permit.
STR-T permits are not eligible for renewal and become abandoned upon the permit expiration
date.
(8) Tax filing. STRs must be occupied by a short-term renter a minimum of once per year, as shown
in tax filings to be eligible for renewal. Permits with one (1) year of zero tax filings from the date
of permit issuance or renewal will be considered abandoned and be processed in accordance
with the standards in this Chapter. STRs that are under construction or that endure an act of
nature emergency may be eligible for an exemption from this provision.
(i) Building Permit Exemptions. Permittees may apply for a one-time exemption from
the tax filing requirement if the STR is uninhabitable due to construction and an
active building permit is issued to the STR property. To request a building permit
exemption, the permittee must notify the Community Development Director within
30 days of the issue date of the building permit. Building permit exemptions are
granted at the discretion of the Community Development Director with proof of a
valid building permit.
(ii) Act of Nature Exemptions. Permittees may apply for an exemption from the tax
filing requirement if an act of nature, as defined in 26.104.100 Definitions, renders
the STR uninhabitable. To request an act of nature exemption, the permittee must
notify the Community Development Director within 30 days of the act of nature
incident. Act of nature exemptions are granted at the discretion of the Community
Development Director with sufficient proof of uninhabitability from the permittee’s
homeowner’s insurance.
(9) Abandonment. STR-C and STR-OO permits shall be valid for one (1) year from the date of issuance
and shall be renewed annually. Failure to renew a permit in accordance with the STR Program
Guidelines will result in the abandonment of the permit. STR permits may be abandoned by
permittees at any time by notifying the Community Development Director of the intent to
abandon the permit. Abandoned permits will be made available to the next applicant on a first-
come, first-served basis or the next applicant on the waitlist for that zone district in accordance
with the STR Program Guidelines. STR-LE and STR-T permits are exempt from this provision.
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(10) Revocation. STR permits may be revoked by the Community Development Director for any of the
following reasons: three (3) violations of the requirements of this Chapter and applicable
Municipal Code standards as described in the STR Program Guidelines, failure to rent the
property during the term of the permit, failure to pay STR taxes and fees, or violations of the
requirements of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.050. Occupancy and operational standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Occupancy limits and unit size. STRs are limited to a total occupancy of two (2) occupants per bedroom
plus two (2) additional occupants, and studios are limited to a total occupancy of two (2) occupants
plus one (1) additional occupant. Permit applications are required to list the number of bedrooms in
the unit at its largest configuration. STRs may be inspected for accuracy of bedroom count on the
permit application and for compliance with these occupancy requirements. For the purpose of
establishing unit occupancy, a studio shall have an occupancy of two (2) occupants plus one (1)
additional occupant. Occupancy for each STR shall be included in all STR advertising, the in-unit
messaging, and permit on display in each permitted STR. Bedrooms, lock-offs, or portions of the
residential unit, in addition to the whole residential unit, may be rented.
(b) Annual rental night limits. STR-OO are limited to one hundred twenty (120) short-term rental nights
per year from the date of permit issuance. There is no annual limit on the number of nights per year an
STR-C, STR-LE, or STR-T can be rented.
(c) Good neighbor guide. STRs are required to operate in accordance with all applicable Municipal Code
regulations protecting the health, safety, and peace of the community and supporting the maintenance
of community character and values. STR owners and permittees are required to assist STR occupants in
being 'good neighbors' by recognizing their obligation to follow the rules and customs of the
community. To support these community goals, the Community Development Department maintains
the Short-term Rental Program Guidelines, Good Neighbor Guide, and collaborates with non-
governmental organizations to promote good neighbor behavior by visitors.
(1) STR-C and STR-OO permittees, and if designated, their qualified owner's representatives must
comply with the policies described in the City of Aspen Good Neighbor Guide and must provide
that information at all times to occupants of the unit.
(2) In-unit messaging is essential to assisting STR occupants in supporting the City's good neighbor
policies, ensuring STRs in neighborhoods support community character, and assisting in the
promotion of Aspen's community character. The following notices shall be posted in a
conspicuous location inside the rental unit:
i. A copy of the STR-C or STR-OO permit;
ii. A copy of the STR business license;
iii. The name, address, and telephone number(s) of the permittee or qualified owner's
representative;
iv. A statement which reads: Occupants shall comply with the City's Noise Ordinance;
v. The location of the required parking spaces;
vi. Wildlife protection policy;
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vii. The location of the fire extinguisher;
viii. Information on the trash, recycling, and composting programs including:
a. Solid waste pickup schedules;
b. Guidelines on living with wildlife and instructions for operating wildlife
containers; and
c. A notice that trash and recycling containers must be stored indoors except
between 6:00 a.m. and 6:00 p.m. on the day of scheduled trash or recycling
pickup, where they may be placed at the curbside or in alleys;
ix. City of Aspen emergency services information and contact information;
x. The City of Aspen's Good Neighbor Guide.
(d) Adoption of and compliance with STR program guidelines. The City Council hereby adopts the Short-
term Rental Program Guidelines. The Community Development Department shall keep the STR
Program Guidelines on file and make the guidelines available to STR permittees, and if applicable,
qualified owner's representatives. These guidelines set forth the standards, procedures, and
supplemental information necessary for the operation of an STR within the City of Aspen. The
Community Development Director may use the guidelines as a basis for enforcement actions in
accordance with the requirements of this Chapter. The Guidelines may be updated, amended, and
expanded from time to time by City Council Resolution.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.060. STR Advertising Requirements.
Permittees shall be responsible for ensuring that all advertisements for the STR property comply with the
requirements in this Chapter. Short-term rental services shall be responsible for ensuring that all advertisements
for STRs within the City of Aspen comply with the advertising requirements in this Chapter. Following the issuance
of an STR permit, the permittee and all short-term rental services will be reviewed for compliance with the
following standards.
(a) Permittee Advertising Requirements.
The STR permittee and if designated, the qualified owner’s representative, shall ensure that any and all
advertisements for the STR property list the valid City of Aspen STR permit number and maximum
occupancy for the property in all listings that advertise or allow bookings for short-term rentals of the
property.
(1) The STR permit number, as found on the City of Aspen STR permit issued to the permittee, must
always be visible on any STR advertisement. The permittee shall include the permit number in the
advertisement title, the advertisement description, or the designated permit number field of the
advertisement.
(2) Maximum occupancy for the STR, as found on the City of Aspen STR permit issued to the permittee,
must always be visible on any STR advertisement. The permittee shall include the maximum
occupancy in the advertisement title, the advertisement description, or the designated occupancy
field of the advertisement.
(3) Properties on waitlists for STR-C permits shall not be advertised for short-term rentals unless or
until a valid STR permit is issued to the property owner. If a waitlisted property has been found in
violation of this section during the waitlist period, the application shall be denied and the property
shall be removed from the waitlist.
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(4) STR-T properties shall not be advertised for short-term rentals. All short-term rental
advertisements for an STR-T property shall be deactivated, removed, or otherwise made
unavailable to prospective customers for the duration of the STR-T permit.
(5) STR advertisements where the permit number or maximum occupancy are not listed, the maximum
occupancy is inaccurate, the permit number listed is expired, abandoned, or revoked, or the property
has a valid STR-T permit are subject to enforcement and penalties pursuant to 26.530.070.(c)
Enforcement and Penalties, including issuance of a Notice of Violation (NOV) and/or revocation of the
existing STR permit.
(b) Short-term Rental Service Advertising Requirements.
Pursuant to CRS 30-150-401(1)(s)(III), all short-term rental services that display short-term rental
advertisements for properties in the City of Aspen shall require that each permittee or their representatives
using the short-term rental service include a STR permit number issued by the City of Aspen to the property
owner in any advertisement for a short-term rental on the short-term rental service platform.
(1) A short-term rental service displaying advertisements for STR properties in the City of Aspen shall
require that the STR property owner, permittee, or their representative include an STR permit
number issued by the City of Aspen.
(2) A short-term rental service shall remove any STR advertisement from the platform after receiving
notification by City of Aspen that the STR permit number associated with the listing is missing, invalid,
abandoned, or expired, or that the STR permit associated with the property has been revoked. The
notification shall include the advertisement URL, the reason that removal of the advertisement is
required, and any other identifying information available to the City of Aspen. The short-term rental
service shall remove the advertisement from the platform within fourteen (14) days of receiving the
notification from the City of Aspen.
(3) A short-term rental service that fails to remove a STR advertisement from the platform within fifteen
(15) or more days of receiving a removal notification from the City of Aspen shall be subject to
enforcement and penalties pursuant to 26.530.070(c) Enforcement and Penalties.
Sec. 26.530.070. Enforcement.
The City of Aspen actively enforces its STR regulations through inspections, citizen complaints, audits, and
permitting. These measures ensure that STRs reinforce, not undermine, community policies and character. Active
enforcement ensures that visitors who choose to stay in STRs are informed of the unique qualities of mountain
living and enhance our community culture by being good visitors and acting as neighbors and community members
during their stay. STR permittee, and if applicable, qualified owner's representative, play an essential role in
supporting and advancing these policies and supporting the City's enforcement activities.
(a) Falsifying Information. Falsifying information on an STR permit application or any related document is a
violation of Municipal Code and subject to Penalties.
(b) Complaints. Any valid complaint received regarding the STR property will first be referred to the
permittee, and if applicable, qualified owner's representative for response and correction. The
Community Development Director will follow up with any complaining party, the permittee, and if
applicable, qualified owner's representative, for compliance or resolution. The permittee or qualified
owner's representative must respond to all complaints or inquiries from City officials within twenty-
four (24) hours and occupant complaints within two (2) hours. The City of Aspen is not responsible for
complaints against a HOA, hotel, or condo-hotel's own guidelines outside of the City's code, rules and
regulations. Failure to respond within twenty-four (24) hours shall result in a notice of violation and
demand to cure. All valid complaints will be recorded and kept on-file including the address, permittee,
permit number, business license number associated with the complaint, and the complainer's name
and contact information.
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(b) Enforcement and Penalties. Upon receipt of a complaint, the Community Development Department
shall investigate and if it is determined there are grounds to believe a violation of this Chapter or any
STR rules and regulations may have occurred, the Community Development Director may issue an
Administrative Notice of Violation to the permittee. The Director shall revoke the STR permit of any
permittee who receives three (3) Administrative Notices of Violation within the one (1) year permit
cycle, effective upon mailing notice to the permittee's address on file. The permittee may appeal the
decision to revoke the STR permit by providing notice of appeal to the Community Development
Director within fourteen (14) days of the date of the decision to revoke the permit. The Administrative
Hearing Officer shall hear appeals brought pursuant to this subsection (b). Appeals shall be governed
by the procedures set forth in Section 26.316.030.
(1) Penalty. Any permittee that violates or allows another to violate any section of this Title shall be
subject to prosecution in Municipal Court and upon conviction subject to the fines and penalties
set forth in Section 1.04.080. A first offense shall be punishable by a fine of no less than five
hundred dollars ($500.00). Each day of any violation of this Section shall constitute a separate
offense.
(2) Civil Remedies.
a. The City Attorney may institute injunctive, abatement, or other appropriate action to
prevent, enjoin, abate or remove a violation of this Title when it occurs. The same right of
action shall accrue to any property owner who may be especially damaged by violation of
this Title.
b. In addition to the penalties and remedies set forth herein, an STR permit shall be
automatically revoked by the Community Development Director upon the third conviction
of a violation of this Title by the permittee of the property subject to the permit within the
one (1) year.
c. Until paid, any delinquent charges, assessments, or taxes made or levied by the City
pursuant to this Title shall, as of recording, be a lien against the property on which the
violation has been found to exist. If not paid within thirty (30) days from the date of
assessment, the City Clerk may certify any unpaid charges, assessments, or taxes to the
Pitkin County Treasurer to be collected and paid over by the Pitkin County Treasurer in the
same manner as taxes are authorized to be by statute together with a ten (10) percent
penalty for costs of collection. Any lien placed against the property pursuant to this
Chapter shall be recorded with the Pitkin County clerk and recorder.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.080. Fees.
STR permits are assessed an annual fee per unit, remitted at the time of permit application, in accordance
with the following table.
Annual Administrative Fee
STR-Classic: $394.00
STR-Owner-occupied: $394.00
STR-Lodging Exempt: $148.00/unit
STR-Temporary: $394.00
Table I: Fee Schedule
Deleted: compliant
Deleted: 7
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(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.090. Appeals.
Permittees may appeal decisions made by the Community Development Director in the enforcement of this
Chapter. Appeals will be heard by the Administrative Hearing Officer in accordance with Section 26.316.020(d).
Appeals shall be processed in accordance with Section 26.316.030.
(Ord. No. 9-2022, § 4, 6-28-2022)
Deleted: 8
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HPC Resolution #08, Series of 2025
Recommendation for STR Policy Updates
Page 1 of 3
RESOLUTION #08
SERIES OF 2025
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL FOR THE AMENDMENT OF CITY
OF ASPEN LAND USE CODE SECTION 26.530 – SHORT TERM RENTAL
REGULATIONS, AND SECTION 26.104.100 – DEFINITIONS
WHEREAS, pursuant to Section 26. 310. 020(A), during a regular City Council meeting
on December 14, 2021, City Council adopted Ordinance # 026, Series of 2021, by a unanimous
affirmative vote placing, a moratorium on the issuance of new short- term rental (STR) permits
until September 30, 2022; and,
WHEREAS, during a duly noticed public hearing on June 28, 2022, City Council
approved Ordinance #09, Series of 2022 at Second Reading by a unanimous affirmative vote,
establishing a robust set of regulations governing the licensing, permitting, capping, inspecting,
enforcing, and creation of a new fee structure for services performed for STRs; and,
WHEREAS, Ordinance # 09, Series of 2022 became effective on July 29, 2022, and at the
expiration of the moratorium created by Ordinance #026, Series of 2022, the City began issuing
new STR permits on October 1, 2022; and,
WHEREAS, during a Work Session on February 24, 2025, staff updated City Council on
the STR program, and during that meeting received majority direction from City Council to
proceed with exploring policy updates for administrative topics and future policy related topics
related to streamlining STR permit application requirements, increasing compliance with existing
regulations, providing exemptions for unique circumstances unaccounted for in the current STR
regulations, and the R/MF Zone District permit cap number; and,
WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public hearing
on June 24, 2025, the City Council approved Resolution #077, Series of 2025, by a five to zero (5-
0) vote, requesting a code amendment to the Land Use Code; and,
WHEREAS, amending the Land Use Code from time to time is necessary to ensure the
ongoing effectiveness, coordination, and viability of the regulations within the City of Aspen Land
Use Code; and,
WHEREAS, Section 26.104.100, Definitions; Section 26.530, Short-term Rental
Regulations; and other sections of the Land Use Code, as necessary, are being proposed for
amendments; and,
WHEREAS, pursuant to Section 26.310.020(B)(1), the Community Development
Department, following approval of Resolution #077, Series of 2025, is conducting a limited public
outreach effort to inform the public, STR program participants, the Historic Planning Commission,
the Planning and Zoning Commission, and members of the STR Technical Advisory Committee
of the proposed updates; and,
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Recommendation for STR Policy Updates
Page 2 of 3
WHEREAS, Community Development has presented a memorandum outlining the
proposed topics for code amendments with the Historic Preservation Commission; and,
WHEREAS, at a regular meeting on August 13, 2025, the Historic Preservation
Commission considered the proposed topics for code amendments, and reviewed staff’s memo,
and by a four – zero (4-0) vote approves Resolution #08, Series of 2025, recommending Council
consideration and approval of amending Section 26.530 – Short-term Rental Regulations and
26.104.100 – Definitions with an amended motion to recommend to City Council that the R/MF
Zone District caps remain as is and unchanged.
NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:
The Historic Preservation Commission recommends the Land Use Code Section 26.530 – Short
Term Rental Regulations, and Section 26.104.100 – Definitions be rescinded and readopted as
described in Exhibit A.
