HomeMy WebLinkAboutcoa.lu.sp.Aspen Meadows Lots7-10
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RONALD GARfiELD'
ANDREW V. HECHT"
MICHAEL J. HERRON'"
DAVID L. LENYO
MATTHEW C. FERGUSON'
KRIST! S. FERRARO''''
GAJRf[JElD & HJECHT, ]p. Co
ATTORNEYS AT LAW
601 EAST HYMAN AVENUE
ASPEN. COLORADO 816Il
TELEPHONE
(970) 925-1936
TELECOPIER
(970) 925-3008
E-mail: atty@garfieldhecht.com
HAND DELIVERED
John P. Worcester, Esq.
City of Aspen, City Attorney
1 30 South Galena St.
Aspen, CO 81611
RECEIVED
SEP 1 4 1998
110 MIDLAND AVENUE
SUITE 201
BASALT. COLORADO 81621
TELEPHONE
(970) 927-1936
TELECOPIER
(970) 927-1783
* also admitted to
New York Bar
**alsoadmitted to
DislrictofColumbiaBar
*"''"also admitled to
Florida Bar
+u*also admitted to
Pennsylvania Bar
September 14, 1998
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COMMUNITY DEVELOPMENT
Re: Lots 7, 8, 9 and 10, Aspen Meadows Subdivision
Dear John:
In connection with the above-referenced property, enclosed you will find the
following:
A. The Aspen Meadows SPA Agreement recorded in Book 667 at Page
731. Please note that only pages 31 through 42 affect the above Property.
B. Ordinance No. 14, Series of 1991.
C. Ordinance No. 22, Series of 1994.
D. Declaration of Covenants with architectural guidelines attached.
A copy of this letter and the enclosures are simultaneously being delivered to
Stan Clausen, the City Planning Director.
The purpose of this letter is sent to confirm that the enclosed Covenants satisfy
the requirements of the provision of the SPA contained on page 30 being Subsection
G of Section 2. I did not find any reference to Covenants in Ordinance 14 or
Ordinance 22.
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GARfIELD & IfIWn, IP.C.
John P. Worcester, Esq.
September 14, 1998
Page 2
My client's due diligence review period expires on the 23rd and it would be
greatly appreciated if you could sign the enclosed copy of this letter prior to that date
which will indicate that the Covenants meet the requirements of all applicable
Ordinances and the SPA.
I thank you for your consideration.
Should you have any questions, please feel free to contact me.
Very truly yours,
Michael J. Herron
The undersigned on behalf of the City of Aspen acknowledges that the enclosed
Covenants satisfy the requirements of the Ordinances and the SPA.
John P. Worcester, City Attorney
Enclosures
MJH/ns
cc: Mr. Stan Clausen (via hand delivery w/encls.)
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DECLARATION OF COVENANTS1 CONDITIONS AND RESTRICTIONS
CREATING DESIGN REVIEW BOARD FOR
COUNTRY MEADOWS LOTS
This DECLARATION OF COVENANTS1 CONDITIONS AND
RESTRICTIONS CREATING DESIGN REVIEW BOARD FOR COUNTRY
MEADOWS LOTS ("Agreement") is made this day of October, 1998, by
MEDICINE BOW EQUITY VENTURE, LLC, a Colorado Limited Liability Company
(the "Declarant"), with reference to the following:
WITNESSETH
Declarant is the owner of the real property known as Lots 7, 8, 9 and 10
(collectively, the "Lots"), The Aspen Meadows Subdivision according to the First
Amended Plat thereof (the "Subdivision Plat") recorded in Plat Book 28 at Page 5 of
the Pitkin County, Colorado Real Property Records (the "Records"). The Lots form
a portion of The Aspen Meadows Subdivision, which was approved for a variety of
land use activities by the City of Aspen through its adoption of Ordinance No.1 4
Series of 1991 ("Ordinance 14") recorded in Book 762 at Page 8 1 1, et seq. of the
Records. In addition, the Lots are restricted by the terms of the "Aspen Meadows
SPA Agreement" recorded in Book 667 at Page 731 and the amendment thereto
recorded in Book 793 at Page 755 ("Development Plan"). Declarant intends by the
publication of these conditions, covenants and restrictions to impose upon the Lots
mutually beneficial restrictions create and to a design review board for the Lots in
conformity with the Subdivision Plat, Ordinance 1 4 and the Development Plan.
NOW THEREFORE, Declarant hereby declares that the Lots, and each of them,
shall be held, sold and conveyed subject to the following conditions, covenants and
restrictions, which are for the purpose of protecting the values and desirability of and
which shall run with the Lots, and each of them, binding on an parties having any right,
title or interest in any ofthe Lots or any part thereof, their heirs, successors, successors
in title and assigns, and shall inure to the benefit of each Lot, and each owner thereof,
to wit:
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ARTICLE I
THE COUNTRY MEADOWS UNINCORPORATED ASSOCIATION
1. Unincoroorated Association. The Members who shall be the owners from
time to time of the Lots (which includes Declarant for as long as it owns any of the
Lots) shall constitute an unincorporated association for the sole purpose of operating
and maintaining a Design Review Board ("D.R.B. ") in accordance with the provisions
of this Agreement and enforcing the provisions of this Agreement.
2. Membershio. Every person or entity (including Declarant) who is the
record owner of a fee or undivided fee interest in any Lot shall be deemed a Member.
Membership shall be automatic upon the recording of any document transferring a
legal or equitable interest in a Lot and shall be appurtenant to and may not be
separated from such ownership. The foregoing is not intended to include persons who
hold an interest in a Lot merely as security for the performance of any obligation, and
the giving of a security interest shall not terminate the owner's membership. The
D.R.B. shall function through the Members. No owner, whether one or more persons,
shall have more than one membership per Lot owned. In the event of multiple owners
of a Lot, the owners thereof shall agree among themselves on which of them is (a) to
sit on the D.R.B and (b) to cast the right to vote appurtenant to that Lot. The rights
and privileges of membership in the D.R.B. including the right to vote, may be
exercised by either a Member or the Member's spouse but, in no event shall more than
one vote be cast for each Lot. The Declarant shall be entitled to one vote for each Lot
that it owns. In addition, a Member can designate an architectural representative to
serve on the D.R.B.
3. Puroose. The D.R.B. shall through the Members insure that the Lots and
the activities of the several owners thereof adhere to the terms, conditions, provisions
and restrictions of Ordinance 14, the Subdivision Plat and the Development Plan. To
these ends, the D.R.B. shall have the authority to make and enforce reasonable rules
and regulations concerning construction activities on and the use and enjoyment of the
Lots. Sanctions for violations of such rules and regulations may include monetary fines
which shall constitute a lien upon the Lot of the offending owner and suspension of the
right to vote as a member of the D.R.B. In addition the Association shall have the
power to seek all appropriate relief in any court for violations of any rules and
regulations of this Agreement or to abate unreasonable disturbances. In any such
proceedings the D.R.B. shall be entitled to its costs and reasonable attorneys fees as a
part of any judgment entered.
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ARTICLE II
DESIGN REVIEW BOARD
1. Membership. The D.R.B. shall be composed of each owner of a Lot or
his or her designated architectural representative plus one member to be designated
by the City of Aspen Historical Preservation Commission. The fact that a Member's
Lot (including Declarant) is being considered for approval by the D.R.B. shall not
preclude that Member (including Declarant) from participating in the D.R.B. The
D.R.B. shall have five (5) votes, four (4) belonging to the owners of the Lots
(including Declarant) and one (1) belonging to a Member designated by the City of
Aspen Historical Preservation Committee. Decisions of the D.R.B. shall require three
out of five votes.
2. Approval by the Desilm and Review Board. No change whatsoever to the
then existing state or condition of any Lot and no improvements of any kind, including
dwelling units, garages, accessory buildings, swimming pools, tennis courts, ponds,
parking areas, fences, walls, driveways, antennae, curbs and walks, shall be effected,
erected, altered or permitted to remain on any Lot, and no excavation, tree cutting
and clearing or landscaping in conjunction therewith shall be done unless the complete
architectural plans and specifications and a site plan showing the location and
orientation thereof for such erection or alteration and landscaping are approved by the
D.R.B. prior to the commencement of such work. At least three complete sets of the
architectural and site development plans and specifications shall be submitted to the
D.R.B., along with the complete list of all exterior materials and colors to be used. All
copies of the plans and specifications shall be signed for identification by the owner or
the owner's architect. The D.R.B. shall have the right to request whatever additional
specific information, plans, specifications, reports and the like it deems necessary to
evaluate the development proposal throughout the approval and construction process.
In addition, the D.R.B may adopt rules .and regulations which shall specify what
information, reports, plans, speCifications and the like are required to be submitted to
it. In the event the D.R.B. fails to take any action within 30 days after a full submission
(as defined above) has been made to it by an owner then all activities contemplated
by such submission shall be deemed to be approved by the D.R.B.j provided however
that no such approval arising from the inaction of the D.R.B may conflict with any City
of Aspen building regulations or restrictions affecting the Lots by virtue of Ordinance
14, the Subdivision Plat or the Development Plan. The D.R.B. shall not unreasonably
disapprove any submission made to it. Accept as otherwise above-provided, the
majority vote of the members of the D.R.B. shall be reqUired for the approval of any
submission.
3. Buildinll Permit. An owner may apply for a building permit from the City
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of Aspen building department at any time following D.R.B. approval of such owner's
submission provided that the plans approved by the building department shall not
differ in any substantial way from the plans approved by the D.R.B. If the plans
approved by the building department do differ in any substantial way as determined
by the D.R.B. from the plans approved by it, then all approvals of the D.R.B. shall be
deemed automatically revoked.
4. General Reauirements. The D.R.B. shall exercise its best judgment to see
that all improvements, construction, landscaping and alterations on and of any of the
Lots harmonize with the surroundings and with other structures as to design, materials,
color, sitting, height and other design features. The D.R.B. shall protect the seclusion
and view of each Lot insofar as is possible and shall endeavor to protect and preserve
the visual character of the property. In its review of any proposed development activity
the D.R.B. shall evaluate the materials to be used on the outside of buildings or
structures, including exterior colors, harmony of architectural design with other
neighboring structures, location with respect topography and finish grade and harmony
of landscaping with the natural setting and native trees and other native vegetation.