Section 2:
Any scrivener’s errors contained in the code amendments herein, including but not limited to
mislabeled subsections or titles, may be corrected administratively following adoption of the
Ordinance.
Section 3:
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the resolutions or ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such prior
resolutions or ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
FINALLY, adopted, passed, and approved this 13th day of August, 2025.
Approved as to form: Approved as to content:
______________________________ __________________________________
Luisa Berne, Assistant City Attorney Kara Thompson, Chair
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Recommendation for STR Policy Updates
Page 3 of 3
Attest:
______________________________
Mike Sear, Deputy City Clerk
Exhibit A – Draft Redlines
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Chapter 26.104. – GENERAL PROVISIONS
Sec. 26.104.100. Definitions.
As used in this Code, unless the context otherwise requires, the following terms shall be defined as follows:
Short-term Rental Service. A person or company that operates a website or any other digital or print
platform that provides a means through which a property owner or their repres entative may offer a residential
property or dwelling unit, or portion thereof, for short-term rentals, and from which the person or company
financially benefits.
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Chapter 26.530. SHORT-TERM RENTAL REGULATIONS1
Sec. 26.530.010. Purpose.
The purpose of this Chapter is to regulate short-term rentals (STRs) as a land use within the City of Aspen.
STRs are an important component of the City's lodging bed base, support a vibrant tourist economy, and provide
real property owners with STR permits significant financial benefit. STRs influence property value and occupancy
patterns of residential dwelling units. STRs influence neighborhood character by introducing commercial lodging
uses in residential neighborhoods. STRs require services and infras tructure to operate. STRs further reduce the
potential availability of long-term rental housing to support the local economy and community.
STRs require regulation as a distinct land use to ensure the health, safety, peace, and welfare of the
community through the application of zoning police powers. The following regulations support the operation of
STRs balanced with community policies related to housing, development, growth management, and a sustainable
economy as described in the Aspen Area Community Plan.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.020. Applicability.
(a) This Chapter applies to all STRs in the City of Aspen. STRs are required to obtain a permit in accordance with
their type and operation as defined in this Section. STRs operating without a permit are subject to
enforcement as defined in Section 26.530.060, Enforcement.
(b) It shall be unlawful for any person, whether a principal or agent, clerk, or employee, either for him or herself,
or for any other person for anybody, corporation or otherwise, to lease or operate an STR without first
obtaining an STR permit in accordance with the provisions and procedures of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.030. Permitting requirements.
(a) Permits. Any property rented as an STR shall require a permit to operate. Permits shall be approved,
approved with conditions, or denied by the Community Development Director based on the following
criteria:
(1) Permittee. Permits shall only be issued in the name of one (1) natural person who has an ownership
interest in the property for which the permit is issued ("Permittee").
(2) Permit Number. STR permits are issued a unique permit number. That permit number shall be clearly
displayed in all advertising and listings of the STR, including but not limited to all digital and print
advertising. The permit number must be listed in the STR, along wit h permittee and/or qualified
1Editor's note(s)—Prior to the reenactment of Chapter 26.530 by Ordinance No. 9-2022, § 1, adopted June 28,
2022, said chapter was repealed by Ordinance No. 14-2007 § 1. Former Chapter 26.530 pertained to the
resident multi-family replacement program and was derived from Ordinance No. 40-2002 § 2 as amended by
Ordinance No. 51-2003 § 1.
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owner's representative and emergency contact information as part of the in -unit Community
Messaging Program described in the STR Program Guidelines.
(3) Permit Application Contents. The following information is required for STR permit applications: the
owner(s) of the property, the name and contact information of the proposed permittee; if title to the
subject property is held by a corporation, partnership, association, or company, t he name and contact
information of any officer, director or stockholder holding ten (10) percent or more of the interests in
the corporation, partnership, association, or company; the property address, Pitkin County parcel
identification number; Pitkin County owner name; number of bedrooms and pillows in the unit in its
largest configuration; size of heated area of the STR residence, and all previous notices of code
violations or complaints filed against the property.
(4) Licensing. STRs are required to maintain a City of Aspen Business License and are required to remit
lodging and sales tax in accordance with Municipal Code regulations and Finance Department policies.
The STR-Program Guidelines include details about licensing and tax compliance standards and
procedures.
(5) Non-Transferability. Commencing October 1, 2022, STR permits shall be granted only for the property
for which it is issued and solely to the permittee to whom it is issued. The permit shall not be
transferable to any other person, legal entity, or residential address ., with limited exemptions granted
only in the event of the permittee’s divorce or death as outlined in Sec 23.48.040.d-e. If the property is
owned by a partnership, corporation, association or company, a transfer shall be deemed to occur if
the permittee transfers his or her interest in the property to a third-party individual or entity or if more
than ten (10) percent of the partnership, corporation, association, or company is transferred to a third -
party individual or entity, even if the permittee retains an ownership interest in the property. Upon
such transfer of ownership, the permit shall be deemed terminated and revoke d and the new owner of
the property shall be required to apply for a new STR permit if it wishes to continue the use of the
property as a vacation rental. The STR permit shall include a non-transferability clause and notice that
the permit shall be deemed terminated and revoked automatically upon the sale or change of
ownership of the property for which a permit has been issued, as described herein.
(b) Permit Types. STRs shall be eligible for one (1) of three (3) permit types: Short -term Rental Classic, Owner-
Occupied Short-term Rental, or Lodging Exempt Short-term Rental. The ability to obtain an STR permit is
conditioned upon the permittees consent of the eligibility, requirements, and standards for each permit type
as follows:
(1) Short-term Rental Classic (STR-C). This permit is issued only to residential units located in eligible zones
and the approved use of which is not a Lodge use. (Condo-hotel properties must apply for a Lodging-
Exempt STR permit.)
a. STR-C permits shall be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0780, Fees.
b. STR-C permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
c. There is no annual limit on the number of nights an STR-C permittee may operate the STR unit.
Bedrooms, lock-offs, or portions of the residential unit, in addition to the whole residential unit,
may be rented. Occupancy for the unit is limited by the standards described in Section
26.530.050.
(2) Owner-occupied Short-term Rental (STR-OO). This permit is issued only to owner-occupied residential
units, where the property is the primary residence of the permittee. Part 700 of this Title describes the
zone districts where STRs are a permitted use.
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a. STR-OO rental permits shall be renewed annually and are assessed an annual permit fee in
accordance with Section 26.530.0780, Fees.
b. STR-OO are subject to the life-safety standards for STRs described in this Chapter and the
Program Guidelines, and who must have two (2) of the following valid documents indicating that
the STR is the applicant's primary residence:
i. valid Colorado driver's license;
ii. valid motor vehicle registration;
iii. voter registration;
iv. Federal or state tax return; or
v. other legal documentation deemed sufficient by the Community Development Director
which is pertinent toward establishing principal residence.
(3) Lodging Exempt Short-term Rental (STR-LE). Lodges and condo-hotels which meet the definition of
Lodge are eligible for STR-LE permits.
a. For eligible properties, only one (1) permit is required for all units under management.
b. In addition to the limitations of the definition of Lodge and/or Condo -hotel, Lodging Exempt
eligible properties must offer STR units under a unified brand and marketing model where
individual ownership of units is secondary to the central brand of the pr operty.
c. Lodging Exempt permittees must submit an affidavit attesting to their eligibility.
d. STR-LE permits must be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0780, Fees. To ensure ongoing eligibility for the STR-LE permit, permittees
are subject to the Lodging Occupancy Auditing regulations in Section 26.575.210.
(4) Temporary Short-term Rental (STR-T). An STR-T permit may be issued to a residential unit in eligible
zones for the sole purpose of allowing a new property owner to honor booking reservations made by the
previous owner that post-date the sale of the property.
a. STR-T permits are valid for a maximum of ninety (90) days from the date of issuance and are not
eligible for renewal after the permit expiration date.
b. STR-T permits are assessed a one-time administrative permit fee in accordance with Section
26.530.080, Fees.
c. STR-T permit applications must be submitted within fifteen (15) days from the date of transfer of
property ownership. Proof of purchase or ownership transfer is a required submission with each
STR-T permit application. All existing short-term rental reservations made prior to the property
sale must be declared on an application for a STR-T permit.
d. STR-T permits are subject to public notice requirements in Section 26.304.060(e)(3)b. Manner of
Notice. Proof of notice is a required submission with the STR-T permit application. A waiting
period during the posted notice and prior to permit issuance is not required.
e. STR-T permits are subject to the life-safety and operational standards described in this Chapter
and the STR Program Guidelines.
f. STR-T permittees may not accept any new STR bookings for the duration of the STR-T permit.
g. Advertising short-term rentals at an STR-T property is not permitted. All pre-existing short-term
rental advertisements for the STR-T property must be deactivated, removed, or otherwise made
unavailable to prospective customers for the duration of the STR-T permit.
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h. Failure to comply with the STR-T permit requirements is a violation of the municipal code and
subject to fines and penalties as stated in 26.530.070 Enforcement.
(c) Zoning Limitations. STR-C permits are limited by number in residential zone districts. Refer to Part 700 of this
title for permitted uses by zone to assess where STR-Cs are permitted. In zones where STR is not a permitted
use, it is a prohibited use.
(1) STR-C permits are limited by number in specific zone districts as follows:
a. RR: Two (2) permits;
b. R-3: One (1) permit;
c. R-6: Eighty-one (81) permits;
d. R-15: Forty-seven (47) permits;
e. R-15A: Eight (8) permits;
f. R-15B: Twelve (12) permits;
g. R-30: One (1) permit;
h. R/MF: One hundred ninety (190) permits;
i. R/MFA: Twelve (12) permits;
j. AH: Nine (9) permits;
k. MU: Thirty-nine (39) permits;
l. NC: One (1) permit;
m. SCI: Two (2) permits;
n. SKI: Two (2) permits.
(2) There is no limit to the number of STR-C permits in the following zone districts: Commercial (C-1),
Commercial Core (CC), Lodge (L), Commercial Lodge (CL), Lodge Overlay (LP), Lodge Preservation
Overlay (LO).
(3) STR-OO are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted use.
(4) STR-LE are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.040. Permit procedures and standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Zoning Compliance. All STR permits must comply with zoning regulations for the zone district in which
they are located. STR permit applications shall include the Parcel Identification Number and residential
address including unit number for the property to ensure compliance with underlying zoning. Zone
district STR regulations, including permitted uses and cap limitations, may change over time per City
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Council action. Possession of an STR permit does not supersede compliance with zone district STR
regulations.
(b) Life-safety Compliance and Inspection.
(1) Required Noticing. All new STR-C and STR-OO applicantstions for properties located in zone
districts with caps on the number of permits shall comply with neighborhood noticing
requirements per Section 26.304.060(e)(3)b.—c., Manner of Notice. New STR-C and STR-OO
applications for properties located in zone districts without caps on the number of permits shall
comply with neighborhood noticing requirements per Section 26.304.060.E.3.b, Manner of
Notice. All STR-T applications shall comply with neighborhood noticing requirements per section
Section 26.304.060.E.3.b, Manner of Notice. STR-LE applications are exempt from this provision.
(2) Inspections. By signing and submitting an STR permit application, and subsequently being granted
a permit, the owner(s) of the property shall consent to inspections of the property by City of
Aspen personnel and their agents for the purpose of determining compliance with City Codes,
Regulations and Laws. No inspection will be made without first giving the permittee and, if
applicable, the qualified owner's representative, forty-eight (48) hours' notice of the inspection.
(3) Life-Safety. STRs are required to comply with all applicable life -safety standards in Municipal
Code Title 8 and the STR Program Guidelines, as amended from time to time. Life-safety
standards including: fire suppression, occupancy limitations, mechanical codes, emerg ency
contacts and procedures, and inspections.
(c) Qualified Owner's Representative. Permittees who cannot meet requirement for regulatory
compliance, in-person service, emergency response and other regulations in this title may designate a
qualified owner's representative. A qualified owner's representative shall be a natural person resi ding
in the Roaring Fork River Drainage area situated in Eagle, Pitkin, Garfield or Gunnison Counties, or
within the Colorado River Drainage area from and including the unincorporated No Name area to and
including Rifle. The qualified owner's representative is designated by the permittee who is the property
owner as the point of contact for the permitted STR. For permittees that designate a qualified owner's
representative, the qualified owner's representative shall be r esponsible for responding to tenant and
City inquiries, complaints, enforcement actions, and other on -site needs.
(1) If a qualified owner's representative is designated for an STR, the qualified owner's
representative must have a City of Aspen business license. The qualified owner's representative
shall be listed on the STR permit for the property including the qualified owner's representative's
name, entity or company name, telephone number, email address, and physical address.
(2) STR permittees who designate a qualified owner's representative are liable for compliance with
applicable Land Use Code and Municipal Code regulations. The qualified owner's representative
is not legally liable for violations of this Section or compliance with applicable Municipal Code
regulations but is responsible for notifying the permittee when a violation has occurred.
(3) The name, address, and telephone number(s) of the qualified owner's representative, as shown
on the STR permit, shall be made available to the Community Development Department, the
Aspen Police Department, and the Aspen Fire Protection District. Any change to the qualified
owner's representative or permittees' contact information shall be promptly furnished to the City
of Aspen via a revised STR permit application within ten (10) days. Failure of the permittee to
provide or update the qualified owner's representative contact information to the City shall
constitute an enforcement violation subject to actions and penalties as described in Section
26.530.0670, Enforcement.
(4) The permittee, or if designated, the qualified owner's representative, shall be available twenty -
four (24) hours a day, year-round to ensure that the property is maintained and operated as
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required by Land Use Code standards and the STR Program Guidelines. The permittee, or if
designated, the qualified owner's representative, shall respond to service or compliance inquiries
from occupants and City officials, and shall be available to be at the property within two (2) hours
in an emergency. Failure of the permittee, or if designated, the qualified owner's representative,
to respond to a call from a tenant or the Community Development Director within twenty -four
(24) hours shall result in an enforcement violation subject to actions and penalties as described in
Section 26.530.0670, Enforcement, against the permittee.
(d) Permit application, fees, issuance, renewal, revocation, and abandonment.
(1) Application. Permit applications shall be received and processed on a first-come, first-served
basis. The Community Development Director shall deem applications complete based on the
requirements of this Chapter and the standards in the STR Program Guidelines. Only complete
STR permit applications shall be accepted and reviewed. An application shall only be complete
when all information, tasks, and administrative fee payments required for the application type
have been submitted by the applicant and received by the City of Aspen.
(2) Fee payment. Permit fees shall be remitted at the time of permit application and cover the cost
of processing the application. Application fees are nonrefundablenon-refundable.
(3) Neighborhood noticing. Upon application for a new STR-C or STR-OO permit, for a property
located in a zone district with a cap on the number of allowable permits, the applicant shall
provide neighborhood noticing in accordance with Section 26.304.060(e)(3)b.—c. Manner of
Notice. Upon application for a new STR-C or STR-OO permit for a property located in an zone
district without a cap on the number of allowable permits, the applicant shall provide
neighborhood noticing in accordance with Section 26.304.060.E.3.b, Manner of Notice. Upon
submission of an STR-T application, the applicant shall comply with neighborhood noticing
requirements in Section 26.304.060.E.3.b, Manner of Notice. Annual STR permit Permit renewals
do not require neighborhood noticing. Permits shall be approved, approved with conditions, or
denied following the notice period. STR-LE are exempt from this provision.
(4) HOA compliance. Permit New STR permit applications for residential properties which are in a
Homeowners Association (HOA) must include HOA approval for the applicant to operate an STR
in the form of a signed letter, including telephone and email contact information for the HOA,
with the permit application. Annual STR permit renewals do not require an updated HOA
approval letter. Permittees shall notify the City of Aspen if any HOA permissions change
regarding short-term rentals at any point during the life of an issued permit.