5. Review Standards. In rendering any decision, the D.R.B. shall, to the
extent not inconsistent with Ordinance 14, the Subdivision Plat or the Development
Plan, be primarily (but not exclusively) guided by the Building and Architectural
Guidelines for the Country Meadows Lots (the "Architectural Guidelines") hereto
annexed as Exhibit A.
6. Preliminary Aoorovals. Lot owners who anticipate constructing
improvements on their property may submit preliminary sketches of such
improvements to the D.R.B. for informal and preliminary approval or disapproval. All
preliminary sketches shall be submitted in at least three sets, and should contain
sufficient general information of those matters required to be in the complete
architectural and site development plans and specifications to allow the D.R.B. to act
intelligently on giving an informed preliminary approval or disapproval. The D.R.B.
shall never be finally committed or bound by any preliminary or informal approval or
disapproval until such time as complete architectural and site development plans,
specifications, materials and colors are submitted and approved or disapproved. The
preliminary approval is offered as an accommodation only, and the D.R.B. may set fees
for this service.
7. Incomolete Architectural and Site Develooment Plans. The D.R.B. shall
disapprove any architectural and site development plans submitted to it which do not
c6ntain sufficient information for the D.R.B. to exercise the judgment required of it
by this Declaration.
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8. Desilm Review Board Not Liable. The D.R.B. shall not be liable for
damages to any person or association submitting any plans for approval, or to any
owner or owners of Lots. by reason of any action, failure to act, approval or
disapproval with regard to such plans. The D.R.B. shall have no liability or
responsibility for any representations made to any owner or prospective owner by any
third parties. The decisions of the D.R.B. shall be governed by this Declaration and any
rules or regulations duly adopted by the D.R.B. pursuant hereto.
9. Written Records. The D.R.B. shall keep and safeguard for at least five
years next following its decision on a given submission complete permanent written
records of all approved submissions, including one set of the finally approved
architectural and site development plans and of all actions of approval or disapproval
and all other formal actions taken by it under the provisions of this Declaration.
10. Authority To Promuh.ate Rules and Re2Ulations. The D.R.B. may
promulgate and adopt rules and regulations necessary to implement this Declaration.
These rules and regulations may include submission requirements concerning the type
of information, reports, plans and specifications and the like which need to be
submitted with any application, general guidelines governing the development of the
Lots, sites specific limitations or restrictions for each Lot, and payment of reasonable
fees for processing and reviewing the submission. These rules and regulations need not
necessarily be uniform for each Lot and shall take into account the unique character
of each Lot in the Building Envelope therefor as described in Article IV below.
ARTICLE III
GENERAL REQUIREMENTS AND RESTRICTIONS
1 . Permitted Uses. Each of the Lots shall only be developed with a single
family residence together with such associated building or facilities as are not
inconsistent with the applicable underlying zoning district in which the Lots are situate,
Ordinance 14, the Subdivision Plat or the Development Plan.
2. Employee Dwellin2 Unit. Except to the extent the City of Aspen may
have accepted or agreed to accept a cash in lieu dedication in the place stead of an
employee dwelling unit (as described in the Development Plan), as provision is therefor
made in the Development Plan, each of the four single family residences to be
constructed on the Lots shall include an employee dwelling unit for purposes of
employee housing. Each such dwelling unit shall contain 500 net livable square feet [as
defined in the Aspen-Pitkin County Affordable Housing Guidelines ("Housing
Guidelines)], shall be entirely above grade and shall otherwise meet all standards of
acceptance by the Aspen' Pitkin County Housing Authority ("Housing Authority")
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then in effect, provided and to the extent such standards are uniformly and regularly
applied throughoutthe greater Aspen area. Each such dwelling unit shall be used and
occupied by individuals meeting the low-income price and occupancy rental profile of
the Housing Guidelines; provided, always, that the owner of the Lot shall have the
right to select and designate the occupant(s) of the dwelling unit who may be a
caretaker of and for such owner, so long as the. occupant(s) meets the applicable
eligibility guidelines from time to time in effect and regularly and uniformly applied and
adhered to in the greater Aspen area for low income rental housing. .
3. No Further Subdivision. No Lot shall ever be further subdivided into
smaller Lots or conveyed or encumbered in any less than the full dimensions as shown
on the Subdivision Plat; provided, however, conveyances or dedications of easements
for utilities may be made for less than all of one Lot. Notwithstanding the foregOing,
a lot line adjustment between two adjoining lots shall be deemed a permitted
subdivision, subject however to any reviews or approvals that may be required by the
land Use Regulations of the City of Aspen ("land Use Code") and the D.R.B.
4. Domestic Animals. Domestic animals shall be permitted within and about
the lots subject to any rules and regulations which may be promulgated by the
Association; provided, however, that no tenant of any owner of a lot may have dogs.
At no time shall dogs be permitted to run free. There shall be no farm animals
permitted within and about the lots. Notwithstanding the foregoing, no animal may
be kept within a lot or in any residence thereon which, in the good faith judgement
of the Association, results in any annoyance or is obnoxious to residents in the vicinity.
5. Noxious or Offensive Activity or Sounds. No noxious or offensive activity
or sounds shall be carried on upon any portion of any lot at anytime nor shall anything
be done or permitted to be done which may be or become a nuisance to other
property or to the owners thereof by sight or sound.
6. Firearms. The discharge or shooting of firearms from or within any lot
is prohibited, except as may otherwise be permitted by rules and regulations adopted
by the Association and, in all events, subject to the laws of the City of Aspen.
7. No Minim?:. Drillin$?; or Quarrying. Mining, quarrying, tunneling,
excavating or drilling for any other substances within the earth, including oil, gas,
minerals, gravel, sand, rock and earth, shall not be permitted on any lot. Individual
water wells shall not be permitted on any Lot.
8. Enclosure of Unsh?:htlv Facilities and Eauioment. All unsightly structures,
facilities, equipment and other items, including but not limited to those specified
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below, shall be enclosed within a solid, covered structure. Any motor home, trailer,
boat, truck, tractor, snow removal or garden equipment, and any similar items shall be
kept at all times, except when in actual use, in an enclosed garage. Any refuse or trash
containers, utility meters or other facilities, service area or storage pile shall be
enclosed within a structure or appropriately screened from view by planting or fencing
approved by the D.R.B. and adequate to conceal the same from neighbors, streets and
private roads. No lumber, metals, boat materials, scrap, refuse or trash shall be kept,
stored or allowed to accumulate on any Lot except building materials during the course
of construction and only for such reasonable periods of time as is necessary prior to
the collection of or disposal thereof.
9. Adherence to City Counsel Approvals. Notwithstanding what might
otherwise be permitted by virtue of this Declaration or the approval by the D.R.B. of
any submission for permission to change the then existing state or condition of any Lot,
all owners of Lots, and all Lots, shall conform and adhere absolutely to any applicable
requirements, conditions, or restrictions set forth in Ordinance 14, the Subdivision
Plat, or the Development Plan, except to the extent variance therefrom is sought and
obtained in the manner provided by law.
ARTICLE IV
CONSTRUCTION RESTRICTIONS
1. Buildin!! Envelopes. All building improvements constructed on any Lot
shall be constructed wholly within the designated Building Envelopes shown on the
Subdivision Plat and in the Architectural Guidelines.
2. Number and Location of Buildinl!S. No buildings or other physical usage
of any Lot shall be placed, erected, altered or permitted to carry on or remain on any
Lots except as approved by the D.R.B.
3. Soils Testin!!. Site specific soils testing for design and engineering of
driveways and structures shall be done for all Lots before construction activities
commence.
4. Used or Temoorarv Structures. No used or previously erected or
temporary house structure, mobile home or trailer is permitted on any Lot. This
prohibition, however, shall not apply to construction trailers which shall be permitted
on a given Lot in connection with lawful construction activities thereon, and for the
time period elsewhere provided in this Declaration.
5. Under!!round Utility Lines. With respect to new construction on any Lot
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or the extension of any utilities all water, sewer, gas, electrical, telephone, cable
television and other utility pipes or lines serving any Lot shall be buried underground
and shall not be carried on overhead poles or above the surface of the ground. Any
areas of natural vegetation or terrain disturbed by the bearing of any utility lines shall
be revegetated by and at the expense of the owner causing the installation of the utility
lines no later than the next growing season following installation.
6. Service Yards and Eauipment Storage. Equipment, service yards or a
storage piles on any Lots may be permitted with D.R.B. approval, only during
construction.
7. Road Damage. Each owner is responsible for any damage caused to
private roads during the construction of improvements upon a Lot by any vehicle
belonging either to him or anyone using the roads while engaged in any activity
benefitting the owner. Each Lot owner shall also be responsible for any damage caused
by utility cuts in roads, washouts and runoff damage caused by failure to install culverts
properly and in a timely manner as above-provided,. or otherwise. A deposit for road
damage may be required by the D.R.B. as a condition to any approval by and given
for any change in the then existing state or condition of a Lot.
ARTICLE V
EASEMENTS RESERVED
1. Subdivision Plat and Utility Easements. All Lots are subject to any and
all easements shown and dedicated on the Subdivision 'Plat as well as to blanket
easements hereby reserved unto Declarant for the purpose of operating, replacing,
enlarging and repairing electric, telephone, water service, irrigation, cable television
and similar lines, pipes, wires, ditches and conduits. In consultation with the
appropriate utility concerns, Declarant shall have the right to locate the easements
across any portions of any of the Lots if such location is deemed necessary for the most
efficient and expeditious running of the utilities; provided that no such easement shall
run through the approved Building Envelope for a given Lot or within an area where
an owner has received D.R.B approval for the construction of improvements. Until
such time as Declarant has, by an instrument in writing, formerly transferred the same
to a utility concern or other entity requiring the easement, or to the Association, all
easements shown on the Subdivision Plat and reserved by this Declaration shall be and
remain vested in Declarant.
2. Emergency Access Easement. A nonexclusive easement for ingress and
egress to and from each Lot is hereby granted to police, sheriff, fire protection,
ambulance all and other similar emergency agencies or persons, to enable them to
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carry on the lawful performance of their duties.