(5) Issuance. Permits shall be approved, approved with conditions, or denied within twenty -one (21)
working days of the closure of the notice period described above. The Community Development
Director may issue permits with conditions based on review of the permit application and public
comment. The review and issuance period for individual permit applications may be extended at
the direction of the Community Development Director.
(6) Waitlist. Once the permit limit is reached for each zone district, applicants will be placed on a
waitlist for the next available permit in the order in which the application was received.
A waitlist applicant shall be a natural person. The residential address included in the waitlist
application must match the residential address for which the subsequent permit is issued.
Applicants who sell the property for which the permit is sought shall be removed from the
waitlist. As permits become available, waitlist applications shall be reviewed and approved,
approved with conditions, or denied. If the property has been found in violation of this Chapter
during the waitlist period, the application shall be denied.
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(7) Renewal. STR permits shall be renewed annually in accordance with the procedures in the STR
Program Guidelines. Only complete STR permit renewal applications will be accepted for annual
STR permit renewal. An application shall be complete when all information, tasks, and
administrative fee payments required for the application type have been submitted by the
applicant and received by the City of Aspen. Failure to renew a permit within fourteen days (14)
of the permit expiration date shall result in the abandonment of the permit. STR-T permits are
not eligible for renewal and expire automatically upon the expiration date of the permit.
(8) Tax filing. STRs must be occupied by a short-term renter a minimum of once per year, as shown
in tax filings, to be eligible for renewal. Permits with one (1) year of zero tax filings from the date
of permit issuance or renewal will be considered abandoned and be processed in accordance
with the standards in this Chapter.
STRs that obtain active building permits may be eligible for a one-time exemption from the Tax
Filing requirement. STR-permitted properties that experience an “act of nature” emergency that
renders the property uninhabitable may also be eligible for an exemption from the Tax Filing
requirement.
(i) Building Permit Exemptions. STR permittees may apply for a one-time permit
renewal exemption if the STR property is under construction. To apply for a building
permit exemption, the permittee must notify the Community Development Director
in writing within 14 days of the date of issuance of the building permit. Building
permit exemptions are granted at the discretion of the Community Development
Director with proof of a valid building permit.
(ii) Act of Nature Exemptions. STR permittees may apply for a permit renewal
exemption due to an “act of nature” that renders the property uninhabitable. To
apply for an act of nature exemption, the permittee must notify the Community
Development Director in writing that the STR property has experienced an act of
nature within 30 days of the incident. An “act of nature” is defined as “an accident
or other natural event caused without human intervention that could not be
prevented by reasonable foresight or care.” Example acts of nature include forest
fires, floods, landslides, or other unforeseen natural events. Act of nature
exemptions are granted at the discretion of the Community Development Director
with sufficient proof of uninhabitability.
(9) Abandonment. STR-C and STR-OO permits shall be valid for one (1) year from the date of issuance
and shall be renewed annually. Failure to renew a permit in accordance with the STR Program
Guidelines will result in the abandonment of the permit. STR permits may be aban doned by
permittees at any time by notifying the Community Development Director of the intent to
abandon the permit. Abandoned permits will be made available to the next applicant on a first -
come, first-served basis or the next applicant on the waitlist for that zone district in accordance
with the STR Program Guidelines. STR-LE are exempt from this provision.
(10) Revocation. STR permits may be revoked by the Community Development Director for any of the
following reasons: three (3) violations of the requirements of this Chapter and applicable
Municipal Code standards as described in the STR Program Guidelines, failure to rent the
property during the term of the permit, failure to pay STR taxes and fees, or violations of the
requirements of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.050. Occupancy and operational standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Occupancy limits and unit size. STRs arc limited to a total occupancy of two (2) occupants per bedroom
plus two (2) additional occupants, studios are limited to a total occupancy of two (2) occupants plus
one (1) additional occupant. Permit applications are required to list the number o f bedrooms in the
unit at its largest configuration. STRs may be inspected for accuracy of bedroom count on the permit
application and for compliance with these occupancy requirements. For the purpose of establishing
unit occupancy, a studio shall have an occupancy of two (2) occupants plus one (1) additional occupant.
Occupancy for each STR shall be included in all STR advertising, the in-unit messaging, and permit on
display in each permitted STR. Bedrooms, lock-offs, or portions of the residential unit, in addition to
the whole residential unit, may be rented.
(b) Annual rental night limits. STR-OO are limited to one hundred twenty (120) short-term rental nights
per year from the date of permit issuance. There is no annual limit on the number of nights per year an
STR-C can be rented. There is no annual limit on the number of nights per year an STR-LE can be
rented.
(c) Good neighbor guide. STRs are required to operate in accordance with all applicable Municipal Code
regulations protecting the health, safety, and peace of the community and supporting the maintenance
of community character and values. STR owners and permittees are required to assist STR occupants in
being 'good neighbors' by recognizing their obligation to following the rules and customs of the
community. To support these community goals, the Community Development Department maintains
the Short-term Rental Program Guidelines, Good Neighbor Guide, and collaborates with non -
governmental organizations to promote good neighbor behavior by visitors.
(1) STR-C and STR-OO permittees, and if designated, their qualified owner's representatives must
comply with the policies described in the City of Aspen Good Neighbor Guide and provide that
information at all times to occupants of the unit.
(2) In-unit messaging is essential to assisting STR occupants in supporting the City's good neighbor
policies, ensuring STRs in neighborhoods support community character, and assisting in the
promotion of Aspen's community character. The following notices shall be posted in a
conspicuous location inside the rental unit:
i. A copy of the STR-C or STR-OO permit;
ii. STR license and business number;
iii. The name, address, and telephone number(s) of the permittee or qualified owner's
representative;
iv. A statement which reads: Occupants shall comply with the City's Noise Ordinance;
v. The location of the required parking spaces;
vi. Wildlife protection policy;
vii. The location of the fire extinguisher;
viii. Information on the trash, recycling, and composting programs including:
a. Solid waste pickup schedules;
b. Guidelines on living with wildlife and instructions for operating wildlife
containers; and
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c. A notice that trash and recycling containers must be stored indoors except
between 6:00 a.m. and 6:00 p.m. on the day of scheduled trash or recycling
pickup, where they may be placed at the curbside or in alleys;
ix. City of Aspen emergency services information and contact information;
x. The City of Aspen's Good Neighbor Guide.
(d) Adoption of and compliance with STR program guidelines. The City Council hereby adopts the Short-
term Rental Program Guidelines. The Community Development Department shall keep on file and
make available to STR permittees, and if applicable, qualified owner's representatives. These guidelines
set forth the standards, procedures, and supplemental information necessary for the operation of an
STR within the City of Aspen. The Community Development Director may use the guidelines as a basis
for enforcement actions in accordance with the requirements of this Chapter. The Guidelines may be
updated, amended, and expanded from time to time by City Council Resolution.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.060. STR Advertising Requirements.
STR permittees shall be responsible for ensuring any advertisements for the STR property are in
compliance with this Chapter. Short-term rental services shall be responsible for ensuring all advertisements of STR
properties within the City of Aspen that are listed throughout their platforms comply with the advertising
requirements in this Chapter. Following the issuance of an STR permit, the permittee and all short-term rental
services will be reviewed for compliance with the following standards.
(a) Permittee Advertising Requirements.
STR owners, permittees, and/or their representatives shall ensure that any advertisements of the STR
property show the valid City of Aspen STR permit number and maximum occupancy for the property in all
listings that advertise short-term rentals of the property.
(1) The STR permit number for the property, as found on the valid City of Aspen STR permit issued to
the property owner, must always be visible on any STR advertisement. The permittee shall enter
the permit number in the advertisement title, the advertisement description, or the designated
permit number field of the advertisement.
(2) Maximum occupancy for the property, as found on a valid City of Aspen STR permit issued to the
property owner, must always be visible on any STR advertisement. The permittee shall enter the
maximum occupancy in the advertisement title, the advertisement description, or the designated
occupancy field of the advertisement.
(3) Permittees that are on a waitlist for an STR-C permit shall not advertise for short-term rentals of
the property unless they hold a valid STR-OO or STR-LE permit.
(4) STR-T permittees shall not advertise short-term rentals of the property for the duration of the STR-
T permit.
(5) STR advertisements where the maximum occupancy is missing, the STR permit number is invalid or
expired, where the STR permit has been revoked, or where the property has a valid STR-T permit or is
on a waitlist for STR permit, are subject to enforcement and penalties pursuant to 26.530.070.(b)
Enforcement and Penalties, including revocation of the existing STR permit and/or the inability to
obtain an STR permit in the future if the property is found to be advertised for short-term rentals
while the property is on a waitlist for STR permit or has a valid STR-T permit.
(b) Short-term Rental Service Advertising Requirements.
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Pursuant to CRS 30-150-401(1)(s)(III), all short-term rental services that display short-term rental
advertisements for properties in the City of Aspen shall require that each permittee or their representatives
using the short-term rental service include a valid STR permit number issued by the City of Aspen to the
property owner in any advertisement for a short-term rental on the short-term rental service platform.
(1) A short-term rental service displaying advertisements for STR properties in the City of Aspen shall
require that the STR property owner, permittee, or their representative include a valid STR permit
number issued by the City of Aspen and the maximum occupancy for the STR property in each
advertisement on the short-term rental service platform.
(2) A short-term rental service shall remove any STR advertisement from the platform after receiving
notification by City of Aspen that the STR permit number associated with the listing is missing, invalid,
or expired, or that the STR permit associated with the property has been revoked, or that the City of
Aspen has a prohibition on STRs that applies to the property in the advertisement, or that the
maximum occupancy for the STR unit is missing, invalid, or expired. The notification shall include the
advertisement URL, the reason that removal of the advertisement is required, and any other
identifying information available to the City of Aspen. The short-term rental service shall remove the
advertisement from the platform within fourteen (14) days of receiving the notification from the City
of Aspen.
(3) A short-term rental service that fails to remove a STR advertisement from the platform within fifteen
(15) or more days of receiving a removal notification from the City of Aspen shall be subject to
enforcement and penalties pursuant to 26.530.070(b) Enforcement and Penalties.
Sec. 26.530.0760. Enforcement.
The City of Aspen actively enforces its STR regulations through inspections, citizen complaints, audits, and
permitting. These measures ensure that STRs reinforce, not undermine, community policies and character. Active
enforcement ensures that visitors who choose to stay in STRs are informed of the unique qualities of mountain
living and enhance our community culture by being good visitors and acting as neighbors and community members
during their stay. STR permittee, and if applicable, qualified owner's representative, play an essential role in
supporting and advancing these policies and supporting the City's enforcement activities.
(a) Falsifying Information. Falsifying information on an STR permit application or any related document is a
violation of Municipal Code and subject to Penalties.
(b) Complaints. Any valid complaint received regarding the STR property will first be referred to the
permittee, and if applicable, qualified owner's representative for response and correction. The
Community Development Director will follow up with any complaining party, the permittee, and if
applicable, qualified owner's representative, for compliance or resolution. The permittee or qualified
owner's representative must respond to all complaints or inquiries from City officials within twenty -
four (24) hours and occupant complaints within two (2) hours. The City of Aspen is not responsible for
complaints against a HOA, hotel, or condo-hotel's own guidelines outside of the City's code, rules and
regulations. Failure to respond within twenty -four (24) hours shall result in a notice of violation and
demand to cure. All valid complaints will be recorded and kept on -file including the address, permittee,
permit number, business license number associated with the complaint, and the complainer's name
and contact information.
(bc) Enforcement and Penalties. Upon receipt of a compliantcomplaint, the Community Development
Department shall investigate and if it is determined there are grounds to believe a violation of this
Chapter or any STR rules and regulations may have occurred, the Community Development Director
may issue an Administrative Notice of Violation to the permittee. The Director shall revoke the STR
permit of any permittee who receives three (3) Administrative Notices of Violation within the one (1)
year permit cycle, effective upon mailing notice to the permittee's address on file. The permittee may
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appeal the decision to revoke the STR permit by providing notice of appeal to the Community
Development Director within fourteen (14) days of the date of the decision to revoke the permit. The
Administrative Hearing Officer shall hear appeals brought pursu ant to this subsection (b). Appeals shall
be governed by the procedures set forth in Section 26.316.030.
(1) Penalty. Any permittee that violates or allows another to violate any section of this Title shall be
subject to prosecution in Municipal Court and upon conviction subject to the fines and penalties
set forth in Section 1.04.080. A first offense shall be punishable by a fine of no less than five
hundred dollars ($500.00). Each day of any violation of this Section shall constitute a separate
offense.
(2) Civil Remedies.
a. The City Attorney may institute injunctive, abatement, or other appropriate action to
prevent, enjoin, abate or remove a violation of this Title when it occurs. The same right of
action shall accrue to any property owner who may be especially damaged by v iolation of
this Title.
b. In addition to the penalties and remedies set forth herein, an STR permit shall be
automatically revoked by the Community Development Director upon the third conviction
of a violation of this Title by the permittee of the property subject to the permit within the
one (1) year.
c. Until paid, any delinquent charges, assessments, or taxes made or levied by the City
pursuant to this Title shall, as of recording, be a lien against the property on which the
violation has been found to exist. If not paid within thirty (30) days from the date of
assessment, the City Clerk may certify any unpaid charges, assessments, or taxes to the
Pitkin County Treasurer to be collected and paid over by the Pitkin County Treasurer in the
same manner as taxes are authorized to be by statute together wit h a ten (10) percent
penalty for costs of collection. Any lien placed against the property pursuant to this
Chapter shall be recorded with the Pitkin County clerk and recorder.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.0870. Fees.
STR permits are assessed an annual fee per unit, remitted at the time of permit application, in accordance
with the following table.
Annual Administrative Fee
STR-Classic: $394.00
STR-Owner-occupied: $394.00
STR-Temporary: $394.00
STR-Lodging Exempt: $148.00/unit
Table I: Fee Schedule
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.0980. Appeals.
Permittees may appeal decisions made by the Community Development Director in the enforcement of this
Chapter. Appeals will be heard by the Administrative Hearing Officer in accordance with Section 26.316.020(d).
Appeals shall be processed in accordance with Section 26.316.030.