ARTICLE VI
GENERAL PROVISIONS
1. Covenants to Run. The benefits and burdens of these covenants shall run
with the title to each of the Lots and shall benefit and burden each owner thereof, as
well as each owner's heirs, grantees, successors and assigns.
2. Termination of Covenants. In the event these covenants have not been
sooner lawfully terminated, these covenants may be terminated on January 1, of the
year 2041 by a vote of 75% of the votes entitled to be cast by the Members. If these
covenants are not so terminated then they shall continue to be in full force and effect
for successive 25 year periods unless, at the close of a given 25 year period, the
covenants are terminated by a vote of 75% of the votes entitled to be cast by the
Members. In the event of any such termination, a properly certified copy of the
resolution of termination shall be filed in the office of the Clerk and Recorder of Pitkin
County, Colorado.
3. Amendment of Covenants. These covenants may be amended by a vote
of 75% of the votes entitled to be cast by the Members. No such amendment shall be
effective until such time as a properly certified copy thereof is filed for record in the
office of the Clerk and Recorder of Pitkin County, Colorado. Notwithstanding the
foregoing, no amendment shall be permitted which (a) is inconsistent with any of the
rights granted, retained by or reserved to Declarant hereunder or which attempts to
enlarge or expand any obligation of the Declarant hereunder, unless such amendment
is consented to in writing by Declarant, or (b) is inconsistent with Ordinance 14, the
Subdivision Plat or the Final Development Plan.
4. Severability. Should any part or parts of this Declaration be declared
invalid or unenforceable by any court of competent jurisdiction, such decision shall not
affect the validity of the remaining provisions hereof.
5. Paragraoh Headinl!S. The paragraph headings in this Declaration are for
convenient reference only and shall not be construed to be a part of the covenants
contained herein or in aid of the interpretation of any covenant contained herein.
6. Successors and Assilms of Declarant. Any rights or responsibilities
granted, retained or undertaken by Declarant under these covenants shall inure and be
binding upon any successors in interest or assigns of Declarant.
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7. Disclaimer. No representations or warranties of any kind, expressed or
implied, have been given or made by Declarant or its agents or employees in
connection with the Lots or any portion thereof, or improvements thereon, the
physical condition of the Lots, compliance of the Lots with zoning or other applicable
land use laws, or fitness of the Lots for any intended use.
8. Limited Liability. The D.R.B. and the Members shall not be liable to any
party for any action or for any failure to act with respect to any matter if the action
taken or failure to act was done in good faith and without malice. The owners severally
agree to indemnify each other against loss resulting from any such action or failure to
act done in good faith.
IN WITNESS WHEREOF, this Declaration of Conditions, Covenants and
Restrictions has been executed as of the day near set forth above.
DECLARANT:
MEDICINE BOW EQUITY VENTURE,
LLC, a Colorado Limited Liability
Company
By: Summit Development Corporation
of Aspen, Inc., a Colorado corporation
Manager
By:
Sam Kom, President
ACKNOWLEDGMENT ON FOLLOWING PAGE
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STATE OF COLORADO
COUNTY OF PITKIN
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The foregoing instrument was acknowledged before me this day of
, 1998, MEDICINE BOW EQUITY VENTURE, LLC, a Colorado
Limited Liability Company, by Summit Development Corporation of Aspen, Inc., a
Colorado corporation, Manager, by Sam Korn, President
WITNESS my hand and official seal.
My commission expires:
(SEAL)
Notary Public
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EXHIBIT "A"
AN OUTLINE FOR
BUILDING AND ARCHITECTURAL GUIDELINES
FOR THE
COUNTRY MEADOWS LOTS
MEDICINE BOW EQUITY VENTURE, LLC
PREPARED BY
DAVID F1NHOLM & ASSOCIATES
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I. INTRODUCTION
In order to preserve and protect property values, promote harmony of design,
maintain the beauty of the existing landscape, and create a sense of identity within the
neighborhood, these Building and Architectural Guidelines for improvements are
provided. Compliance with these requirements shall be insured through the design
review process, however, the ultimate success of the neighborhood image and values
will be enhanced by the cooperative effort of the homeowners.
In addition, the developer wants to preserve the natural features of the Meadows land
while providing an entrance to the campus through the residential parcels. In doing
so, covenants will be created to insure the preservation of the sage field and race track
to the north and a transitional landscaped buffer area from 7th Street on the south.
Also, through the Design Review Process and covenant, the massing of the four new
homes as viewed from the campus will be articulated in such a way to minimize the
wall effect and create buildings which blend into the existing neighborhood.
II. DESIGN REVIEW
A Design Review Board (D.R.B.) will be established to review and interpret these
guidelines.
Ill. SITE AND LANDSCAPING REQUIREMENTS
o LAND USE
The use of your lot is restricted to a detached single family residence of 4,050 square
feet (F.A.R.) plus two car garage plus accessory dwelling unit of 500 square feet.
o BUILDING ENVELOPE
The "building envelope" is the actual area that your home (including garage) may
occupy on the site. Such structures must meet the tree protection requirements and
all design requirements applicable to the principal residence.
The area between the rear set back and the property line and one half the distance
between the front and rear setback along the side set back must landscaped in sage and
wild grasses to match the open space to north of home sites.
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o BUILDING HEIGHT
Building height per city zoning code.
o VIEWS
The Meadows is set amidst a beautiful environment with differing views from all parts
of the site.
Design of your home and landscape with existing terrain and vegetation can provide
filtered and select views from each lot.
Care should be taken in the selection and placement of landscape plant materials.
Anticipate mature height and spread of trees and shrubs relative to your views and
those of your neighbors.
o ACCESS DRIVES AND PARKING
Excessive areas of pavement are discouraged. Paving materials for driveways, paths,
steps, patios, and other areas should have a dull, non-reflective surface and color that
blends well with the natural surroundings. Driveway and other flat paved areas may
be constructed of concrete, exposed aggregate concrete stamped concrete, brick or
paving blocks.
o GRADING AND RETAINING WALLS
Grading and filling shall be commenced only after complete plans have been approved
by the DRIB. Grading resulting from development shall be designed to blend into the
natural landscape. Cuts and fills must be feathered into. the existing terrain within the
property boundary.
o DRAINAGE
Drainage plans for individual lots must be approved by the D.R.B. and must be
consistent with the Final Flat for the Aspen Meadows.
o DRIVEWAYS
Driveways, including the portion within a road right-of-way connecting to a street, are
the sole responsibility of the lot owner. The construction of driveways will include
culverts and landscaping of disturbed areas. Culverts shall be designed and constructed
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so as to prevent damming or diversion of storm water.
o PARKING AND GARAGES
Each residence shall have a garage with a minimum capacity of two cars. Off street
parking, including the driveway and garage shall accommodate at least. one car per
bedroom within the residence.
o FENCES AND WALLS
Fences and walls may be used to protect privacy! screen service areas! and contain
dogs. Fences and walls should be consistent with the architectural character of the
primary buildings and should be integrated with the landscape plan.
No fences will be allowed on the property line facing the race track. If consistent with
the guidelines! law fences will be allowed along the 7th Street extension to help screen
parking! childrens' play areas or entry courts.
o EROSION CONTROL AND REVEGETATION
The Erosion Control Plan shall indicate measures to control both ground water and
surface water run-off during and after construction.
o LANDSCAPING
Each residence must have a Landscape Plan prepared by an architect, landscape
architect or an experienced landscape designer and approved by the D.R.B.
The lot owner shall be responsible for planting! irrigation! care! and maintenance of his
land including that portion which lies within the road right-of-way.
The natural area between two residences may have landscaped screening if approved
by the D.R.B.
o TREE PROTECTION
No healthy tree with a trunk diameter greater than 4 inches which is located outside
a Building Envelope or Road Grading Limit may be removed without the specific
approval of the D.R.B.
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o SERVICE YARDS
Service area shall be provided for such items as trash containers, and utility meters.
These areas shall be screened from public view and neighboring properties.
o HOT TUBS
Hot tubs may he constructed on any lot. All such tabs shall be screened from public
view and mechanical apparatus shall be enclosed in a structure or fenced and screened
by landscaping.
IV. ARCHITECTURAL DESIGN
o BUILDING AND SCALE
Building form should be responsive to the natural terrain and vegetation of the site.
Buildings should be well-proportioned and consistent in scale and massing with their
residential use. Large uninterrupted walls and masses should be avoided. Major
building element should be articulated with recesses, projections, and angle changes to
create interest in terms of massing, shadow patterns, and proportion. This is required
on the north and south elevations.
o ROOFS
Roof materials to be non-reflective. Materials recommended for pitched roofs include
slate, wood shingles, or shakes, standing seam metal with natural finishes such as cortin
steel or patina copper.
In determining roof ridge alignments, care should be taken to protect entrances and
exterior pathways from falling snow and ice.
Roof overhangs protect walls and wall openings from rain and snow and contribute to
a building's character. Roofs should overhang walls a minimum of 36".
o EXTERIOR WALLS
Exterior walls should provide a contrasting expression of mass against glass or wood
sheathing, over framing.
Changes in wall material can lend visual interest to a building; too many changes can
make the wall visually discordant. The objective should be to create walls that are
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interesting, but not in competition with their surroundings. Walls can be surfaced with
one to three different materials only.
Plywood shall not be used as an exterior material. Glass openings should be responsive
to the overall building expression and massing as well as views and sun orientation.
Exterior trim and detail such as window framing, door sills, headers, facias, and shutters
should relate to the major building -materials-while offering color and individual
expression. Copper is encouraged for flashing.
o VENTS AND FLUES
Vents and flues shall not be exposed galvanized pipe, but rather attempts shall be made
to group these roof projections and conceal them from public view. This can often be
done by enclosing them in forms compatible with the overall structure.
o SOLAR ENERGY
Passive solar energy design is encouraged along with energy conservation measures.
Passive solar design elements such as south-facing windows, thermal storage mass, and
day-lighting window systems. should be an integral part of the residence. Active
system hardware, if used, will be integrated, both visually and functionally, with the
overall building design.
o CHIMNEYS
Chimneys are very strong visual elements. Codes require that they extend higher than
adjacent roof lines. Careful choice in determination of proportion, shape, and material
can give chimneys as expression in support of a particular design theme.