(Ord. No. 9-2022, § 4, 6-28-2022)
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P&Z Resolution #09, Series of 2025
Recommendation for STR Policy Updates
Page 1 of 3
RESOLUTION #09
SERIES OF 2025
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL FOR THE AMENDMENT OF CITY
OF ASPEN LAND USE CODE CHAPTER 26.530 – SHORT TERM RENTAL
REGULATIONS, AND SECTION 26.104.100 – DEFINITIONS
WHEREAS, pursuant to Section 26. 310. 020(A), during a regular City Council meeting
on December 14, 2021, City Council adopted Ordinance # 026, Series of 2021, by a unanimous
affirmative vote placing, a moratorium on the issuance of new short- term rental (STR) permits
until September 30, 2022; and,
WHEREAS, during a duly noticed public hearing on June 28, 2022, City Council
approved Ordinance #09, Series of 2022 at Second Reading by a unanimous affirmative vote,
establishing a robust set of regulations governing the licensing, permitting, capping, inspecting,
enforcing, and creation of a new fee structure for services performed for STRs; and,
WHEREAS, Ordinance # 09, Series of 2022 became effective on July 29, 2022, and at the
expiration of the moratorium created by Ordinance #026, Series of 2022, the City began issuing
new STR permits on October 1, 2022; and,
WHEREAS, during a Work Session on February 24, 2025, staff updated City Council on
the STR program, and during that meeting received majority direction from City Council to
proceed with exploring policy updates for administrative topics and future policy related topics
related to streamlining STR permit application requirements, increasing compliance with existing
regulations, providing exemptions for unique circumstances unaccounted for in the current STR
regulations, and the R/MF Zone District permit cap number; and,
WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public hearing
on June 24, 2025, the City Council approved Resolution #077, Series of 2025, by a five to zero (5-
0) vote, requesting a code amendment to the Land Use Code; and,
WHEREAS, amending the Land Use Code from time to time is necessary to ensure the
ongoing effectiveness, coordination, and viability of the regulations within the City of Aspen Land
Use Code; and,
WHEREAS, Section 26.104.100, Definitions; Section 26.530, Short-term Rental
Regulations and other sections of the Land Use Code, as necessary, are being proposed for
amendments; and,
WHEREAS, pursuant to Section 26.310.020(B)(1), the Community Development
Department, following approval of Resolution #077, Series of 2025, is conducting a limited public
outreach effort to inform the public, STR program participants, the Historic Planning Commission,
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Recommendation for STR Policy Updates
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the Planning and Zoning Commission, and members of the STR Technical Advisory Committee
of the proposed updates; and,
WHEREAS, Community Development has presented a memorandum outlining the
proposed topics for code amendments to the Planning and Zoning Commission; and,
WHEREAS, at a regular meeting on August 20, 2025, the Planning and Zoning
Commission considered the topics proposed for code amendments, and reviewed staff’s memo,
and by a four – three (4-3) vote approves Resolution #09, Series of 2025, recommending Council
consideration and approval of topics one through six, amending Section 26.530 – Short-term
Rental Regulations and 26.104.100 – Definitions, no recommendation is made on topic seven due
to lack of data, with a request to Council to direct staff to begin collecting pertinent information
such as utilization rates in the future.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:
The Planning and Zoning Commission recommends the Land Use Code Section 26.530 – Short
Term Rental Regulations, and Section 26.104.100 – Definitions be rescinded and readopted as
described in Exhibit A for topics one through six.
Section 2:
Any scrivener’s errors contained in the code amendments herein, including but not limited to
mislabeled subsections or titles, may be corrected administratively following adoption of the
Ordinance.
Section 3:
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the resolutions or ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such prior
resolutions or ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
FINALLY, adopted, passed, and approved this 20th day of August, 2025.
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Approved as to form: Approved as to content:
______________________________ __________________________________
Luisa Berne, Assistant City Attorney Ken Canfield, Vice Chair
Attest:
______________________________
Tracy Terry, Municipal Court Clerk
Exhibit A – Draft Code Amendments – Section 26.104.100 Definitions, and Section 26.530
Short term Rental Regulations
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Chapter 26.104. – GENERAL PROVISIONS
Sec. 26.104.100. Definitions.
As used in this Code, unless the context otherwise requires, the following terms shall be defined as follows:
Short-term Rental Service. A person or company that operates a website or any other digital or print
platform that provides a means through which a property owner or their repres entative may offer a residential
property or dwelling unit, or portion thereof, for short-term rentals, and from which the person or company
financially benefits.
Exhibit A
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Chapter 26.530. SHORT-TERM RENTAL REGULATIONS1
Sec. 26.530.010. Purpose.
The purpose of this Chapter is to regulate short-term rentals (STRs) as a land use within the City of Aspen.
STRs are an important component of the City's lodging bed base, support a vibrant tourist economy, and provide
real property owners with STR permits significant financial benefit. STRs influence property value and occupancy
patterns of residential dwelling units. STRs influence neighborhood character by introducing commercial lodging
uses in residential neighborhoods. STRs require services and infras tructure to operate. STRs further reduce the
potential availability of long-term rental housing to support the local economy and community.
STRs require regulation as a distinct land use to ensure the health, safety, peace, and welfare of the
community through the application of zoning police powers. The following regulations support the operation of
STRs balanced with community policies related to housing, development, growth management, and a sustainable
economy as described in the Aspen Area Community Plan.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.020. Applicability.
(a) This Chapter applies to all STRs in the City of Aspen. STRs are required to obtain a permit in accordance with
their type and operation as defined in this Section. STRs operating without a permit are subject to
enforcement as defined in Section 26.530.060, Enforcement.
(b) It shall be unlawful for any person, whether a principal or agent, clerk, or employee, either for him or herself,
or for any other person for anybody, corporation or otherwise, to lease or operate an STR without first
obtaining an STR permit in accordance with the provisions and procedures of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.030. Permitting requirements.
(a) Permits. Any property rented as an STR shall require a permit to operate. Permits shall be approved,
approved with conditions, or denied by the Community Development Director based on the following
criteria:
(1) Permittee. Permits shall only be issued in the name of one (1) natural person who has an ownership
interest in the property for which the permit is issued ("Permittee").
(2) Permit Number. STR permits are issued a unique permit number. That permit number shall be clearly
displayed in all advertising and listings of the STR, including but not limited to all digital and print
advertising. The permit number must be listed in the STR, along wit h permittee and/or qualified
1Editor's note(s)—Prior to the reenactment of Chapter 26.530 by Ordinance No. 9-2022, § 1, adopted June 28,
2022, said chapter was repealed by Ordinance No. 14-2007 § 1. Former Chapter 26.530 pertained to the
resident multi-family replacement program and was derived from Ordinance No. 40-2002 § 2 as amended by
Ordinance No. 51-2003 § 1.
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owner's representative and emergency contact information as part of the in -unit Community
Messaging Program described in the STR Program Guidelines.
(3) Permit Application Contents. The following information is required for STR permit applications: the
owner(s) of the property, the name and contact information of the proposed permittee; if title to the
subject property is held by a corporation, partnership, association, or company, t he name and contact
information of any officer, director or stockholder holding ten (10) percent or more of the interests in
the corporation, partnership, association, or company; the property address, Pitkin County parcel
identification number; Pitkin County owner name; number of bedrooms and pillows in the unit in its
largest configuration; size of heated area of the STR residence, and all previous notices of code
violations or complaints filed against the property.
(4) Licensing. STRs are required to maintain a City of Aspen Business License and are required to remit
lodging and sales tax in accordance with Municipal Code regulations and Finance Department policies.
The STR-Program Guidelines include details about licensing and tax compliance standards and
procedures.
(5) Non-Transferability. Commencing October 1, 2022, STR permits shall be granted only for the property
for which it is issued and solely to the permittee to whom it is issued. The permit shall not be
transferable to any other person, legal entity, or residential address ., with limited exemptions granted
only in the event of the permittee’s divorce or death as outlined in Sec 23.48.040.d-e. If the property is
owned by a partnership, corporation, association or company, a transfer shall be deemed to occur if
the permittee transfers his or her interest in the property to a third-party individual or entity or if more
than ten (10) percent of the partnership, corporation, association, or company is transferred to a third -
party individual or entity, even if the permittee retains an ownership interest in the property. Upon
such transfer of ownership, the permit shall be deemed terminated and revoke d and the new owner of
the property shall be required to apply for a new STR permit if it wishes to continue the use of the
property as a vacation rental. The STR permit shall include a non-transferability clause and notice that
the permit shall be deemed terminated and revoked automatically upon the sale or change of
ownership of the property for which a permit has been issued, as described herein.
(b) Permit Types. STRs shall be eligible for one (1) of three (3) permit types: Short -term Rental Classic, Owner-
Occupied Short-term Rental, or Lodging Exempt Short-term Rental. The ability to obtain an STR permit is
conditioned upon the permittees consent of the eligibility, requirements, and standards for each permit type
as follows:
(1) Short-term Rental Classic (STR-C). This permit is issued only to residential units located in eligible zones
and the approved use of which is not a Lodge use. (Condo-hotel properties must apply for a Lodging-
Exempt STR permit.)
a. STR-C permits shall be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0780, Fees.
b. STR-C permits are subject to the life-safety standards and the operational standards described in
this Chapter and the STR Program Guidelines.
c. There is no annual limit on the number of nights an STR-C permittee may operate the STR unit.
Bedrooms, lock-offs, or portions of the residential unit, in addition to the whole residential unit,
may be rented. Occupancy for the unit is limited by the standards described in Section
26.530.050.
(2) Owner-occupied Short-term Rental (STR-OO). This permit is issued only to owner-occupied residential
units, where the property is the primary residence of the permittee. Part 700 of this Title describes the
zone districts where STRs are a permitted use.
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a. STR-OO rental permits shall be renewed annually and are assessed an annual permit fee in
accordance with Section 26.530.0780, Fees.
b. STR-OO are subject to the life-safety standards for STRs described in this Chapter and the
Program Guidelines, and who must have two (2) of the following valid documents indicating that
the STR is the applicant's primary residence:
i. valid Colorado driver's license;
ii. valid motor vehicle registration;
iii. voter registration;
iv. Federal or state tax return; or
v. other legal documentation deemed sufficient by the Community Development Director
which is pertinent toward establishing principal residence.
(3) Lodging Exempt Short-term Rental (STR-LE). Lodges and condo-hotels which meet the definition of
Lodge are eligible for STR-LE permits.
a. For eligible properties, only one (1) permit is required for all units under management.
b. In addition to the limitations of the definition of Lodge and/or Condo -hotel, Lodging Exempt
eligible properties must offer STR units under a unified brand and marketing model where
individual ownership of units is secondary to the central brand of the pr operty.
c. Lodging Exempt permittees must submit an affidavit attesting to their eligibility.
d. STR-LE permits must be renewed annually and are assessed an annual permit fee in accordance
with Section 26.530.0780, Fees. To ensure ongoing eligibility for the STR-LE permit, permittees
are subject to the Lodging Occupancy Auditing regulations in Section 26.575.210.
(4) Temporary Short-term Rental (STR-T). An STR-T permit may be issued to a residential unit in eligible
zones for the sole purpose of allowing a new property owner to honor booking reservations made by the
previous owner that post-date the sale of the property.
a. STR-T permits are valid for a maximum of ninety (90) days from the date of issuance and are not
eligible for renewal after the permit expiration date.
b. STR-T permits are assessed a one-time administrative permit fee in accordance with Section
26.530.080, Fees.
c. STR-T permit applications must be submitted within fifteen (15) days from the date of transfer of
property ownership. Proof of purchase or ownership transfer is a required submission with each
STR-T permit application. All existing short-term rental reservations made prior to the property
sale must be declared on an application for a STR-T permit.
d. STR-T permits are subject to public notice requirements in Section 26.304.060(e)(3)b. Manner of
Notice. Proof of notice is a required submission with the STR-T permit application. A waiting
period during the posted notice and prior to permit issuance is not required.
e. STR-T permits are subject to the life-safety and operational standards described in this Chapter
and the STR Program Guidelines.
f. STR-T permittees may not accept any new STR bookings for the duration of the STR-T permit.
g. Advertising short-term rentals at an STR-T property is not permitted. All pre-existing short-term
rental advertisements for the STR-T property must be deactivated, removed, or otherwise made
unavailable to prospective customers for the duration of the STR-T permit.
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h. Failure to comply with the STR-T permit requirements is a violation of the municipal code and
subject to fines and penalties as stated in 26.530.070 Enforcement.
(c) Zoning Limitations. STR-C permits are limited by number in residential zone districts. Refer to Part 700 of this
title for permitted uses by zone to assess where STR-Cs are permitted. In zones where STR is not a permitted
use, it is a prohibited use.
(1) STR-C permits are limited by number in specific zone districts as follows:
a. RR: Two (2) permits;
b. R-3: One (1) permit;
c. R-6: Eighty-one (81) permits;
d. R-15: Forty-seven (47) permits;
e. R-15A: Eight (8) permits;
f. R-15B: Twelve (12) permits;
g. R-30: One (1) permit;
h. R/MF: One hundred ninety (190) permits;
i. R/MFA: Twelve (12) permits;
j. AH: Nine (9) permits;
k. MU: Thirty-nine (39) permits;
l. NC: One (1) permit;
m. SCI: Two (2) permits;
n. SKI: Two (2) permits.
(2) There is no limit to the number of STR-C permits in the following zone districts: Commercial (C-1),
Commercial Core (CC), Lodge (L), Commercial Lodge (CL), Lodge Overlay (LP), Lodge Preservation
Overlay (LO).
(3) STR-OO are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted use.
(4) STR-LE are not limited by number in any allowable zone district. Refer to Part 700 of this title for zone
districts where STR is a permitted or prohibited use.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.040. Permit procedures and standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Zoning Compliance. All STR permits must comply with zoning regulations for the zone district in which
they are located. STR permit applications shall include the Parcel Identification Number and residential
address including unit number for the property to ensure compliance with underlying zoning. Zone
district STR regulations, including permitted uses and cap limitations, may change over time per City
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Council action. Possession of an STR permit does not supersede compliance with zone district STR
regulations.
(b) Life-safety Compliance and Inspection.
(1) Required Noticing. All new STR-C and STR-OO applicantstions for properties located in zone
districts with caps on the number of permits shall comply with neighborhood noticing
requirements per Section 26.304.060(e)(3)b.—c., Manner of Notice. New STR-C and STR-OO
applications for properties located in zone districts without caps on the number of permits shall
comply with neighborhood noticing requirements per Section 26.304.060.E.3.b, Manner of
Notice. All STR-T applications shall comply with neighborhood noticing requirements per section
Section 26.304.060.E.3.b, Manner of Notice. STR-LE applications are exempt from this provision.
(2) Inspections. By signing and submitting an STR permit application, and subsequently being granted
a permit, the owner(s) of the property shall consent to inspections of the property by City of
Aspen personnel and their agents for the purpose of determining compliance with City Codes,
Regulations and Laws. No inspection will be made without first giving the permittee and, if
applicable, the qualified owner's representative, forty-eight (48) hours' notice of the inspection.
(3) Life-Safety. STRs are required to comply with all applicable life -safety standards in Municipal
Code Title 8 and the STR Program Guidelines, as amended from time to time. Life-safety
standards including: fire suppression, occupancy limitations, mechanical codes, emerg ency
contacts and procedures, and inspections.
(c) Qualified Owner's Representative. Permittees who cannot meet requirement for regulatory
compliance, in-person service, emergency response and other regulations in this title may designate a
qualified owner's representative. A qualified owner's representative shall be a natural person resi ding
in the Roaring Fork River Drainage area situated in Eagle, Pitkin, Garfield or Gunnison Counties, or
within the Colorado River Drainage area from and including the unincorporated No Name area to and
including Rifle. The qualified owner's representative is designated by the permittee who is the property
owner as the point of contact for the permitted STR. For permittees that designate a qualified owner's
representative, the qualified owner's representative shall be r esponsible for responding to tenant and
City inquiries, complaints, enforcement actions, and other on -site needs.
(1) If a qualified owner's representative is designated for an STR, the qualified owner's
representative must have a City of Aspen business license. The qualified owner's representative
shall be listed on the STR permit for the property including the qualified owner's representative's
name, entity or company name, telephone number, email address, and physical address.
(2) STR permittees who designate a qualified owner's representative are liable for compliance with
applicable Land Use Code and Municipal Code regulations. The qualified owner's representative
is not legally liable for violations of this Section or compliance with applicable Municipal Code
regulations but is responsible for notifying the permittee when a violation has occurred.
(3) The name, address, and telephone number(s) of the qualified owner's representative, as shown
on the STR permit, shall be made available to the Community Development Department, the
Aspen Police Department, and the Aspen Fire Protection District. Any change to the qualified
owner's representative or permittees' contact information shall be promptly furnished to the City
of Aspen via a revised STR permit application within ten (10) days. Failure of the permittee to
provide or update the qualified owner's representative contact information to the City shall
constitute an enforcement violation subject to actions and penalties as described in Section
26.530.0670, Enforcement.
(4) The permittee, or if designated, the qualified owner's representative, shall be available twenty -
four (24) hours a day, year-round to ensure that the property is maintained and operated as
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required by Land Use Code standards and the STR Program Guidelines. The permittee, or if
designated, the qualified owner's representative, shall respond to service or compliance inquiries
from occupants and City officials, and shall be available to be at the property within two (2) hours
in an emergency. Failure of the permittee, or if designated, the qualified owner's representative,
to respond to a call from a tenant or the Community Development Director within twenty -four
(24) hours shall result in an enforcement violation subject to actions and penalties as described in
Section 26.530.0670, Enforcement, against the permittee.
(d) Permit application, fees, issuance, renewal, revocation, and abandonment.
(1) Application. Permit applications shall be received and processed on a first-come, first-served
basis. The Community Development Director shall deem applications complete based on the
requirements of this Chapter and the standards in the STR Program Guidelines. Only complete
STR permit applications shall be accepted and reviewed. An application shall only be complete
when all information, tasks, and administrative fee payments required for the application type
have been submitted by the applicant and received by the City of Aspen.
(2) Fee payment. Permit fees shall be remitted at the time of permit application and cover the cost
of processing the application. Application fees are nonrefundablenon-refundable.
(3) Neighborhood noticing. Upon application for a new STR-C or STR-OO permit, for a property
located in a zone district with a cap on the number of allowable permits, the applicant shall
provide neighborhood noticing in accordance with Section 26.304.060(e)(3)b.—c. Manner of
Notice. Upon application for a new STR-C or STR-OO permit for a property located in an zone
district without a cap on the number of allowable permits, the applicant shall provide
neighborhood noticing in accordance with Section 26.304.060.E.3.b, Manner of Notice. Upon
submission of an STR-T application, the applicant shall comply with neighborhood noticing
requirements in Section 26.304.060.E.3.b, Manner of Notice. Annual STR permit Permit renewals
do not require neighborhood noticing. Permits shall be approved, approved with conditions, or
denied following the notice period. STR-LE are exempt from this provision.
(4) HOA compliance. Permit New STR permit applications for residential properties which are in a
Homeowners Association (HOA) must include HOA approval for the applicant to operate an STR
in the form of a signed letter, including telephone and email contact information for the HOA,
with the permit application. Annual STR permit renewals do not require an updated HOA
approval letter. Permittees shall notify the City of Aspen if any HOA permissions change
regarding short-term rentals at any point during the life of an issued permit.
(5) Issuance. Permits shall be approved, approved with conditions, or denied within twenty -one (21)
working days of the closure of the notice period described above. The Community Development
Director may issue permits with conditions based on review of the permit application and public
comment. The review and issuance period for individual permit applications may be extended at
the direction of the Community Development Director.
(6) Waitlist. Once the permit limit is reached for each zone district, applicants will be placed on a
waitlist for the next available permit in the order in which the application was received.
A waitlist applicant shall be a natural person. The residential address included in the waitlist
application must match the residential address for which the subsequent permit is issued.
Applicants who sell the property for which the permit is sought shall be removed from the
waitlist. As permits become available, waitlist applications shall be reviewed and approved,
approved with conditions, or denied. If the property has been found in violation of this Chapter
during the waitlist period, the application shall be denied.
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(7) Renewal. STR permits shall be renewed annually in accordance with the procedures in the STR
Program Guidelines. Only complete STR permit renewal applications will be accepted for annual
STR permit renewal. An application shall be complete when all information, tasks, and
administrative fee payments required for the application type have been submitted by the
applicant and received by the City of Aspen. Failure to renew a permit within fourteen days (14)
of the permit expiration date shall result in the abandonment of the permit. STR-T permits are
not eligible for renewal and expire automatically upon the expiration date of the permit.
(8) Tax filing. STRs must be occupied by a short-term renter a minimum of once per year, as shown
in tax filings, to be eligible for renewal. Permits with one (1) year of zero tax filings from the date
of permit issuance or renewal will be considered abandoned and be processed in accordance
with the standards in this Chapter.
STRs that obtain active building permits may be eligible for a one-time exemption from the Tax
Filing requirement. STR-permitted properties that experience an “act of nature” emergency that
renders the property uninhabitable may also be eligible for an exemption from the Tax Filing
requirement.
(i) Building Permit Exemptions. STR permittees may apply for a one-time permit
renewal exemption if the STR property is under construction. To apply for a building
permit exemption, the permittee must notify the Community Development Director
in writing within 14 days of the date of issuance of the building permit. Building
permit exemptions are granted at the discretion of the Community Development
Director with proof of a valid building permit.
(ii) Act of Nature Exemptions. STR permittees may apply for a permit renewal
exemption due to an “act of nature” that renders the property uninhabitable. To
apply for an act of nature exemption, the permittee must notify the Community
Development Director in writing that the STR property has experienced an act of
nature within 30 days of the incident. An “act of nature” is defined as “an accident
or other natural event caused without human intervention that could not be
prevented by reasonable foresight or care.” Example acts of nature include forest
fires, floods, landslides, or other unforeseen natural events. Act of nature
exemptions are granted at the discretion of the Community Development Director
with sufficient proof of uninhabitability.
(9) Abandonment. STR-C and STR-OO permits shall be valid for one (1) year from the date of issuance
and shall be renewed annually. Failure to renew a permit in accordance with the STR Program
Guidelines will result in the abandonment of the permit. STR permits may be aban doned by
permittees at any time by notifying the Community Development Director of the intent to
abandon the permit. Abandoned permits will be made available to the next applicant on a first -
come, first-served basis or the next applicant on the waitlist for that zone district in accordance
with the STR Program Guidelines. STR-LE are exempt from this provision.
(10) Revocation. STR permits may be revoked by the Community Development Director for any of the
following reasons: three (3) violations of the requirements of this Chapter and applicable
Municipal Code standards as described in the STR Program Guidelines, failure to rent the
property during the term of the permit, failure to pay STR taxes and fees, or violations of the
requirements of this Section.
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.050. Occupancy and operational standards.
Prior to the issuance of an STR permit, the permit application will be reviewed for compliance with the
following standards.
(a) Occupancy limits and unit size. STRs arc limited to a total occupancy of two (2) occupants per bedroom
plus two (2) additional occupants, studios are limited to a total occupancy of two (2) occupants plus
one (1) additional occupant. Permit applications are required to list the number o f bedrooms in the
unit at its largest configuration. STRs may be inspected for accuracy of bedroom count on the permit
application and for compliance with these occupancy requirements. For the purpose of establishing
unit occupancy, a studio shall have an occupancy of two (2) occupants plus one (1) additional occupant.
Occupancy for each STR shall be included in all STR advertising, the in-unit messaging, and permit on
display in each permitted STR. Bedrooms, lock-offs, or portions of the residential unit, in addition to
the whole residential unit, may be rented.
(b) Annual rental night limits. STR-OO are limited to one hundred twenty (120) short-term rental nights
per year from the date of permit issuance. There is no annual limit on the number of nights per year an
STR-C can be rented. There is no annual limit on the number of nights per year an STR-LE can be
rented.
(c) Good neighbor guide. STRs are required to operate in accordance with all applicable Municipal Code
regulations protecting the health, safety, and peace of the community and supporting the maintenance
of community character and values. STR owners and permittees are required to assist STR occupants in
being 'good neighbors' by recognizing their obligation to following the rules and customs of the
community. To support these community goals, the Community Development Department maintains
the Short-term Rental Program Guidelines, Good Neighbor Guide, and collaborates with non -
governmental organizations to promote good neighbor behavior by visitors.
(1) STR-C and STR-OO permittees, and if designated, their qualified owner's representatives must
comply with the policies described in the City of Aspen Good Neighbor Guide and provide that
information at all times to occupants of the unit.
(2) In-unit messaging is essential to assisting STR occupants in supporting the City's good neighbor
policies, ensuring STRs in neighborhoods support community character, and assisting in the
promotion of Aspen's community character. The following notices shall be posted in a
conspicuous location inside the rental unit:
i. A copy of the STR-C or STR-OO permit;
ii. STR license and business number;
iii. The name, address, and telephone number(s) of the permittee or qualified owner's
representative;
iv. A statement which reads: Occupants shall comply with the City's Noise Ordinance;
v. The location of the required parking spaces;
vi. Wildlife protection policy;
vii. The location of the fire extinguisher;
viii. Information on the trash, recycling, and composting programs including:
a. Solid waste pickup schedules;
b. Guidelines on living with wildlife and instructions for operating wildlife
containers; and
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c. A notice that trash and recycling containers must be stored indoors except
between 6:00 a.m. and 6:00 p.m. on the day of scheduled trash or recycling
pickup, where they may be placed at the curbside or in alleys;
ix. City of Aspen emergency services information and contact information;
x. The City of Aspen's Good Neighbor Guide.
(d) Adoption of and compliance with STR program guidelines. The City Council hereby adopts the Short-
term Rental Program Guidelines. The Community Development Department shall keep on file and
make available to STR permittees, and if applicable, qualified owner's representatives. These guidelines
set forth the standards, procedures, and supplemental information necessary for the operation of an
STR within the City of Aspen. The Community Development Director may use the guidelines as a basis
for enforcement actions in accordance with the requirements of this Chapter. The Guidelines may be
updated, amended, and expanded from time to time by City Council Resolution.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.060. STR Advertising Requirements.
STR permittees shall be responsible for ensuring any advertisements for the STR property are in
compliance with this Chapter. Short-term rental services shall be responsible for ensuring all advertisements of STR
properties within the City of Aspen that are listed throughout their platforms comply with the advertising
requirements in this Chapter. Following the issuance of an STR permit, the permittee and all short-term rental
services will be reviewed for compliance with the following standards.
(a) Permittee Advertising Requirements.
STR owners, permittees, and/or their representatives shall ensure that any advertisements of the STR
property show the valid City of Aspen STR permit number and maximum occupancy for the property in all
listings that advertise short-term rentals of the property.
(1) The STR permit number for the property, as found on the valid City of Aspen STR permit issued to
the property owner, must always be visible on any STR advertisement. The permittee shall enter
the permit number in the advertisement title, the advertisement description, or the designated
permit number field of the advertisement.
(2) Maximum occupancy for the property, as found on a valid City of Aspen STR permit issued to the
property owner, must always be visible on any STR advertisement. The permittee shall enter the
maximum occupancy in the advertisement title, the advertisement description, or the designated
occupancy field of the advertisement.
(3) Permittees that are on a waitlist for an STR-C permit shall not advertise for short-term rentals of
the property unless they hold a valid STR-OO or STR-LE permit.
(4) STR-T permittees shall not advertise short-term rentals of the property for the duration of the STR-
T permit.
(5) STR advertisements where the maximum occupancy is missing, the STR permit number is invalid or
expired, where the STR permit has been revoked, or where the property has a valid STR-T permit or is
on a waitlist for STR permit, are subject to enforcement and penalties pursuant to 26.530.070.(b)
Enforcement and Penalties, including revocation of the existing STR permit and/or the inability to
obtain an STR permit in the future if the property is found to be advertised for short-term rentals
while the property is on a waitlist for STR permit or has a valid STR-T permit.
(b) Short-term Rental Service Advertising Requirements.
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Pursuant to CRS 30-150-401(1)(s)(III), all short-term rental services that display short-term rental
advertisements for properties in the City of Aspen shall require that each permittee or their representatives
using the short-term rental service include a valid STR permit number issued by the City of Aspen to the
property owner in any advertisement for a short-term rental on the short-term rental service platform.
(1) A short-term rental service displaying advertisements for STR properties in the City of Aspen shall
require that the STR property owner, permittee, or their representative include a valid STR permit
number issued by the City of Aspen and the maximum occupancy for the STR property in each
advertisement on the short-term rental service platform.
(2) A short-term rental service shall remove any STR advertisement from the platform after receiving
notification by City of Aspen that the STR permit number associated with the listing is missing, invalid,
or expired, or that the STR permit associated with the property has been revoked, or that the City of
Aspen has a prohibition on STRs that applies to the property in the advertisement, or that the
maximum occupancy for the STR unit is missing, invalid, or expired. The notification shall include the
advertisement URL, the reason that removal of the advertisement is required, and any other
identifying information available to the City of Aspen. The short-term rental service shall remove the
advertisement from the platform within fourteen (14) days of receiving the notification from the City
of Aspen.
(3) A short-term rental service that fails to remove a STR advertisement from the platform within fifteen
(15) or more days of receiving a removal notification from the City of Aspen shall be subject to
enforcement and penalties pursuant to 26.530.070(b) Enforcement and Penalties.
Sec. 26.530.0760. Enforcement.
The City of Aspen actively enforces its STR regulations through inspections, citizen complaints, audits, and
permitting. These measures ensure that STRs reinforce, not undermine, community policies and character. Active
enforcement ensures that visitors who choose to stay in STRs are informed of the unique qualities of mountain
living and enhance our community culture by being good visitors and acting as neighbors and community members
during their stay. STR permittee, and if applicable, qualified owner's representative, play an essential role in
supporting and advancing these policies and supporting the City's enforcement activities.
(a) Falsifying Information. Falsifying information on an STR permit application or any related document is a
violation of Municipal Code and subject to Penalties.
(b) Complaints. Any valid complaint received regarding the STR property will first be referred to the
permittee, and if applicable, qualified owner's representative for response and correction. The
Community Development Director will follow up with any complaining party, the permittee, and if
applicable, qualified owner's representative, for compliance or resolution. The permittee or qualified
owner's representative must respond to all complaints or inquiries from City officials within twenty -
four (24) hours and occupant complaints within two (2) hours. The City of Aspen is not responsible for
complaints against a HOA, hotel, or condo-hotel's own guidelines outside of the City's code, rules and
regulations. Failure to respond within twenty -four (24) hours shall result in a notice of violation and
demand to cure. All valid complaints will be recorded and kept on -file including the address, permittee,
permit number, business license number associated with the complaint, and the complainer's name
and contact information.
(bc) Enforcement and Penalties. Upon receipt of a compliantcomplaint, the Community Development
Department shall investigate and if it is determined there are grounds to believe a violation of this
Chapter or any STR rules and regulations may have occurred, the Community Development Director
may issue an Administrative Notice of Violation to the permittee. The Director shall revoke the STR
permit of any permittee who receives three (3) Administrative Notices of Violation within the one (1)
year permit cycle, effective upon mailing notice to the permittee's address on file. The permittee may
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appeal the decision to revoke the STR permit by providing notice of appeal to the Community
Development Director within fourteen (14) days of the date of the decision to revoke the permit. The
Administrative Hearing Officer shall hear appeals brought pursu ant to this subsection (b). Appeals shall
be governed by the procedures set forth in Section 26.316.030.
(1) Penalty. Any permittee that violates or allows another to violate any section of this Title shall be
subject to prosecution in Municipal Court and upon conviction subject to the fines and penalties
set forth in Section 1.04.080. A first offense shall be punishable by a fine of no less than five
hundred dollars ($500.00). Each day of any violation of this Section shall constitute a separate
offense.
(2) Civil Remedies.
a. The City Attorney may institute injunctive, abatement, or other appropriate action to
prevent, enjoin, abate or remove a violation of this Title when it occurs. The same right of
action shall accrue to any property owner who may be especially damaged by v iolation of
this Title.
b. In addition to the penalties and remedies set forth herein, an STR permit shall be
automatically revoked by the Community Development Director upon the third conviction
of a violation of this Title by the permittee of the property subject to the permit within the
one (1) year.
c. Until paid, any delinquent charges, assessments, or taxes made or levied by the City
pursuant to this Title shall, as of recording, be a lien against the property on which the
violation has been found to exist. If not paid within thirty (30) days from the date of
assessment, the City Clerk may certify any unpaid charges, assessments, or taxes to the
Pitkin County Treasurer to be collected and paid over by the Pitkin County Treasurer in the
same manner as taxes are authorized to be by statute together wit h a ten (10) percent
penalty for costs of collection. Any lien placed against the property pursuant to this
Chapter shall be recorded with the Pitkin County clerk and recorder.
(Ord. No. 9-2022, § 4, 6-28-2022)
Sec. 26.530.0870. Fees.