The use of prefab fireplaces and flues is economically sound. However, chimneys are
not to have such an appearance. Enclosing the flue in a masonry or wood chimney
with proportions consistent with the remainder of the house is advised. The use of
fireproof enclosures is required and all chimney clearances are to be maintained, spark
arresters are required on all chimneys.
Exposed metal flues are not acceptable.
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THE ASPEN MEADOWS
TABLE OF CONTENTS
PAGE
I. GENERAL REPRESENTATIONS ..............................5
A.
B.
C.
Construction Schedules - General. . . . . . . . . . . . . . . . . . . . . . . . . . .5
Construction Schedules -Detailed .......................... 6
Traffic Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. West Meadows Component . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. MAA Facilities Component. . . . . . . . . . . . . . . . . . . . . . . . . . 7
Site Improvements to Property ............................ 8
I. Utility Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
(a) Water .................................... 9
(b) Sanitary Sewer. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
(c) Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
(d) Gas..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
(e) Other Underground Utilities. . . . . . . . . . . . . . . . . . . . .. 12
(f) Drainage.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
(g) Fire Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
(h) Vacation and Grant of Easements .................. 13
2. Meadows Road ................................. 13
Additional Conditions of Site Improvements ...... . . . . . . . . . . . .. 14
Financial Assurances ................................. 15
D.
E.
F.
Il. INDIVIDUAL PARCEL~ - THE ASPEN MEADOWS. . . . . . . . . . . . . . . .. 16
A.
Lot 1 - The Aspen Institute .............................. 16
1. Dimensional Requirements .......................... 16
2. Off-Street Parking .............................. 16
3. Site Improvements .............................. 16
(a) Utilities.................................. 16
(b) landscape Improvements ....................... 16
4. Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
5. FinanCial Assurances. . . . . . . . . . .. . . . . . . . . . . . . . . . . . 17
6. Employee Housing ... . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Lot 2 - Music Associates of Aspen. . . . . . . . . . . . . . . . . . . . . . . .. 18
I. Dimensional Requirements ......................... 18
2. Off-Street Parking .............................. 19
3. Site Improvements .............................. 19
(a) Utilities. '" . .. . '" ..... . ... .. ..... . . . . ... 19
B.
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(b) Lan4scape Improvements ....................... 19
4. Financial Assurances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
5. Employee Housing .......................... . . . . 20
Lot 3 . The Aspen Center fi,r Physics. . . . . . . . . . . . . . . . . . . . . . . 20
1. Site Improvements .............................. 21
(a) Utilities ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Financial Assurances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Lot 4 . Conservation Lan4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Site Improvements ..............................22
(a) Utilities .................................. 22
Lot 5 . The Trustee Houses at the Aspen Mea40ws .............. 22
1. Dimensional Requirements and Variations Therefrom . . . . . . . .. 23
2. Condominiumization and Six Month Minimum
Lease Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Site Improvements .............................. 24
(a) Utilities .................................. 24
(b) Lan4scape Improvements ....................... 24
4. Trails.. .. .. .. .. .. .. .. . .. .. .. .. .. . .. .. .. .. .. 25
5. Financial Assurances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
6. Employee Housing . . . . . . . . .. . . .'. . . . . . . . . . . . . . . . . 26
Lot 6 . The Tennis Townhomes at the Aspen Mea40ws ...... . . . . . . 26
1. Dimensional Requirements and Variations Therefrom . . . . . . . ., 27
2. Condominiumiza.tion and Six Month Minimum
Lease Requirement . . . . . . . . . . . . . '. . . .'. . . . . . . . . . . . . 28
Site Improvements " . . . . . . . . . . . . . . . . . . . . . . . . . . . '. . 28
(a) Utilities .................................. 28
(b) Lan4scape Improvements ....................... 28
4. T",i!s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .'. . . . 29
5. Financial Assurances. . . . . . ..' . . . . . . . . . . . . . . . .. . . . . 29
6. Employee Housing .............................. 30
Lot 7, 8, 9 and 10. The Residences at the Aspen Mea40ws ......... 30
1. Dimensional Requirements. . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Site Improvements ...... .'.......................32
(a) Utilities .................................. 32
3. Financial Assurances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Employee Housing ............ . . .. .. .. . .. .. . .. .. 33
M4itional Provisions an4 Agreements ...................... 33
I. . Access/Emergency Loop .......................... 33
2. FireProtection................................ 33
3. Fireplace Regulations ......,..................... 34
4. Drainage Mitigation ............................. 34
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S. Fugitive Dust COlltrol ............................ 34
6. EnergyConservatio;\.Savanah ......................34
7. Energy Conservation ~ lnstitute and MAA . . . . . . . . . . . . . . . . 34
8. Fox Dens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
9. Re~Vegetation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
10. Manicured Lawn Areas ........................... 35
11. Construction Barricading .......................... 35
12. Amendments. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . 35
13. Public Access ............... . . . . . . . . . . . . . . . . . . 35
14. MAA Parking Lot .............................. 36
Ill. MI~CELLANEOUS.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
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periodicprojectReview ...............................36
Non~Compliance and Request for Amendments or Extensions ........ 36
General Provisions .................................. 38
1. Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Binding Effect.. . . . .. . . . . . . .. .. .. . . . . . . .. .. . . .. 39
3. Applicable Law . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
4. Vested Rights ................................. 39
5. Expiration of Development Allotment .................. 40
6. Severability.. .. .. .. .. .. .. . .. .. . .. .. .. .. .. .. .. 40
7. Incorporation of Recitals and Written Submittals. . . . . . . . . . . . 41
8. . Entire Agreement; Amendment ...................... 41
9. Acceptance of SPA Precise Plan; Ratification by Owner. . . . . .. 41
10. Reasonableness... .. . . . . .. " . . . . .. . . . . ... . . . . ..41
APPENDIX. . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
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DEVELOPMENT & SUllDlVISTON AGREEMENT
"THE ASPEN MEADOWS"
SPECIALLY PLANNED AREA
This Agree;nent, made and entered into this _ day of . 1991,
by and among the City of Aspen, Colorado, a municipal corporation and home rule city (the
"City"), and The Aspen Institute ("Institute"), the Music Associates of Aspen C'MAA "), the
Aspen Center for Physics ("Physics") and Savanah Limited Partnership, a District of Columbia
limite<! partnership ("Savanah"). Collectively the Institute, MAA, Physics and Savanah are
hereinafter referred to as the "Consortium".
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1. The City of Aspen after numerous public hearings adopted a Master Plan
for the Aspen Meadows as a component of the Aspen Area Comprehensive Plan in September,
1990; and,
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"2. The Consortium h;/S submitted to the City for approval, execution and
recordation, The Aspen Meadows Final S.P.A..Development Plan and Final Subdivision Pial
(the "Plat") pertaining to the development of a tract of land known as the Aspen Meado\\'s
situate within the City of Aspen, Colorado, legally described on Exhibit "A" (the 'Property")
to include the following development activities, a'mong others (the "Project"):
a. Reconstruction of the existing sixty lodge units of 35,950 gross
interior square feet and in addition, renovation of the existing
Kresge Building conference space (lower level, Building Sf .Insti.
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b. " Construction of fifty new lodge units of 42,410 gros:i interior
square feet and additional subgrade mechanical space in Lodge
Buildings I, 2, 3 and 4 totalling 960 square feet of gross interior
space. Institute"
c. Health club renovation and expansion of 1,800 gross interior
square feet. Institute.
For the purposes of this Agreement, the tc:rm "gross interior square feet" or "gross
interior. floor area- shalt mean that floor area contained within the surrounding exterior
waIts (measured from their exterior sl:rface) of a building, or portion thereof, exclusive
of covered or uncovered decks, balconies. stairways, terraces and similar features, when
such features are not surrounded by exterior walls or enclosed.
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d. Rcst.1.'.lrant renovation and expansion of2,ooo gross interior square
feet - Institute.
e. Tennis shop renovation and expansion. including rest rooms, hf
980 gross interior square feet - Institute.
f. Music t~nt backstage expansion of 1,500 gross interior square feet
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g. New rehear~lIperformance hall of J 1,000 square feet of Floor
Area Ratio ("FAR"). MAA.
h.
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Musie tent gift shop expansion of 100 gross interior square feet.
MAA.
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i. Renovation of the existing eight trustee houses and their expansion
to 2,500 square feet of FAR each. Savanah.
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j. Construction. of ten new townhouse condominiums of2,SOO square
feet of FAR each. Savan.h.
k. Creation of four single family homesites, eaeh homesite to have a
single family home and an acces'iory employee unit totaling 4.540
square feet of FAR exclusive of exempt garag"e space of up to 500
square ,feet. Savanah.
3. Following extensive public hearings at which substantial evidence in
support of the Project components was produced and considered, the Consortium received all
requisite, development approvals from the City for the Project. The development approvals that
the Consortium has received, include 'the following:
a. Subdivision approval to create ten separate lots at the Aspen
Meadow..
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b. Growth Management Quota Sy.tem ("GMQS") approval for
fourteen residential units.
c.
GMQS exemption for essential public facilities from comp~tilion
and affordable housing impact mitigation for the Institute and
MAA development components.
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Zoning map amendments to create two RMF lots. four R.15 lots,
Academic (A), Wildlife Preservation (WP) and Open Space (OS)
zones and lots. all as depicted on the Plat.
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e. Variations from subdivision and subdivision improvement
requirements. easement and utility requirements, design standards
(or streets and related improvements and zone district dimensional
and minimum lease requirements.
f. Condominiumization approval for the eight existing trustee house~,
the three new trustee hOllseson Lot 5 and the seven new
townhomes on tot 6.
g. Waiver of the six month minimum lease requirements for the
approved development activity in the RMF'zone district.
h. Conditional use approvals for affordable housing units on lots 7,
8, 9 and 10, and
i. Historical Preservation Commission ("HPC") conceptual and fin"-}
approval for all aspccts of the Project which were subjeclto HPC
review.
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4. The City has fully considered the Plat and this Agreement as well as the
~nticipated benefits and burdens to' other neigl1boring: properties by reason of the proposed
development and improvement of the Property, .all in accordance with Chapter 24 and other
relaled provisions of the Municipal Code of the City of Aspen, Colorado (the "Municipal
Code"); and, ,
s. The City has found that the Plat and this Agroement meet the standards
set forth in Section 24-7-801, <I s<q. of the Municipal Code and further finds that the
Consortium has met its burden and has demonstrated the reasonableness and suitability of the
Project. its conformity to the requirements of Article 7 of Chapter 24 of the Municipal Code and
the :Master Plan. that the adverse effects of the Project have been minimized to the extent
practicable, and that the Projcct complies with the City Council's intent in originally designating
the Property with an SPA overlay, including the reasonable conformance of the Plat and this
Agreement with the approval granted to the conceptual development plan; and.
6. The City is willing to approve, execute and accept this Agreement and the
Plat for recordation upon the agreement of the Consortium to the matters hereinafter described,
subject to all of the requirements, terms and conditions of Article 7 of Chapter 24 of the
Municipal Code as presently constituted and such other laws. rules and regulations as are or may
be applicable; and,
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7. The City has imposed conditions and requirements in connection with its
approval, execution and acceptance of this Agreement and' the Plat for recordation and such
matters are necessary to protect, promote and enhance the public health, safety and welfare; and.
8. Under the authority of Article 70f Chapter 24 of the Municipal Code, the
City is entitled to assUr:lnce:s that the matters hereinafter agreed to will be faithfully performed
by the Consortium and the Consortium's successors and assigns; and,
9. The Consortium is wiIling to enter inlo such agrcl:mcnts with, and to
provide assurances to, the City; and
.
10. The Consortium has submitted and the City has approved a detailed
~~nstruction time line incorporating a specific construction schedule for the installation of the
new i\!eadows Road; and
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11. Specifie fire hydrant localions for the development have been established
and approved in cooperation with the Fire Marshall; and
12. A detailed tree removal and replacement plan has been submitted and
approved by the City Parks Depanment indicating all trees to be moved or removed, their size,
location, species and time of planting, transplanting, or removal specifying that all tree replace-
ment shall be on it one-te-one Caliper inch basis with minimum size at 1 lIr caliper; and
13. Exact trailloca:ions have been approved by the Planning Director g.iving
priority to those alignments which minimize damage. or disruption to. existing vegetation and
landscape and which subordinate grade considerations and, thus, minimize switchbacks, to the
prescrvatinn of existing topography. As built easements shall be executed and conveyed after
trail construction; and
14. All property exchanges between Savanah. the Institute, Ihe MAA and
Physics are to be effectuated simultaneously with the recording of the final plat or as soon
the rea iter as is practical in the circumstances; and
15. The Consortium has provided to the City a digitized copy of the
subdivision plat.
NOW, THEREFORE, in consideration of the premises, the mutual covenants
hcrein contained, and the approval,. execution and acceptance of the Plat for TCt:ordation by the
City it is agreed as f('lIows:
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I. GBNERAL REPRFA~ENTATlONS
A. CONSTRUCTION SCHEDULES . GENERAL;
The Consortium and City mutually acknowledge that exact construction schedules for the
entire Project cannot be submitted or agreed to at this time, due primarily to two factors:
(a) construction sch-:duIing depeflds on the success of fund raising effens by the non-
profit members of the Consortium, and (b) construction will take longer than a normal
development because summer programming and activities on the Property will require
curtailment of construction activity during summer months.
The Project involves five separate areas of construction activity with the following
currently estimated sequencing:
I.
It is anticipated that the Inlititute renovation and new construction, inch.ding the
seven lodge buildings, administration building, health club and pool, parking
structure and attendant site work will be undertaken in at least three distinct
phases with the major components of each phase beginning in the Fall and ending
the follo\\'~ng Summer.
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2.
It is anticipated that the MAA tent improvements (scating expansion, back stage
addition and site work), rehearsaIlperformance facility construction and site work
and the reconfiguration of the parking lots on. Gillespie will. be undertaken in at
least two phases, one being the tent related improvements and parking tot work
and the other being construction of the rehearsal facility.
3.
It is anticipated that the residential component, con~isting of site improvements
for the single family lots, tennis. lownhomes and trustee house remodels and
additions and an related site work wilt be undertaken in t~, ree phases: the site
. work for the home sites, the tennis townhomes and the renovativd aAd expansion
of the trustee houses.
4.
The construction of the new. Meadows Road is currently planned fr.'rthe Spring
of 1992, and the conversion of the old Meadows Road to a trail with landscape
and the upgrades to the utility and irrigation systems throughout the Property is
planned for the Spring of 1992. The utility and inigation system work will be
coordinated with the individual construction phases and with the Public Works
Director.
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5. The schedule for completion of the City trait and bridge installation from the old
Meadows Road to picnic point and across to the Rio Grande trail and from behind
the auditorium accessing the Roaring Fork Road side of the campus will be
estabiished by the City. but will be coordinated with the affected Consortium
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members. Disruptive construction activity will be scheduled so as not to interfere
with campus programs or activities. The City shall be solely and completely
responsible for grading, constructing and paying for all trait, bridge and
appunenant recreation feature! from the Meadows Road West and North to picnic
point and across the Roaring Fork River to the Rio Grande trail and from the Rio
urande trail up the hill to the Roaring Fork Road by the Institute parking lot.
B.
CONSTRUC1'ION SCHEDULES - DETAILED:
At the time of application for a building permit for a particular development component
of the Project, and as a condition precedent to the issuance: thereof, the individual owner
shall provide the City Engineering D~artm,;:nl wi~lI a detailed construction schedule for
that component, satisfactory to the City Engincc.: and the Chief Building Official in
connection with the Planning Office in the exercise of their reasonable discretion keeping
in mind that disruptive activities shall be scheduled to minimize impacts on adjacent
properties and campus activities.
The Construction Schedule shalt particularly address how construction phasing and other
techniques within each separate component will best accommodate. the following if
appropriate under the circumstances: (a) any barricading and provision of pedestrian
protection. (b) excnvation access and large truck traffic circulation and staging areas, (c)
disposal of demolition and excavation materials, (d) delivery and stol1!~e of major
construction materials, (e) construction equipment access and storage, (f) contractor
vchicle parking, (g) oomplianoe with City nOise regulations, and (h) SCheduling and
design of utility relocations, replacements and undergrounding.
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Each of such Construction Schedules shall be verified by the City Engineer and the Chief
Building Official in consultation with the Planning Office and (if the City SO desires)
recorded as a supplementary exhibit hereto.
C.
TRAFFiC MITIGATION PLAN:
As part of the SPA approval process the Consortium, in connection with the City "'nd
West end neighbors, has developed a traffic: mitigation plan dated February of 1991 and
attached hereto as Exhibit "B".
The traffic mitigation plan ;s ,,::volutionary in format. It shall address the needs of the
guests, employees and users of the lodge and the concert goors and st\ldents of the music
facilities as wen as the neighbors. The plan requires action on the part of the Institute,
any lodge operator, MAA, the Roaring Fork Transit Authority ("RFTA") and the City
of Aspen. To accommodate the separate needs of the two distinct facilities at the
Meadows, the traffic miligationplan has the following two components:
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I. West Me<'ldows Comoonent. This component includes programs to discourage
private automobile use and to encourage, through incentives, alternate modes of
transportafion. Elements include:
a. Airport van service for guests and residents.
b. Van service to and from t(,'Nn for guests and residents.
c. The shuttle van systel., as incorpoJt!.ted into the development's traffic
mitigation plan shaH be nperatcd by that company or entity operating tl':::
lodge facility.
d. Chartered vehicles when appropriate for group activities originating at Ihe
lodge.
e. Bicycle rental'and storage facilities.
f.
Promotional materials encouraging use of alternate modes of transportation
and discouraging private autos.
g.
h.
Guest parking in a garage to be constructed under the tennis facilities.
Trail Easements to connect the Property with the Rio Grande Trail.
i.
Limited employee parking with programs for alternative transportation use
for employees.
j. Delivery vehicles and delivery routes.serving the restaurant facilities shalt
be limited to those hours of delivery and routes as delineated in the
development's traffic mitigation plan, except when severe wC3ther or
circumstances beyond the control of the lodge/restaurant operator require
a deviation therefrom. Thclodgelrestaurant operator shall insure and
enforce the delivery hours and routes by contractual obligation with its
goods and services providers. The Institute (itseif or through it's
lodge/restaurant operator) shall furnish to the City written evidence of this
contractual obligation.
2. MAA Facilities Comnonent. Efforts to reduce auto use have been undertaken in
recent years by MAA :n conjunction with West end residents. The elements of
this !,lan area rurther expansion of these earlier effons:
:l.. Promotional materials, including maps, encouraging use of transit.
bicycles and walkways have been initiated and will be continued.
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b. Pedestrianlbicyc1e ways include con1nued designation of Lake Avenue as
auto free. Bicycle racks will be provided in the vicinity of the tent.
c. Fourth Street from Main Street to the tent will be closed to all motorized
vehicles before large events and will be used for pedestrian and bus egress
after large events.
d. Enhanced transit service by RFTA to the tent durinZ the summer.
e. Truck routing restrictions for deliveries to the tent and the planned
rehearsal/performance facility.
Institute, MAA and any lodge operator shall conduct a review and. provide a
written report on the traffic mitigation plan to the City of Aspen Planning
Director on June 10 in years 1993, 1995, 1997, 1999 and 2001 and shall continue
to conduct and provide such reviews and reports every two years thereafter unless
deemed unnecessary by the City Council. Such reports shall include, but shall
not be limited to, !taffic counts on Seventh Street, number of van trips pursuant
to the development's traffic mitigation plan, charter vehicle use, passenger counts
and destinations arising from the use of the' Aspen Meadows faci1ith:s. The
review and report shall also incorporate data and infonnation from RFTA
illustrating its service to the MAA facilities. The City wilt review the report and
may require modification to the development's traffic mitigation program,
including the addition or reasonable new mitigation measures. An modifications
of the traffic mitigation plan shall be approved by the Planning and Zoning
C.ommis.;ion at a public hearing.