STR permits are assessed an annual fee per unit, remitted at the time of permit application, in accordance
with the following table.
Annual Administrative Fee
STR-Classic: $394.00
STR-Owner-occupied: $394.00
STR-Temporary: $394.00
STR-Lodging Exempt: $148.00/unit
Table I: Fee Schedule
(Ord. No. 9-2022, § 4, 6-28-2022)
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Sec. 26.530.0980. Appeals.
Permittees may appeal decisions made by the Community Development Director in the enforcement of this
Chapter. Appeals will be heard by the Administrative Hearing Officer in accordance with Section 26.316.020(d).
Appeals shall be processed in accordance with Section 26.316.030.
(Ord. No. 9-2022, § 4, 6-28-2022)
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MEMORANDUM
TO: Mayor Richards and City Council
FROM: Liz Axberg, Housing Policy Analyst
THROUGH: Pete Strecker, Interim City Manager
MEMO DATE: September 22, 2025
MEETING DATE: September 30, 2025
RE: Resolution #099, Series of 2025
Approval of Memorandum of Understanding for Purchase of Unit
Priority at Habitat for Humanity L3 Apartment
_____________________________________________________________________
REQUEST OF COUNCIL:
The Habitat for Humanity Roaring Fork Valley Chapter has requested $150,000 from the
City of Aspen to support Habitat for Humanity’s Carter (L3) Housing Project. The
$150,000 would provide the City of Aspen with one priority access for an employee to
purchase a unit at the Carter. The attached Memorandum of Understanding (MOU)
outlines this agreement. Staff requests City Council review the proposed resolution and
MOU and consider approving the request from Habitat for Humanity L3 housing project
or if Council wishes to pursue an alternative option.
The City’s 2022-2028 Affordable Housing Strategic Plan identifies regional collaboration
and development neutral affordable housing as priorities, which is in alignment with this
request.
SUMMARY AND BACKGROUND:
On May 12th, 2025, City Council received a presentation from Habitat for Humanity
Roaring Fork Valley on two of their initiatives. This included the modular housing facility
and the Glenwood Springs-based 88-unit Carter (L3) Apartment conversion. The Carter
building is located in Glenwood Springs (253 Wulfsohn Rd) near the West Glenwood Park
& Ride. Habitat utilized a development neutral strategy for this project by shifting the 88
rental units out of the free market and into deed-restricted condos. The property is
conveniently located near groceries, restaurants, retail, recreation center, and hiking
trails.
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After the presentation to City Council, Habitat for Humanity approached City of Aspen
staff with the opportunity to purchase unit priorities at the L3 project. Each priority is
$150,000. The outlined resolution would approve the purchase of one (1) unit priority. City
Council has the discretion to decide whether to purchase any unit priorities and, if so, the
number of priorities or take alternative action.
Habitat stated that the City of Aspen’s support would help bring the project through to
the finish line. During this action item, Habitat for Humanity will be present to provide
Council with project updates, additional information, and answer questions.
DISCUSSION:
The Carter project includes 88 condominium units (studio to one -bedroom) available to
purchase for people who work locally. The condos are already for sale with applications
on the Habitat for Humanity website. Sales prices are dependent on the buyer’s income
and range from $320,000 to $400,000 for studios and $388,000 to $490,000 for one -
bedrooms.
Habitat’s priority model protects both the worker and the priority holder. For the worker,
the unit is not tied to any employer; the Resident Occupied (RO) deed restriction only
requires that the unit remains owner occupied. This ensures that owners stay in the
region but gives them the freedom to not have their housing tied to any specific job.
For the priority holder, the protections are twofold. First, if the worker ever leaves the
building or leaves employment with their initial employer, the priority right moves the
next employee to the front of the line to purchase the next available unit. Second, each
priority can be sold at a future date for up to $150,000 - making the funds potentially
recoverable.
Habitat for Humanity views these condominiums as a valuable pathway to
homeownership for the Aspen workforce. The recent traffic report compiled by Jacobs
Engineering estimated that ~20% of Aspen's workforce commute from or through
Glenwood Springs. 6% of the City of Aspen’s employees commute from Glenwood
Springs with an additional 7% commuting from beyond Glenwood. So far, at the Carter,
3 out of 13 homeowners under contract (23%) are employed in Pitkin County. The 3
contracts pending for Aspen/ Pitkin employees are listed below:
1. Air traffic controller - Aspen Airport
2. Garbage truck driver - Waste Connections (Aspen route)
3. Department of Human Services - Pitkin County
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FINANCIAL IMPACTS:
Each unit priority is $150,000. The $150,000 total request would acquire one unit priority
at the 88-unit L3 apartment project in Glenwood Springs. This expenditure would be
through the 150 Housing Development Fund. Like all other cases, any funds utilized for
this project could otherwise be used for other property acquisitions, partnerships, or
housing development.
This is a one-time ask. Since this has not been accounted for in the 2025 budget, it will
be included in the Fall Supplemental.
ENVIRONMENTAL IMPACTS:
The L3 apartments are a developmental neutral project which has less environmental
impact than new development.
ALTERNATIVES:
There are alternatives which Council could suggest if they wish not to proceed with the
MOU as written including changing the number of unit priorities that the City of Aspen
purchases or provide a grant to Habitat for Humanity to support the project in lieu of
buying unit priorities.
If Council is interested in any of the suggested alternatives (or other alternatives not
listed), staff would make requested revisions and bring the item back as a new action
item at a future Council meeting.
RECOMMENDATIONS:
Staff recommend that City Council consider and discuss the proposed resolution then
provide direction to staff on if the city wishes to purchase a unit priority at Habitat for
Humanity’s Carter project.
CITY MANAGER COMMENTS:
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RESOLUTION #099
(Series of 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, APPROVING A MEMORANDUM OF UNDERSTANDING
BETWEEN THE CITY OF ASPEN AND HABITAT FOR HUMANITY
ROARING FORK VALLEY IN SUPPORT OF PURCHASING AN
EMPLOYEE UNIT PRIORITY AT THE CARTER CONDOMINIUM
HOUSING PROJECT
WHEREAS, there has been submitted to the City Council a memorandum of
understanding for the purchase of one (1) unit priority at the Carter condominiums,
a development in Glenwood Springs which was converted into affordable housing
by the nonprofit Habitat for Humanity Roaring Fork Valley; and,
WHEREAS, the Aspen City Council heard a presentation from Habitat for
Humanity on May 12, 2025, regarding the project and other habitat initiatives; and
WHEREAS, the Project consists of 88 deed restricted with 35 units held for
priority purchase rights that are available to regional employers for $150,000 each ;
and
WHEREAS, there has been submitted to the City Council a Memorandum
of Understanding between Habitat for Humanity and the city of Aspen, a true and
accurate copy of which is attached hereto as Exhibit “A”.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ASPEN, COLORADO,
That the City Council of the City of Aspen hereby approves the
Memorandum of Understanding for the purchase of one unit priority in the amount
of $150,000 to be paid from the city of Aspen’s 150- Housing Development Fund,
a draft of which is attached hereto and does hereby authorize the City Manager of
the City of Aspen to execute a final agreement on behalf of the City of Aspen in
substantially the form attached hereto, subject to the approval of the City Manager
and the City Attorney.
INTRODUCED, READ AND ADOPTED by the City Council of the City of
Aspen on the 30th day of September 2025.
Rachael Richards, Mayor
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I, Nicole Henning, duly appointed and acting City Clerk do certify that the
foregoing is a true and accurate copy of that resolution adopted by the City
Council of the City of Aspen, Colorado, at a meeting held on the day herein above
stated.
Nicole Henning, City Clerk
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202
50066249.1/603080.0002
MEMORANDUM OF UNDERSTANDING
L3 CONDOMINIUMS
EMPLOYEE UNIT PRIORITY
This Memorandum of Understanding (“MOU”) is entered into this 12th day of August,
2025 (“Effective Date”), by and between HFHRFV L3 SPE, LLC, a Colorado limited liability
company (“L3 SPE”), and the city of Aspen (“Employer”). L3 SPE and Employer are referred to
individually herein as “Party” and are referred to collectively herein as “Parties.”
WHEREAS, L3 SPE is purchasing or has purchased that certain multifamily residential
development commonly known as L3 Apartments located at 253 Wulfsohn Road, Glenwood Springs,
Colorado (the “L3 Project”), for purposes of conversion to condominiums to be sold to qualified
applicants that are full time employees of Roaring Fork Valley employers with combined household
gross income at or below 80%, 100%,120% or 150% Area Median Income (“AMI”) (based on the
residential unit being purchased) for Garfield County, Colorado (the “County”), with preference to
employment in the geographic area of Garfield, Pitkin, and Eagle Counties, State of Colorado, and
otherwise qualifies as “Qualified Buyers” (as such term is defined in the Master Deed Restriction
Agreement).
WHEREAS, Employer desires to purchase one or more priority rights for its employees,
qualified pursuant to the terms herein and in the Declaration of Master Deed Restriction for the
Occupancy and Resale of Units (“Master Deed Restriction Agreement”) to be recorded in the real
property records of the County, for the purchase of one or more residential units at the L3 Project
(individually, an “L3 Unit” and collectively, “L3 Units”) in accordance hereof.
WHEREAS, the L3 Project will consist of eighty-eight (88) residential units, with thirty-
five (35) units initially designated for priority purchase rights available to the Employer and other
third-party employers (the “Priority Pool”).
NOW, THEREFORE, in consideration of the foregoing recitals and the mutu al promises
and covenants contained herein, and for other good and valuable consideration, the parties agree as
follows:
1. Definitions; Recitals. Defined terms used herein that are not otherwise defined herein shall
have the meaning ascribed to such term(s) in the Master Deed Restriction Agreement (as
further described below). The above recitals are hereby incorporated herein in their entirety.
2. Purchase of Priority Purchase Right(s).
a. Employer hereby purchases ONE (1) Priority Purchase Rights (as hereinafter
defined) in the L3 Project for its employees, qualified pursuant to the terms and
conditions of this MOU and the Master Deed Restriction Agreement, to purchase
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and occupy L3 Units, subject to the provisions of this MOU. Promptly after the
recording of (i) the condominium map for the L3 Project for its conversion to
condominiums and (ii) the Master Deed Restriction Agreement, the Parties shall
execute and record a Memorandum of Priority Purchase Rights providing notice to
third-parties, in a form substantially consistent with the form attached hereto as
Exhibit B, in the real property records of the County.
b. For each Priority Purchase Right purchased by Employer pursuant to this MOU,
Employer shall remit $150,000 to either L3 SPE or Land Title Guarantee Company
in accordance with Section 3 below. As used herein, the term “Employee
Homebuyer” (collectively, “Employee Homebuyers”) shall mean a household in
which at least one member is a full-time employee of Employer with a combined
household gross income at or below 80%, 100%,120% or 150% AMI (based on the
specific L3 Unit being purchased) for Garfield County, with preference to
employment in the geographic area Garfield, Pitkin, and Eagle Counties, State of
Colorado, and otherwise qualifies as a Qualified Buyer.
3. Payment Terms. Concurrent with the mutual execution and delivery of this MOU by the
Parties, but in no event more than three (3) business days thereafter, Employer shall remit a
lump sum amount equaling $150,000 (“Purchase Right Payment”) as follows: (i) directly
to the closing title company, Old Republic National Title Ins. Co., Attn: M. Taylor Knudsen
and Sandra Paige, Phone (713) 482-2805 (“Closing/Escrow Agent”), to be held in escrow
pursuant to that certain Escrow Agreement by and between L3 SPE and Escrow Agent, or
(ii) if after L3 SPE’s acquisition of the L3 Project, Employer shall remit such amount
directly to L3 SPE in accordance with written instructions provided by L3 SPE’s Manager,
Habitat for Humanity of the Roaring Fork Valley, Inc. If L3 SPE does not complete the
purchase of the L3 Project, L3 SPE shall thereafter instruct LTGC to promptly return the
Purchase Right Payment to Employer.
4. Existing Tenancies for L3 Project. The Parties hereby acknowledge that there are existing
residential tenancies at the L3 Project as of the date hereof (each, individually, a “Existing
Tenancy”), the terms of which may extend as much as 12 months following the date L3
SPE acquires the L3 Project (the “Closing Date”). L3 SPE agrees that it shall not enter into
any agreement (including any amendment to an existing lease) that would extend an
Existing Tenancy to a date later than the first anniversary of the Closing Date that adversely
affects the ability of Employer to make full and timely use of its Priority Purchase Rights.
5. Condominiumization Process. Employer acknowledges that L3 SPE intends to diligently
pursue a land-use application with the City of Glenwood Springs to condominiumize all
units within the L3 Project promptly after the Closing Date.
6. Review and Selection. During L3 SPE’s selection process for Qualified Buyers, L3 SPE’s
Homebuyer Selection Committee and staff will evaluate each applicant’s qualification
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against the selection criteria of housing need, ability to pay, willingness to partner, and
residency. By purchase of the Priority Purchase Rights pursuant to the terms hereof and
subject to L3 SPE’s Priority Purchase Right Policies & Procedures to be provided in writing
to Employer (as updated from time to time, “Priority Policies & Procedures”), L3 SPE
agrees to grant priority to applicants who meet the qualification criteria and income
requirements for L3 Units outlined above for ONE (1) L3 Unit, which specific L3 Units
shall be designated in writing to Employer and maintained in the internal records of the L3
Project’s homeowners association or by the manager for L3 SPE, said ledger will not
otherwise be reflected in any document recorded in the real property records of the County.
Nothing herein shall prevent a Qualified Buyer, who is employed by the Employer, from
being eligible to apply for and purchase a non-designated priority unit if Employer has
allocated all, ONE (1), of its Priority Purchase Rights to ONE (1) Employee Homebuyers.
a. Priority Policies & Procedures. L3 SPE shall include the following terms and
conditions, or substantively similar terms, in the initial draft and all future updates
unless otherwise agreed to by the Parties:
i. L3 SPE will sell a set number of units to each AMI threshold (similar to the
thresholds used in the attached Exhibit A). There will be no difference in the
sale price between the 80%, 100%, or 120% AMI units, however, a higher
price applies for 150% AMI and RO units. For example, a unit that is initially
sold to an 80% AMI buyer could subsequently be sold to a 120% AMI buyer
so long as the AMI percentage threshold is preserved.
ii. If an Employee Homebuyer purchases an L3 Unit and ceases to be employed
by the Employer, upon written request by the Employer to L3 SPE’s
Homebuyer Selection Committee, the Homebuyer Selection Committee shall
shift the Employer’s Priority Right associated with that unit to another non-
priority designated unit or to the Priority Pool.
iii. Nothing herein shall prevent a Qualified Buyer, who is employed by the
Employer, from being eligible to apply for and purchase a non-designated
priority unit if Employer has allocated all, ONE (1), of its Priority Purchase
Rights to ONE (1) Employee Homebuyer.
iv. The Priority Pool is a working list used to prioritize Priority Purchase Rights
in the event there are no non-priority designated units available at any given
time or in the event an employer elects to pass on a unit designated to that
employer. For example, in the event an employee homebuyer wants to sell
their unit, but the employer does not have a replacement Qualified Buyer, the
employer’s Priority Purchase Right associated with that unit would be added
to the Priority Pool list and applied to a different unit; the application would
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be subject to availability of L3 Units at that time and subject to any other
employer(s) already on the list waiting for a redesignation of a Priority
Purchase Right.
7. Declaration and Master Deed Restriction Agreement. L3 SPE shall prepare and record the
Master Deed Restriction Agreement in a form substantially similar to the declaration for the
Wapiti Commons recorded at Reception No. [993043] in the Clerk and Records County
public records. See Attached Exhibit C. All terms and conditions of the Master Deed
Restriction Agreement and any declaration of covenants recorded against the L3 Project (as
amended from time to time) shall apply to and remain in force for any and all L3 Units,
including any L3 Units owned by an Employee Homebuyer.