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D. SITE IMPROVEMJiliJ~ "1'0 PROPERTY:
Consortium shall and hereby agrees to accomplish the following improvements on the
Property:
1. Utilitv PJ:ln
The Consortium shall, when necessary, upgrade and relocate existing
water, sanitary sewer, gas, electrical. telephone. and cable television lines
in accordance with the approved Utility Plan recorded in Book M- at
Page ~ of the Pitkin County Cotol1ldo Real Property Records (the
"Records"). The currently estimated cost breakdown of all items are set
forth on Exhibit 'C'.
In accordance with the Utility Plan, the Consortium shall construct the
fOllowing improvements in the Project Area.
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(a)
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The Consortium shall upgrade or install where necessary a water
distribulion syslt:tn ror the development meeting no less than the
minimum dcsign,cngincering, materials and construction standards
of the City for domestic municipal and fire protection J'lurposes and
shalt convcy same to the City upon completion. inspection and
acceptance by the City. The Consortium shall also convey to the
City a perpetual twenty foot as~built easement extending ten feet
from each side of the centerline of all. newly constnlctcd water
lines, and a construction easement extending an additional five feet
on each side of the centerline, along with a similar twenty foot
easement and construction easement for the future installation of
a connector main to the existing City water main in Black Birch
Drive to be installed and maintained :\t City expense.
The Consortium shall install and construct two new 8" Ductile Iron
water lines within the Projc:<:t in accordance with the Utility Plan
which will replace and upgrade existing 6" casl iron and smaller
diameter water lines un the' site.
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Additionally, the Consortium shall:
(i) Inst.'\l1 and construct an 8" Ductile Tron water line from the
City's existing dead-ended 8" water line in the current
Meadows Road, extending northerly and easterly through
the Project and connecting to the City's 16" Red Mountoin
water transmission main. There will be a short section or
6" O.l.P. eonnc:<:ting portions of the 8" ioop in front of
Ch.let No. 1.
(ii)
Install and construct an 8" Ductile Iron water line from the
existing 16" Red Mountain transmission main, extending
easterly north of Paepeke Auditorium, southerly and then
easterly in the Institute parking lot and terminating with a
tie~in to the e'tisting City or Aspen 6" water Ih,e in Roaring
Fork Road.
(Iii)
Relocate the 16" Red Mountain water transmission main
around tot 7 as shown on the Utility Plan.
(iv)
Where required, all existing service tines will be repl.:c:d
and up'sized to support the upgraded and proposed con-
struction.
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c.,) Existing on-site water lines no longer lIsed wilt be aban-
doned in place.
Plans and specifications ror all water system improv~mcnts shall
comply with at least minimum City water system specifications and
be subject to the approval of the City Water Superintendent in the
exercise or his discretion. Final acceplance or the water system
installation by the City is conditioned upon submission or final test
reports by ;.'\. registered d'/i! engineer veriCying conformance with
approved plans and specineations.
(b)
Si\n;Ii\TV Sewer
.
The Consortium shall install and construct 8" PVC sanimry scwcr
lines within the Project in accordance with the Utility Plan, which
will replace, upgrade, and serve existing and proposed l'acililies on
the site.
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Additionally, the ConsortiUm shall:
(i) Install a new 8" rvc $Cwer line in the new M~dows Road
. to serve the four Single Family 1.ots 7~10. The sewer main
extClnsion will con~cct to the sewer main in the e~isting
Meadows Road.
(il) Install a new 8" PVC sewer main extension along t:1C west
side or the proposed Tennis Townhouses and connect to the
existing Aspcn Consolidated Sanitation Di~ltrict C' ACSD")
Castle Creek Trunklinc;
Ciii) Relocate, as necessary, portions of the e,.isting sewer lint
serving the Trustcc Townhouses and connect to thc ACSD
Castle Creek Trunktine.
(iv) Install and construct where necessary a new sanitary sewer
collection system ror the MA^ and Institute property
bcginning at the proposed MAA Reh,,,,,,,,IIPerformance
faeilily, extenJinc westerly, northerly, and thcn westerly
and north or Anderson Park, to the We~;t Mcndows portion
or the Institute pr~perty. The sewer main will collcet
wastes rrom ,the meeting, lodging, restaurant, parking, ,and
health club facilities, extend westerly and north of the
~t'1Jstee Townhouses, and connect into the ACSD Castle
Creek Tn.mkline.
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(v) Ins:":111 :md cun~trtlct a S<1nitary sc""cr collection system on
the Physics Property, extending easterly connecting
Boettcher Building, across the MAA pCI.rking lot and
connect into the ACSD sewer main in Roaring Fork Road.
(vi) The Castle Creek sanitary trunklinc shall be lined wherever
practical. If sections of the trunklinc must be replaced.
such replacement locations shall bc.ldc.ntilicd to the City
Engineer and Planning Department and the. least disruptive.
practical methods of construction shall be identified and.
employed.
(vii) Where necessary, all existing service lines will be replaced
and up-sized to support the upgraded and proposed con-
struction.
.
(viii) All the existing unused or unnecessary all-site sewer 5ystem
will be abandoned in place according to district regulations.
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Plans and spccincntions (or all sanitary sewer system improve~
ments will comply with generally applied ACSD spccil1cations and
be subject to the approval of the District manager. Recordation of
the Plat shall indkate acceptance of the proposed system sizing,
locations and easements. Final acceptance by the District Manager
shall be conditioned upon submission of final test reports by an
independent rcgistcred civil engincer vcrifying substantial confor-
mance with approved plans and specifications, substantial compli.
ance with all generally applied rules and rc~urations of the
District, and submittal of executed and recorced casements on the
sl<1ndard District form.
(e)
Flectricitv
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The Consortium agrees to contract with Holy Cross Electric to
install and construct all necessary electrical system upgrades within
the Project. Underground facilities will be brought from three
points of connection: Meadows Road, the overhead subslationon
the cast side of Castle Creek and the overhead substation on the
south side of the Roaring Fork River. All existing unnecessary
on-site electricallinr.s will be abandoncd in~place. ROllting of new
elcctrical1ines will be consistent with the utility corridor whenever
practicable.
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(d)
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The Consortium agrees to contract with Rocky MOunL.1in Nattlral
Gas to install and construct all nc:cesS<1ry upgrades to the gas
system for the Project. Underground facilitics will be brought in
from two points of connection: Meadows Road and Roaring Fork
Road. All existing unnecessary on-site gas Hnes will be abandoned
in-place. Routing of new gas Hnes will conform' to the utility
corridor wh( rever practicable.
(c)
Other tJnder2Tmmd Utilities
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The Consortium agrees to contract with U.S. West and Canyon
Cable Television to install and construct all necessary upgrades to
their individual facilities wilhin the Project. Points of connection
will be from Meadows Road and Roaring Fork Road. All
unncc:essarycxisting underground lines wilt be abandoned In-place,
and new routing will conform to the utility corridor whenever
practicable.
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(I)
Draintlve
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The Consortium shalt install and maintain storm drainage facilities
for storm runoff from the site in accordance with Municipal Code
Section 24.-7-1004.C.4.f. A detention area designed to detain the
on-site lOO-yearstarm runoff as specified by the Urban Storm
Drainage Criteria Manual will be constructed north of Anderson
Park as shown on the Drainage Plan.
The design vOJumc that will be detained is approximately 0.9 acre-
foot of storm runoff, A final plan will be submitted to the Public
Works Director for his review and approval prior to the com..
mencement of drainage work within the Project.
(g)
Fin'!: Pmtectinn
f),
The Consortium agrees to install fire hydrants within 350 feet of
all eXisting and proposed structures. Placement wilt be reviewed
and approved by the City of Aspen/Pitkin County Fire Marshall
prior to commencement of construction.
12
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(h) V::\cation and Grant or Easemcnt~
The City agrees 10 vaCate any water, sewer or other utility
reservations at such time as these utilities arc either abandoned or
relocated in accordance with the Consortium's cl,)mmitmcnt set
forth herein. Consortium agrees to grant any new easements far
relocated utility facilities in accordance with the location of the
utilities as constructed and in~place as may be required by the
individual utility's rules and regulations governing service.
2. M(!;tdnw!; Ro::td
There shall be created a new Meadows Road accessing the Institute lodge
(acilities3.nd the residential properties at the Meaduws. Savanah shall
construct the new Meadows Road, Seventh Street/North Street inlersec~
tions, and Meadows Road/Eighth Street intersection in accordance with
the Plat. The new Meadows Road shall be dedicated as a public street
from its intersection with Seventh Street and North Street 10 the south
boundary of Lot 6.
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Legal access to and from the new Meadows Road shall be provided where
necessary for the benefit' of existing and future properties abutting that
portion of the old (existing) Meadows Road. Such easements are shown
and depicted on the Plat.
The speed limit for the new Meadows Road shall be reduced to a speed
below thirty miles per hour as determined by the City Engineer.
The old (existing) Meadows Road shall be converted at the expense of
Savanah to a pedestrian traillbikeway with ownership thereto to remain in
the City.
In connection with the laying out and construction of the new Mc.1dows
Road approved variations from subdivision design and ather standards and
elements of the Municipal Code include the following:
*
Curbs, gutters and sidewalks need not be provided within the
development.
*
Alleys, paved or unpaved, do not need to be provided.
Traffic control signs shall be installed at the intersection of the
new Meadows Road with Seventh and with Eighth Streets, but no
13
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". ::.'.~~.......~.~.':) '\.:::..' '., ..:. ,'2h'4~ :::;~.<'f~' '," ~~~';.' ,;.~.,::,:;
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. :-';;....j.,. r.~._: H' ("n~':.c~..~~I:!_:_~ :~'Q.;~...<f..,),:> F'G 748
traffic signals need be provided. Speed zonc:s shall be signed as
determined by the City Engineer.
.
If determined to be necessary by the City Engineer, street lights
need only be provided at the intersections of the new Meadows
Road with Seventh and Eighth Streets.
.
No street bridges need be provided. Culverts to accommodate
irrigation ditches and drainageshaU be installed.
.
The minimum centerline curve radius (or new Meadows Road shall
be reduced to 65 feet at and or near the intersection of Eighth
Street. and right..of-way widths shall be reduced to 40 (eet.
Maximum grade shall not exceed 8%. All dimensions shall be
specified and confirmed en the Plat.
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No street-end dedications need be provided.
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Cul-de-soc length for Meadows Road has been increased to a
maximum of 2,000 feet with a centerline turnaround diameter at
the administration building of approximately SO feet.
.
The new road alignment shall be called "Meadows Road".
.
Street trees lining new Meadows Road shall consist of cottoi\\voods
of 2 inch caliper spaced every 30 feet along the cast boundary
beginning at the intersection with Eighth Street and extending
north to the tennis courts.
.
The' Meadows Road construction shall be a local street in accor-
dance with the Pial and SPA approvals,
E.
ADDITIONAL CONDITIONS OF SITE IMPROVEMENTS:
In connection with the inst:llIation of all site improvements to the Property:
1. There shall be no interconnection of non-treated water systems to potable water
systems.
2,
Pursuant to Section 23-56(g) of the Municipal Code, the Consortium shaH convey
by special warranty deed to the City any right. title, easement 3nd interest it may
have in the Si Johnson Ditch along with any water wells or other water rights
appurtenant to the Propcrty~ The City shalllcase back to the Consortium, or its
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::". .1,J:/.} ;A~~~~:~~:;:.~~ ~ 'I~~,~. :..:', ~~~:L:~t~~~~~,~~S~:::~:~~.,..
;~:.;.).~.i)'*,....~ ";~~,~~,~jQ~.,l~,~~;:....~.,\ '~".
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'"; LVl::. :"::o.v.i-::. r,",",:i'in r.~~:'.' ".~:~>..:. r}or:: ii.':"-'
succc:ssor(s) in interest, raw water for irrigation use wilhin the Project in an
amount equal to that amount of water reasonably necessary ror the efficient
irrigation of the lands historically irrigated. Consortium shall pay to the City its
pro rata share of operation, maintenance and repair costs. plus S 100.00 per year.
The lea~e as noted above shalt not subordinate the use of the water right to the
emergency needs of the City for minimum stream flows, hydroelectric power. Or
municipal purposes.
3. Drain:Jge design for the Project shall not intentionally direct runoff into irrigation
ditches or ponds.
4. Utility facility installations shall be restricted to roadway, trailway and cultivated
landscaped corridors wherever possible. If utility facility installations must occur
outside of these areas) such alternate utility corridors shall. be fenced or
barricaded to the narrowest width possible so as to minimize vegetation
disturbance or destruction from construction activities and machinery. All tltility
location corridors shall be inspected and approved by the City Engineer and
Planning Director prior to the issuance of any excavation permit.
S. Vegetation replacement necessitated by utility installation shall utilize the same"
plant species as the species of vegetation disturbed or. damaged.
6. All ditches," swales, intermediary ponds and detention areas shall be subjcct to
appropriate easements for access and maintenance purposes and be depicted on
th-: Plat.
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7. Trench box construction methods shall be.utiIized for the utility installations
whenever possible so as to minimiz~site disturbance.
8. All trail easements shan consist of the trail width plus two feet on each side of
the trail plus required temporary construction easements all as shown on the Plat.
F.
FINANCIAL ASSURANCES:
Financial assurances in amounts and in forms acceptable to the Consonium and City shall
be provided by Consonium to ensure the satisfactory installation and completion of the
new Meadows Road, all utility infrastructure, including water lines, the trail along old
Meadows Road, and the parking facility; provided that only that ponion of the tinancial
assurances found by the Public Works Director to be related to the work for which a
given construction related permit is sought mu~t be in place prior to issuance of that
permit. The Consonium shalt have the right, at anytime and from time to time, to
substitute financial assurances theretofore given with another form of financial assurance;
15
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. . , .",:~..t.02::;.::~ '.l::,:':~~~'~~ ",~':~:h..i..".~.,:lo";'~~<=',
'.~" ,,;:....~~~~...t. t;:~,.........., ,,"'j..,;")'''' ~~....\.q:.,..~...
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r.'G 750
provided always that such substituted financial assurance is satisfactory to the City
Attorney.
n. J:I,'J)IVTDUAL PARCELS. TIlE ASPEN MEADOWS
A. LOT 1 . THE ASPEN INSTITUTE:
Lot! is the Institute Property and is zoned Academic (A), Open Space (OS) and Wildlife
Preservation (WP), all according to and as shown on the Plat New development on Lot
I has been approved for 50 new lodge units totalling 78,360 gross interior square fect,
for 110 new and renovated lodge units, a health club renovation and expansion of 1,800
gross interior square (eet, a, restaurant renovation and expansion o( 2,000 gross interior
square (eet, a renovation and expansion of the tennis shop of 980 gross interior square
feet and the creation of an underground parking structure for 97 cars below the
reconfigured tennis courtS.
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1. Dimensional Reall~
The dimensional requirements which shall apply to all permitted and conditional
uses in the Academic (A) Zone District are shown on the Plat.
2. Off-Street P:ukim'
The Institute shall maintain 97 off-street parking spaces on Lot 1 until completion
of the underground parking structure.
3. Site Tmnrovements
(a) ~. 'AU telephone, electric and cable lines on Lot I servicing the
improvements shall be undergrounded. All water and sanitary sewer lines
shall be designed and constructed in accordance with standards of the City
and of the ACSD and as built easements will be provided as required.
(b) Landscane Imorovemeots. Institute shall abide by and substantiaUy
conform to the tree removal and landscape plans recorded as part of the
Plat in Book ~ at Page ';" ,el seq. of the Records. The landscape
plans dc!,ict and describe the nature, extent and location of all pla~t
materials in appropriate relation to scale, species and size of existing plant
material, flower and shrub bed definition, a plant material schedule with
common and botanical names, sizes and quantities, proposed treatment of
all ground surfaces (e.g., paving, turf, gravel, terracing, ere.), decorative
water features, retaining walls, (encing, benches. and aU other agreed.
16
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upon landscape features. Such landscaping shall be complett'd in a logical
sequence commensurate with the staging of improvements as contemplated
in the Lot 1 Construction Schedule, but in no event later than one year
after the date of issuance of the Certificate of Occupancy for the final
phase of improvements. It is the mutual understanding of the parties that
Certificates of Occupancy may in fact issue for improvements even though
the landscaping improvements related thereto have not yet been complct-
ed, so long as that portion of the financial guaranty provided for in this
agreement, which covers the estimated cost of such unfinished landscap-
ing, remains available to the City pursuant to the terms of this agreement.
All tree replacement shall be on a one-to-one caliper inch basis throughout
the Project as a whole with minimum size at 1 112" caliper.
4. I!llili
The Plat depicts all trails dedicated or conveyed to public use and all easements
linking off.sile trails to thedeveJopment's trail system, including (a) an easement
for a trail link from Lot 3 (physics), running behind Lots 7-10, to Meadows
Road, and (b) the trail easement between the tennis townhouse~ and restaurant.
Written easements shall be executed and conveyed after trail construction
confirming. the as~built location of each easement. The Consortium and City
agree that the .racetrack trails are not to be improved. While the Institute is
granting the Easements it shall have no financial obligation whatsoever for any
troil or related work on the trail around the track or ,the trail between the Tennis
Townhomes and the restaurant as shown on the Plat.
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Financial As~urances
In order to secure the construction or the site and landscape improvements in
Paragraphs 3(a) and (b) above and to guarantee 100% of the estimated cost of
such improvements, Institute shan guarantee by irrevocable bond, sight draft or
letter of commitment or credit from a financially responsible lender that funds in
the amount or such estimated costs are held by it for the account of City for the
construction and installation of the above~described improvements. As a
condition for issuance of a building permit for a portion or all of the renovation
and new construction anticipated herein, the Institute and City shall agree on that
portion of the work outlined in Paragraphs 3(a) and 3(b) above reasonably
necessary to complete the work for which a permit is being sought and the
mutually agreed upon financial assurances shall be delivered to the City prior to
issuance of the buildin;: permit. All financial assurances given by Institute to
City, in all events, shall give the City the unconditional right. upon and following
default by the Institute, notice thereof by the City, and a (orty day right thereafter
to cure, to withdraw funds as necessary and upon demand to partially or fully
complete and/or pay for any of such improvements or pay any uncontested
17
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.: .:.:...~ ,.~:~J4'l.':.i"~~-\.
...}' '.ki~:;~'~~!:'~.i~~~~it.i;.~~~;;:~};fL
:7',:',~',7~,~ r:~;:.~':: .~/ ;.7 '. \~ ~~, j ~rl:~:C. C ~.::::::~~: ~ "'~o~I'
667 pG 7'52
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outstanding bills for work done thereon by any party, with any excess guaranty
amount to be applied first to additional administrative or legal costs associated
with any such default and the repair of any deterioration in improvements already
constructed before: the unused remainder (if any) of such guaranty is released to
Institute. As portions of the required improvements are completed, the Public
Works Director shall inspect them, and upon approval and written acccpt.:ulce, he
shalt authorize the release from the guaranty delivered by Institute of the agreed
estimated cost for that portion of the improvements except that 10% of the actual
cost of the site or landscape improvements shall be retained until all proposed site
or landscape improvements are completed and approved by the Public Works
Director.
At anytime and from time to time, Institute shall have the right to substitute for
the form of financial assurance given, so long as such substituting form meets the
requirements for form and content above set forth. Any such substitution shall
be subject to the prior approval of the City Attorney in his determination.
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6~ Emoloyee Housin2:
Under the termS of this Agreement the City acknowledges it has granted the
Institute a GMQS development exemption for essential public:; facilities from
competition and affordable housing impa~t mitigation for the Institute's existing
and new facilities.