8. Resale of L3 Units and Transfers of Priority Purchase Rights. L3 SPE shall manage the
process for the sale of any L3 Unit owned by an Employee Homeowner, or new resale of
another home to be allocated to Employer for purchase by an Employee Homebuyer through
the qualification and selection process provided for herein and as provided in the Priority
Policies & Procedures.
9. Default of L3 Project Documentation; Cessation of Employment.
a. Employer hereby acknowledges that if at any time a Employee Homebuyer is in
default of the terms and conditions of this MOU, the Master Deed Restriction
Agreement, and/or any recorded declaration or other document applicable to the L3
Project, L3 SPE may exercise its rights under the Master Deed Restriction
Agreement’s “Right of First Refusal” and purchase such L3 Unit. L3 SPE shall
follow the Priority Policies & Procedures to select another qualified purchaser, shall
notify Employer, and give priority to Employer’s applicants if Employer has a
Priority Purchase Right applicable to such available L3 Unit.
b. If any Employee Homeowner ceases to be employed by Employer for any reason,
and therefore that L3 Unit owner is no longer an Employee Homeowner (as defined
herein), Employer shall notify L3 SPE as soon as possible. Such L3 Unit owner may
continue to occupy the L3 Unit as long as such homeowner complies with the Master
Deed Restriction Agreement and all documents of record. Subject to the Priority
Policies & Procedures, L3 SPE shall transfer Employer’s Priority Purchase Right for
such L3 Unit either (a) to another non-priority designated unit or (b) to the next L3
Unit to be offered for sale in the Priority Pool, which unit is not otherwise subject to
an existing and superior Priority Purchase Right owned by a third party, including,
without limitation, any existing and superior Priority Pool rights.
10. Transfer of Priority Purchase Right. Employer may not assign, transfer, sell, or otherwise
convey (“Transfer”) any Priority Purchase Right to any third party, including any other
qualifying Roaring Fork Valley employer, without L3 SPE’s prior written consent, which
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shall not be unreasonably withheld, conditioned or delayed, and, notwithstanding any
language herein to the contrary, Employer may not Transfer a Priority Purchase Right for
any amount other than the Purchase Right Payment of $150,000 per L3 Unit Priority
Purchase Right.
11. Conflict. In the event of any conflict between the provisions of this MOU and the Master
Deed Restriction Agreement, the Master Deed Restriction Agreement shall control.
12. Notices. All notices, instructions and other communications given hereunder or in
connection herewith shall be in writing. Any such notice, instruction or communication
shall be sent either (i) by registered or certified mail, return receipt requested, postage
prepaid, (ii) by electronic mail with confirmation, or (iii) via a reputable nationwide
overnight courier service, in each case to the address set forth below. Any such notice,
instruction or communication shall be deemed to have been delivered three (3) business
days after it is sent by registered or certified mail, return receipt requested, postage prepaid,
or one business day after it is sent via a reputable nationwide overnight courier service.
If to L3 SPE: HFHRFV L3 SPE, LLC
c/o Habitat for Humanity of the Roaring Fork Valley, Inc.
53 Calaway Court
Glenwood Springs, CO 81601
Attn: Gail Schwartz, President
Phone: (970) 309-1411
E-mail: gails@habitatroaringfork.org
With a copy to: Fennemore Craig, PC
3615 Delgany Street, Suite 1100
Denver, CO 80216
Attn: Arthur Griffin
Phone: (303) 813-3824
E-mail: agriffin@fennemorelaw.com
If to Employer: City of Aspen
Attn: City Manager’s Office
427 Rio Grande Pl
Aspen, CO 81611
Phone: 970-920-5000
Any Party may give any notice, instruction or communication in connection with this MOU
using any other means (including personal delivery or ordinary mail), but no such notice,
instruction or communication shall be deemed to have been delivered unless and until it is
actually received by the Party to whom it was sent. Any Party may change the address to
which notices, instructions or communications are to be delivered by giving the other Parties
to this MOU notice thereof in the manner set forth in this Section.
13. This MOU will remain in effect unless terminated by the mutual written Agreement of the
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Parties and may be terminated only by mutual written agreement by the Parties.
The parties hereby execute this Memorandum of Understanding on the date written above.
L3 SPE:
HFHRFV L3 SPE, LLC,
a Colorado limited liability company
By: Habitat for Humanity of the Roaring Fork Valley, Inc.,
a Colorado nonprofit limited liability company,
its Manager
By:
Name: Gail Schwartz
Title: President
EMPLOYER:
City of Aspen, Colorado
By:__________________________________
Name: Pete Strecker
Title: Interim City Maanger
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EXHIBIT A
Sample Purchase Prices by % AMI
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EXHIBIT B
FORM OF MEMORANDUM OF PRIORITY PURCHASE RIGHT
MEMORANDUM OF PRIORITY PURCHASE RIGHT
THIS MEMORANDUM OF PRIORITY PURCHASE RIGHT (“Memorandum”) is entered
into on ____________________, 20__ by and between HRHRFV L3 SPE, LLC, a Colorado limited
liability company (“Grantor”), and XXX (“Grantee”). Hereinafter, Grantor and Grantee may be
referred to individually as a “Party,” or jointly as the “Parties.”
RECITALS
A. Grantor purchased that certain multifamily residential development commonly
known as L3 Apartments located at 253 Wulfsohn Road, Glenwood Springs, Colorado, as more
particularly described in Exhibit “A” attached hereto (the “Property”), for purposes of conversion
to condominiums to be sold to qualified applicants that are full time employees of Roaring Fork
Valley employers with combined household gross income at or below 80%, 100%, 120% or 150%
Area Median Income (AMI) (based on the residential unit being purchased) for XXX County,
Colorado (the “County”), with preference to employment in the geographic area of XXX, XXX, and
XXX Counties, State of Colorado (collectively, the “Preferred Geographic Area”), and otherwise
qualifies as Qualified Buyers (as such term is defined in that certain Declaration of Master Deed
Restriction for the Occupancy and Resale of Units (“Master Deed Restriction Agreement”),
recorded against the Property in the real property records of the County.
B. In conjunction with Grantor’s conversion of the Property to condominiums, Grantor
created a program pursuant to which employers in the Preferred Geographic Area could purchase
one or more priority rights for its Qualified Buyers to purchase residential units at the Property (such
rights individually and collectively referred to herein as, “Priority Purchase Rights”, as such term
is defined in the MOU (defined hereinafter)).
C. Grantor and Grantee are parties to that certain Memorandum of Understanding dated
_________, 20__ (“MOU”), pursuant to which Grantee purchased one or more Priority Purchase
Rights for its employees, qualified as Qualified Buyers pursuant to the terms thereof and in the
Master Deed Restriction Agreement, to purchase of one or more residential units at the Property
(each a “Unit” and collectively, the “Units”).
C. The Parties desire to enter into and record this Memorandum in the real property
records of the County to put third-parties on notice of Grantee’s Priority Purchase Rights purchased
pursuant to the MOU.
OPERATIVE PROVISIONS
NOW, THEREFORE, in consideration of the foregoing Recitals, which Recitals are
incorporated herein by this reference, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, and for the mutual covenants contained herein, the
Parties hereto agree as follows:
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1. Grantee’s Priority Purchase Rights. Pursuant to the MOU, Grantee purchased [ONE
(1)] Priority Purchase Rights for its employees, qualified as Qualified Buyers, to purchase and
occupy Units of the Property, subject to the provisions of such agreements.
2. Designation and Record of Priority Purchase Rights. This Memorandum shall be
recorded against the Property but not against any specific Unit or Units. The specific application of
Grantee’s Priority Purchase Rights and all other Priority Purchase Rights purchased by other
employers as it relates to any specific Units shall be maintained in the internal records of the
Property’s homeowners association or by Grantor’s managing entity.
3. Recitals; Defined Terms. The above recitals are incorporated herein in their entirety.
Unless otherwise defined herein, capitalized terms have the same meanings attributed to them in the
MOU.
3. Memorandum. This Memorandum is intended solely for notice and recording
purposes only and does not modify, amend, supersede, diminish, supplement or change the terms of
the MOU, the Master Deed Restriction Agreement, or any other agreement by and between Grantor
and Grantee.
4. Counterparts. This Memorandum may be executed in counterparts, each of which
shall be deemed an original, but all of which together shall be deemed to be one and the same
agreement.
[Signatures Follow on Next Two Pages]
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IN WITNESS WHEREOF, the Parties have executed this Memorandum as of the date(s) set forth
below.
“GRANTOR”
HFHRFV L3 SPE, LLC,
a Colorado limited liability company
By: Habitat for Humanity of the Roaring
Fork Valley, Inc.,
a Colorado nonprofit limited liability
company,
its Manager
By:
Name: Gail Schwartz
Title: President
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF )
)
COUNTY OF )
On __________________, 20__ before me, _________________________________,
personally appeared ___________________________________________________________,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY of PERJURY under the laws of the State of Colorado that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature: ___________________________________ (Seal)
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Signature Page to Memorandum of Priority Purchase Rights
50066249.1/603080.0002
“GRANTEE”
XXX
By: ____________________________
Name: XXX
Title: Board President
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
STATE OF )
)
COUNTY OF )
On __________________, 20__ before me, _________________________________,
personally appeared ___________________________________________________________,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY of PERJURY under the laws of the State of Colorado that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature: ___________________________________ (Seal)
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EXHIBIT “A”
LEGAL DESCRIPTION OF THE PROPERTY
[to be added prior to executing and recording]
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Agreement Professional Services Page 0Updated 8/2025
Golf Clubhouse & Campus Master Plan
CITY OF ASPEN STANDARD FORM OF AGREEMENT
PROFESSIONAL SERVICES
City of Aspen Contract No.: 2025-181
AGREEMENT made the 2nd day of September, 2025.
BETWEEN the City:Contract Amount:The City of Aspen
427 Rio Grande PlaceAspen, Colorado 81611Phone: (970) 920-5079
And the Professional:
DTJ DESIGN, Inc.3101 Iris Ave, Ste. 130Boulder, CO 80301US303-443-7533dpoppleton@dtjdesign.com
For the Following Project:
Exhibits appended and made a part of this Agreement:
The City and Professional agree as set forth below.
If this Agreement requires the City to payan amount of money in excess of$100,000.00 it shall not be deemed validuntil it has been approved by the CityCouncil of the City of Aspen.
City Council Approval:
Date:
Resolution No.:
Exhibit A: Scope of Work.Exhibit B: Fee Schedule.
Total: shall not exceed$122,000.00
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1. ScopeofWork. ProfessionalshallperforminacompetentandprofessionalmannertheScopeof Work as set forth at Exhibit A attached hereto and by this reference incorporated herein.
2. Completion. ProfessionalshallcommenceWorkimmediatelyuponreceiptofawrittenNoticeto Proceed from the City and complete all phases of the Scope of Work as expeditiously as isconsistent with professional skill and care and the orderly progress of the Work in a timely manner.The parties anticipate that all Work pursuant to this Agreement shall be completed no later thanDecember 5, 2025. Upon request of the City, Professional shall submit, for the City's approval, aschedule for the performance of Professional's services which shall be adjusted as required as theprojectproceeds,andwhichshallincludeallowancesforperiodsoftimerequiredbytheCity'sprojectengineer for review and approval of submissions and for approvals of authorities having jurisdictionover the project. This schedule, when approved by the City, shall not, except for reasonable cause, beexceeded by the Professional.
3. Payment. Inconsiderationoftheworkperformed,CityshallpayProfessionalonatimeandexpense basis for all work performed. The hourly rates for work performed by Professional shall notexceedthosehourlyratessetforthatExhibitBappendedhereto.Exceptasotherwisemutuallyagreedto by the parties the payments made to Professional shall not initially exceed the amount set forthabove. Professional shall submit, in timely fashion, invoices for work performed. The City shallreviewsuchinvoicesand,iftheyareconsideredincorrectoruntimely,theCityshallreviewthematterwith Professional within ten days from receipt of the Professional's bill.
4. Non-Assignability. Both parties recognize that this Agreement is one for personal servicesand cannot be transferred, assigned, or sublet by either party without prior written consent of theother. Sub-Contracting, if authorized, shall not relieve the Professional of any of the responsibilitiesor obligations under this Agreement. Professional shall be and remain solely responsible to the Cityfor the acts, errors, omissions or neglect of any subcontractors’ officers, agents and employees, eachofwhomshall,forthispurposebedeemedtobeanagentoremployeeoftheProfessionaltotheextentof the subcontract. The City shall not be obligated to pay or be liable for payment of any sums duewhich may be due to any sub-contractor.
5. Termination of Procurement. The sale contemplated by this Agreement may be canceledby the City prior to acceptance by the City whenever for any reason and in its sole discretion theCity shall determine that such cancellation is in its best interests and convenience.
6. Termination of Professional Services. The Professional or the City may terminate theProfessional Services component of this Agreement, without specifying the reason therefor, bygivingnotice,inwriting,addressedtotheotherparty,specifyingtheeffectivedateofthetermination.No fees shall be earned after the effective date of the termination. Upon any termination, all finishedor unfinished documents, data, studies, surveys, drawings, maps, models, photographs, reports orother material prepared by the Professional pursuant to this Agreement shall become the property ofthe City. Notwithstanding the above, Professional shall not be relieved of any liability to the City fordamages sustained by the City by virtue of any breach of this Agreement by the Professional, andthe City may withhold any payments to the Professional for the purposes of set-off until such timeas the exact amount of damages due the City from the Professional may be determined.
7. Independent Contractor Status. It is expressly acknowledged and understood by the partiesthatnothingcontainedinthisagreementshallresultinorbeconstruedasestablishinganemployment
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relationship. Professional shall be, and shall perform as, an independent Contractor who agrees touse his or her best efforts to provide the said services on behalf of the City. No agent, employee, orservant of Professional shall be, or shall be deemed to be, the employee, agent or servant of the City.City is interested only in the results obtained under this contract. The manner and means ofconductingtheworkareunderthesolecontrolofProfessional. NoneofthebenefitsprovidedbyCityto its employees including, but not limited to, workers' compensation insurance and unemploymentinsurance, are available from City to the employees, agents or servants of Professional. ProfessionalshallbesolelyandentirelyresponsibleforitsactsandfortheactsofProfessional'sagents,employees,servants and subcontractors during the performance of this contract. Professional shall indemnifyCity against all liability and loss in connection with and shall assume full responsibility for paymentof all federal, state and local taxes or contributions imposed or required under unemploymentinsurance, social security and income tax law, with respect to Professional and/or Professional'semployees engaged in the performance of the services agreed to herein.
8. Indemnification. Professional agrees to indemnify and hold harmless the City, its officers,employees, insurers, and self-insurance pool, from and against all liability, claims, and demands, onaccount of injury, loss, or damage, including without limitation claims arising from bodily injury,personal injury, sickness, disease, death, property loss or damage, or any other loss of any kindwhatsoever, which arise out of or are in any manner connected with this contract, to the extent andforanamountrepresentedbythedegreeorpercentagesuchinjury,loss,ordamageiscausedinwholeor in part by, the wrongful act, omission, error, professional error, mistake, negligence, or other faultof the Professional, any subcontractor of the Professional, or any officer, employee, representative,or agent of the Professional or of any subcontractor of the Professional, or which arises out of anyworkmen's compensation claim of any employee of the Professional or of any employee of anysubcontractor of the Professional. The Professional agrees to investigate, handle, respond to, and toprovide defense for and defend against, any such liability, claims or demands at the sole expense ofthe Professional, in connection with, any such liability, claims, or demands. If it is determined by thefinal judgment of a court of competent jurisdiction that such injury, loss, or damage was caused inwhole or in part by the act, omission, or other fault of the City, its officers, or its employees, the Cityshall reimburse the Professional for the portion of the judgment attributable to such act, omission, orother fault of the City, its officers, or employees.
9. Professional's Insurance.
(a) Professional agrees to procure and maintain, at its own expense, a policy or policiesof insurance sufficient to insure against all liability, claims, demands, and other obligationsassumed by the Professional pursuant to Section 8 above. Such insurance shall be in additionto any other insurance requirements imposed by this contract or by law. The Professionalshall not be relieved of any liability, claims, demands, or other obligations assumed pursuantto Section 8 above by reason of its failure to procure or maintain insurance, or by reason ofits failure to procure or maintain insurance in sufficient amounts, duration, or types.
(b) Professional shall procure and maintain, and shall cause any subcontractor of theProfessional to procure and maintain, the minimum insurance coverages listed below. Suchcoverages shall be procured and maintained with forms and insurance acceptable to the City.All coverages shall be continuously maintained to cover all liability, claims, demands, andother obligations assumed by the Professional pursuant to Section 8 above. In the case of any
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claims-made policy, the necessary retroactive dates and extended reporting periods shall beprocured to maintain such continuous coverage.
(i)Worker'sCompensation insurancetocoverobligationsimposedbyapplicablelaws for any employee engaged in the performance of work under this contract, andEmployers' Liability insurance with minimum limits of ONE MILLION DOLLARS($1,000,000.00) for each accident, ONE MILLION DOLLARS ($1,000,000.00)disease-policylimit,andONEMILLIONDOLLARS($1,000,000.00)disease-eachemployee. Evidence of qualified self-insured status may be substituted for theWorker's Compensation requirements of this paragraph.
(ii)Commercial General Liability insurance with minimum combined singlelimits of TWO MILLION DOLLARS ($2,000,000.00) each occurrence and THREEMILLION DOLLARS ($3,000,000.00) aggregate. The policy shall be applicable toallpremisesandoperations.Thepolicyshallincludecoverageforbodilyinjury,broadform property damage (including completed operations), personal injury (includingcoverage for contractual and employee acts), blanket contractual, independentcontractors, products, and completed operations. The policy shall include coveragefor explosion, collapse, and underground hazards. The policy shall contain aseverability of interests provision.
(iii)Comprehensive Automobile Liability insurance with minimum combinedsingle limits for bodily injury and property damage of not less than ONE MILLIONDOLLARS ($1,000,000.00) each occurrence and ONE MILLION DOLLARS($1,000,000.00)aggregate with respect to each Professional's owned, hired and non-owned vehicles assigned to or used in performance of the Scope of Work. The policyshall contain a severability of interests provision. If the Professional has no ownedautomobiles, the requirements of this Section shall be met by each employee of theProfessional providing services to the City under this contract.
(iv)Professional Liability insurance with the minimum limits of ONE MILLIONDOLLARS ($1,000,000) each claim and TWO MILLION DOLLARS ($2,000,000)aggregate.
(c) The policy or policies required above shall be endorsed to include the City and the City'sofficers and employees as additional insureds. Every policy required above shall be primaryinsurance, and any insurance carried by the City, its officers or employees, or carried by orprovided through any insurance pool of the City, shall be excess and not contributoryinsurance to that provided by Professional. No additional insured endorsement to the policyrequired above shall contain any exclusion for bodily injury or property damage arising fromcompleted operations. The Professional shall be solely responsible for any deductible lossesunder any policy required above.
(d) The certificate of insurance provided to the City shall be completed by the Professional'sinsurance agent as evidence that policies providing the required coverages, conditions, andminimum limits are in full force and effect, and shall be reviewed and approved by the Cityprior to commencement of the contract. No other form of certificate shall be used. Thecertificate shall identify this contract and shall provide that the coverages afforded under the
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policies shall not be canceled, terminated or materially changed until at least thirty (30) daysprior written notice has been given to the City.
(e) Failure on the part of the Professional to procure or maintain policies providing therequired coverages, conditions, and minimum limits shall constitute a material breach ofcontract upon which City may immediately terminate this contract, or at its discretion Citymay procure or renew any such policy or any extended reporting period thereto and may payany and all premiums in connection therewith, and all monies so paid by City shall be repaidby Professional to City upon demand, or City may offset the cost of the premiums againstmonies due to Professional from City.
(f) City reserves the right to request and receive a certified copy of any policy and anyendorsement thereto.
(g) The parties hereto understand and agree that City is relying on, and does not waive orintend to waive by any provision of this contract, the monetary limitations (presently$350,000.00 per person and $990,000 per occurrence) or any other rights, immunities, andprotections provided by the Colorado Governmental Immunity Act, Section 24-10-101 etseq., C.R.S., as from time to time amended, or otherwise available to City, its officers, or itsemployees.
10. City's Insurance. The parties hereto understand that the City is a member of the ColoradoIntergovernmental Risk Sharing Agency (CIRSA) and as such participates in the CIRSAProperty/Casualty Pool. Copies of the CIRSA policies and manual are kept at the City of Aspen RiskManagement Department and are available to Professional for inspection during normal businesshours. City makes no representations whatsoever with respect to specific coverages offered byCIRSA. City shall provide Professional reasonable notice of any changes in its membership orparticipation in CIRSA.
11. Completeness of Agreement. It is expressly agreed that this agreement contains the entireundertaking of the parties relevant to the subject matter thereof and there are no verbal or writtenrepresentations, agreements, warranties or promises pertaining to the project matter thereof notexpressly incorporated in this writing.
12. Notice. Anywrittennoticesascalledforhereinmaybehanddeliveredormailedbycertifiedmail return receipt requested to the respective persons and/or addresses listed above.
13. Non-Discrimination. No discrimination because of race, color, creed, sex, marital status,affectional or sexual orientation, family responsibility, national origin, ancestry, handicap, or religionshall be made in the employment of persons to perform services under this contract. Professionalagrees to meet all of the requirements of City's municipal code, Section 15.04.570, pertaining to non-discrimination in employment.
Any business that enters into a contract for goods or services with the City of Aspen or any of itsboards, agencies, or departments shall:(a) Implement an employment nondiscrimination policy prohibiting discrimination inhiring, discharging, promoting or demoting, matters of compensation, or any otheremployment-related decision or benefit on account of actual or perceived race,
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color, religion, national origin, gender, physical or mental disability, age, militarystatus, sexual orientation, gender identity, gender expression, or marital orfamilial status.(b) Not discriminate in the performance of the contract on account of actual orperceived race, color, religion, national origin, gender, physical or mentaldisability, age, military status, sexual orientation, gender identity, genderexpression, or marital or familial status.(c) Incorporate the foregoing provisions in all subcontracts hereunder.
14. Waiver. The waiver by the City of any term, covenant, or condition hereof shall not operateas a waiver of any subsequent breach of the same or any other term. No term, covenant, or conditionof this Agreement can be waived except by the written consent of the City, and forbearance orindulgence by the City in any regard whatsoever shall not constitute a waiver of any term, covenant,or condition to be performed by Professional to which the same may apply and, until completeperformance by Professional of said term, covenant or condition, the City shall be entitled to invokeanyremedyavailabletoitunderthisAgreementorbylawdespiteanysuchforbearanceorindulgence.
15. Execution of Agreement by City. This Agreement shall be binding upon all parties heretoand their respective heirs, executors, administrators, successors, and assigns. Notwithstandinganything to the contrary contained herein, this Agreement shall not be binding upon the City unlessduly executed by the City Manager of the City of Aspen (or a duly authorized official in the CityManager’s absence) and if above $100,000, following a Motion or Resolution of the Council of theCity of Aspen authorizing the City Manager (or other duly authorized official in the City Manager’sabsence) to execute the same.
16. Warranties Against Contingent Fees, Gratuities, Kickbacks and Conflicts of Interest.
(a) Professional warrants that no person or selling agency has been employed or retainedto solicit or secure this Contract upon an agreement or understanding for a commission,percentage, brokerage, or contingent fee, excepting bona fide employees or bona fideestablished commercial or selling agencies maintained by the Professional for the purposeof securing business.
(b) Professional agrees not to give any employee of the City a gratuity or any offer ofemployment in connection with any decision, approval, disapproval, recommendation,preparation of any part of a program requirement or a purchase request, influencing thecontent of any specification or procurement standard, rendering advice, investigation,auditing, or in any other advisory capacity in any proceeding or application, request forruling, determination, claim or controversy, or other particular matter, pertaining to thisAgreement, or to any solicitation or proposal therefore.
(c) Professional represents that no official, officer, employee or representative of theCityduringthetermofthisAgreementhasorone(1)yearthereaftershallhaveanyinterest,direct or indirect, in this Agreement or the proceeds thereof, except those that may havebeen disclosed at the time City Council approved the execution of this Agreement.
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(d) In addition to other remedies it may have for breach of the prohibitions againstcontingent fees, gratuities, kickbacks and conflict of interest, the City shall have the rightto:
1. Cancel this Purchase Agreement without any liability by the City;2. Debar or suspend the offending parties from being a Professional, contractor orsubcontractor under City contracts;3. Deduct from the contract price or consideration, or otherwise recover, the value ofanything transferred or received by the Professional; and4. Recover such value from the offending parties.
17. Fund Availability. Financial obligations of the City payable after the current fiscal yearare contingent upon funds for that purpose being appropriated, budgeted and otherwise madeavailable. If this Agreement contemplates the City utilizing state or federal funds to meet itsobligations herein, this Agreement shall be contingent upon the availability of those funds forpayment pursuant to the terms of this Agreement.
18. General Terms.
(a) It is agreed that neither this Agreement nor any of its terms, provisions, conditions,representations or covenants can be modified, changed, terminated or amended, waived,supersededorextendedexceptbyappropriatewritteninstrumentfullyexecutedbytheparties.
(b) If any of the provisions of this Agreement shall be held invalid, illegal orunenforceable it shall not affect or impair the validity, legality or enforceability of any otherprovision.
(c) The parties acknowledge and understand that there are no conditions or limitations tothis understanding except those as contained herein at the time of the execution hereof andthat after execution no alteration, change or modification shall be made except upon a writingsigned by the parties.
(d) This Agreement shall be governed by the laws of the State of Colorado as from timetotimeineffect. VenueisagreedtobeexclusivelyinthecourtsofPitkinCounty,Colorado.
19. Electronic Signatures and Electronic Records. This Agreement and any amendmentshereto may be executed in several counterparts, each of which shall be deemed an original, andall of which together shall constitute one agreement binding on the Parties, notwithstanding thepossible event that all Parties may not have signed the same counterpart. Furthermore, each Partyconsents to the use of electronic signatures by either Party. The Scope of Work, and any otherdocuments requiring a signature hereunder, may be signed electronically in the manner agreed toby the Parties. The Parties agree not to deny the legal effect or enforceability of the Agreementsolely because it is in electronic form or because an electronic record was used in its formation.The Parties agree not to object to the admissibility of the Agreement in the form of an electronicrecord, or a paper copy of an electronic documents, or a paper copy of a document bearing anelectronic signature, on the grounds that it is an electronic record or electronic signature or that itis not in its original form or is not an original.
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20. Successors and Assigns. This Agreement and all of the covenants hereof shall inure tothe benefit of and be binding upon the City and the Professional respectively and their agents,representatives, employee, successors, assigns and legal representatives. Neither the City nor theProfessional shall have the right to assign, transfer or sublet its interest or obligations hereunderwithout the written consent of the other party.
21. Third Parties. This Agreement does not and shall not be deemed or construed to conferupon or grant to any third party or parties, except to parties to whom Professional or City mayassign this Agreement in accordance with the specific written permission, any right to claimdamages or to bring any suit, action or other proceeding against either the City or Professionalbecause of any breach hereof or because of any of the terms, covenants, agreements or conditionsherein contained.
22. Attorney’s Fees. In the event that legal action is necessary to enforce any of theprovisions of this Agreement, the prevailing party shall be entitled to its costs and reasonableattorney’s fees.
23. Waiver of Presumption. This Agreement was negotiated and reviewed through themutual efforts of the parties hereto and the parties agree that no construction shall be made orpresumption shall arise for or against either party based on any alleged unequal status of the partiesin the negotiation, review or drafting of the Agreement.
24. Certification Regarding Debarment, Suspension, Ineligibility, and Voluntary Exclusion.Professional certifies, by acceptance of this Agreement, that neither it nor its principals is presentlydebarred, suspended, proposed for debarment, declared ineligible or voluntarily excluded fromparticipation in any transaction with a Federal or State department or agency. It further certifiesthat prior to submitting its Bid that it did include this clause without modification in all lower tiertransactions, solicitations, proposals, contracts and subcontracts. In the event that Professional orany lower tier participant was unable to certify to the statement, an explanation was attached tothe Bid and was determined by the City to be satisfactory to the City.
25. Integration and Modification. This written Agreement along with all Contract Documentsshall constitute the contract between the parties and supersedes or incorporates any prior writtenand oral agreements of the parties. In addition, Professional understands that no City official oremployee, other than the Mayor and City Council acting as a body at a council meeting, hasauthority to enter into an Agreement or to modify the terms of the Agreement on behalf of the City.Any such Agreement or modification to this Agreement must be in writing and be executed by theparties hereto.
26. The Professional in performing the Services hereunder must comply with all applicableprovisions of Colorado laws for persons with disability, including the provisions of §§24-85-101,et seq., C.R.S., and the Rules Establishing Technology Accessibility Standards, as established bythe Office Of Information Technology pursuant to Section §24-85- 103(2.5) and found at 8 CCR1501-11. Services rendered hereunder that use information and communication technology, as theterm is defined in Colorado law, including but not limited to websites, applications, software,videos, and electronic documents must also comply with the latest version of Level AA of the WebContent Accessibility Guidelines (WCAG), currently version 2.1. To confirm that the informationand communication technology used, created, developed, or procured in connection with the
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Services hereunder meets these standards, Professional may be required to demonstratecompliance. The Professional shall indemnify the CITY pursuant to the Indemnification sectionabove in relation to the Professional’s failure to comply with §§24-85-101, et seq., C.R.S., or theTechnology Accessibility Standards for Individuals with a Disability as established by the Officeof Information Technology pursuant to Section §24-85-103(2.5).
27. Additional Provisions. In addition to those provisions set forth herein and in the ContractDocuments, the parties hereto agree as follows:
[ ] No additional provisions are adopted.
[X] See Exhibit A and B below.
28. Authorized Representative. The undersigned representative of Professional, as aninducement to the City to execute this Agreement, represents that he/she is an authorizedrepresentative of Professional for the purposes of executing this Agreement and that he/she hasfull and complete authority to enter into this Agreement for the terms and conditions specifiedherein.
29. Order of Precedence of Contract Documents. The terms and conditions set forth in theCity of Aspen Standard Form of Agreement establish the rights, obligations, and remedies of theparties. No additional or different terms or conditions, whether contained in bid packets,documents, order forms, or any other document or communication pertaining to the agreementwill be binding upon the City of Aspen unless accepted in writing by an authorized representativeof the City. In the case of conflicts or inconsistencies between the City of Aspen Standard Formof Agreement and any other document attached thereto which cannot be resolved by giving effectto both provisions, the City of Aspen Standard Form of Agreement shall control.
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IN WITNESS WHEREOF, the parties hereto have executed, or caused to be executed by their dulyauthorized officials, this Agreement of which shall be deemed an original on the date first writtenabove.
CITY OF ASPEN, COLORADO: PROFESSIONAL:
_____________________________ _______________________________[Signature] [Signature]
By: __________________________ By: ____________________________
Title: _________________________ Title: ___________________________
Date: _________________________ Date: ___________________________
Approved as to form:
_______________________________City Attorney’s Office
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Chris Moore
9/17/2025 | 10:25:53 AM CDT
Vice President
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EXHIBIT A: SCOPE OF WORK
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EXHIBIT B: FEE SCHEDULE
Shall not exceed $122,000.00 by 12/01/2025
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