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LOT 2 - MUSIC ASSOCIA -rES OF ASPEI>I:
Lot 2 is thc MAA Property and is zoned Academic (A) ,,"d Open Space (OS) all
according to and as shown on the Plat., Current development on Lot 2'consists of the
performance tent, the back stage area, a gift shop, a refreshment stand, a box office and
a parking lot. Approved new development allows for a music tent back stage expansion
of 1,500 gross interior square feet, a new rehearsal/performance han of t 1,000 square
feet of floor area and an expansion of 100 g:oss interior square feet to the existing gift
shop. Additionally i approval has been granted for a re--configuring ofthe tent to increase
tent seating to a total of 2,050 seats. FARs and the definitions thereof for the rehears~
aI/performance hall shall remain as set forth and defined in the Aspen Land Use
Regulations in effect as of June 10. 1991, notwithstanding and shall survive, for not less
than the three year periOd next succeeding June 10, 1991, any subsequently adopted
reduction in or change to the definition or calc.ulation of FARs.
1. Dimensional Reouirements
The dimensional requirements which shall apply to aU permitted and conditional
uses in the Academic (A) Zone District are established on' the Plat.
18
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,: ';J;~ri:;:;~;";\:\~:;.;' !":."'K~::;:~.;~(f~~{j~?~[for
".~..'t..~o......:~....~ .,,)..~\t$::~~I;j:.\~..tI':"J~~i:'''..., .;,:;,."
!:'::,,":'.'="~.-;" .~.: :,~.'.'~: :t. ~'~ ~'::,~" ;.:",-,.-,,', :i~' 667 C:'G 753
C-:'i'..:i~ ,":,"':::\.. f"':+i'l. ~',.,~. :.,.t. :-"~J': 'r.""~'
2. Off..Street Pnrkin2
The parking lots at the South end of Lot 2 shall be reconfigured to allow for off
street bus drop-off. a new pedestrian trail through the parking lot. the adjition of
bike racks for concert gocrs and parking for approximately 274 automobiIcs~ as
shown on the Plat.
3. Site Tmorovements:
(a) ~. All telephone, electric and cable lines on the P:-operty scrvicinb
the improvements shall be undergrounded. All water and sanitary sewer
lines shall be designed and constructed in accordance with standards of the
City and of the ACSD and written easements confirming the as.built
location thereof wilt be provided if and as required.
.
.
(b) r..andse~ne Imnrovements. MAA shall abide by and substantially conform
to the tree removal and landscape plans as recorded as pan of the Plat in
Book A ~ at Page .~. etseq. of the Records. The landscape plans
depict and describe the nature, extent and location of all plant materials
in appropriate relation to scale, species and size of existing plant material,
flower and shrub bed definition, a plant material schedule with common
and botanical names, sizes and quantities, proposed, treatment of all
ground surfaces (e.g., pnvil'lg, turf, gravel, terracing, etc.), decorative
water features, retaining walls, fencing. benches, and all other agreed.
upon landscape features, Such landscaping shall be completed in a logical
sequence commensurate with the stagil1g of improvements as contemplated
in the Lot 2 Construction Schedule, but in no event later than one year
after the date of issuance of the Certificate of Occupancy for the final
phase of improvements. It is the mutual understanding of the parties that
Certificates of Occupancy may in fact issue for improvements cven though
the landscaping improvements related thereto have not yet been complel.
ed. so long as the portion of the financial guaranty provided for in this
agreement hereof which covers the estimated cost of such unfinished
landscaping remains available to the City pursuant to the terms of this
agreement. All tree replacement shall be on a one.to-one caliper inch
basis throughout the Project as a whole with minimum size at 1 112"
caliper.
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In order to secure the construction of the site and landscape improvements in
Paragraphs 3(a) and (b) above and to guarantee 100% of the estimated cost of
such improvements. MAA shall guarantee by irrevoc"'lble bond, sight draft or
letter of cnmmitment orcredit from a financially responsible lender that funds in
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the amount of such estimated costs are held by it for the account 'of City for the
construction and installation of the above-<fescribed impro....ements. As a
condition' for issuance of a building permit for a portion or an of the renovation
and new construction anticipated herein, MAA and City shall agree on that
portion of the work outlined in Paragraphs 3(a) and 3(b), above reasonably
necessary to'complete the 'work for which a permit is being SOI~ '''t and the
mutually agreed upon financial aSSUraJ'lces shall be delivered to the I....y prior to
issuance of the building permit. All financial assurances given by MAA to City,
in all events, shall give the City the unconditional right, upon : following
default by the MAA, notice thereof by the City, and a forty day n. .., th~!"C:I.fter
to cure, to. withdraw funds as necessary and upon demand to par;.. : ur fully
complete and/or pay for any of such improvements or pay any tllh.:Ol1lcstcd
outstanding bilJs for work done thereon by any party, with any exct:'ss guaranty
amount to be applied first to additional administrative or legal costs associated
with any such default and the repair of any deterioration in improvements already
constructed before the unused remainder (if any) of such guaranty is released to
MAA. As portions of the required improvements are completed, the Public
Works Director shalt inspect them, and upon approval and written acceptance. he
shall authorize the release from the guaranty delivered by MAA of the agreed
estimalcd cost for that portion of the improvements except that 10% of the actual
cost of the site or landscape improvements shall be retained until an proposed site
or landscape improvements are completed and approved by the Public Works
Director.
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. At anytime and from time to time, MAA shaH have the right to substitute for the
form of financial assurance given. so long as such substituting form meets the
requirements rer form ~nd content above set forth. Any such substitution shall
be subject to the prior approval of the City Attorney in his determination.
S. Ernf)'ov~e Housin2:
Under the terms or this Agreement the City acknowledges it ha~ granted MAA
a GMQS exemption for essential public racilitiesfrom competition and affordabie
housing impact mitigation for MAA's existing and new facilities.
C. LOT J - THE ASPRN CRN"ffiR FOR Pf'~:
Lot 3 is the Physics Property and is zoneci Academic (A) and Wildlife Preservation
(WP), all according to and as shown on thc Plat. Development on Lot 3 consists of
meeting facilities and library building for Physics. No new developmcnt is approved by
this plan; however, new deveicpment with appropriate review is not precluded.
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Si 1 Vt '" Dr:\'.';, "". r'l t~: [I~ en!:\' C1'..'1" I,. Doc. ". IV..'
t. Site Tmorovements
(a) .llliliJig. Physics shall install and hook up to a sanitary sewer service for
aU buildings currently not served. Such improvements shall be inspc.."Cted
and approved by the'. Aspen Sanitation District and shall be conveyed to
the District upon completion, inspection and acceptance by the District.
Physics',shall. if necessary, convey to the District a perpetual twenty foot.
as.built easement extending ten feet from each side of the centerline of an
newly constructed sanitary sewer lines, and a construction casement
extending an additional five (eet on each side of the centerline.
Physics shall, within two years of the date of recordation of this Agreement and
the Plat, complete the sanitary sewer improvements or post a financial assurance
in an amount and form mutually acceptable to the City and Physics to guarantee
completion of the sanitary sewer installation no later than thirty months from the
date of recordation of this Agreement and the Plat.
2.
Fin:1nci:11 A~~II1':1nces
In order to secure the construction of the sile improvements in Paragraph l(a)
above and to guarantee 100% of the estimated cost of such improvements and
related re-vegetation of disturbed areas of Lot 3, Physics shall guarantee by
irrevocable bond, sight draft or lener of commitment or credit from a financially
responsible lender that funds in the amount of such estimated costs arc held by
it for the account of City for the construction and inst.1l1ation of the above.
described improvements. ' All financial assurances given by Physics to City, in
all events, shall give the City the unconditional right, upon and fonowing default
by the Physics. notice thereof by the City, and a forty day right thcreaner to
cure, to withdraw funds as necessary and upon demand to partially or fully
complete and/or pay for any of such improvements or pay any uncontested
outstanding bills for work done thereon by any party, with any excess guaranty
amount to be applied first to additional administrative or legal costs associated
with any such dcfault and thercpair of any deterioration in improvements already
constructed before the unused remainder (if any) of such guaranty is released to
Physics. As portions of the rcQuirl.~ improvements arc completed, the Public
Works Director shan inspect them, and upon approval and written acceptance, he
shall authorize the rclca.<e from the guaranty delivered by Physics of the agreed
estimated cost for that portion of the improvements except IhalIO% of the actual
cost of the site improvements shaH be retained until all proposed site improve.
ments are completed and approved by the Public Works Director.
At anytime and from time to time, Physics shaIl have the right to substitute for
the form of financial aSSllrnnce given, so long as such substituting form mccts the
21
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..'" ,:,:",:?-.~...,...'~"'.:.~l::';""'~ ~~ .,t'f':'\:,:'.:~"~, ~"'W~1l:':t..;~~'.':""
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r:'G 756
requirements for form and content above set forth. Any such substitution shalt
be subject to the prior approval of the City Attorney in his determination;
3. Irllili
The Final Plat depicts a'traitcasement across the Physics Property from Gillespie
Street to the race track trail on Lot 1. Physics and the City agree that this trail
easement is not to be paved. Physics is g!',lOting, this easement but has no
financial obligation of any kind for the trail or any related work.
D. JOT 4 -CONSERVATION LAND:
Lot 4 is to be sold by Savanah to the City of Aspen for the purpose of open space. Lot
4 shall be zoned Wildlife Preservation (WP). It is the intention of this zone district that
this Property remain open with a trail system and appropriate bridge connections to the
Rio Grande Trail. Neither the Consortium nor any of its individual members thereof
shalt have any responsibility whatsoever for the construction, installation or maintenance
of any trail or other recreational facilities to be incorporated into Lot '4. Exact trail
locations m':!st be approved by the Planning Director giving priority to those alignments
which minimize damage or disruption to existing vegetation and landscape and which
subordinate, grade considerations and, thus, minimize switchbacks, to preservation of
existing topography.
.
~I
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,
1. Site Tmnrovements
(a) ~. The Final Plat shows utility line casements as ex.isting and
proposed for electrical, gas, storm and sanitary l'ewcr, :lnd water.
E. 1 OT 5 - THE TRUSTEE HOtJSF_~ AT THE ASPEN MEADOWS:
Lot 5 is Savanah's Property and is zoned RMF according to and as shown on the Plat.
Existing development on Lot 5 consists of the eight trustee houses, each of approximately
1,750 square feet, consisting of three bedrooms and two baths. Development has been
approved for an expansion and renovation of the existing trustee houses to create eight
three-bedroom units of 2,500 square feet of FAR each. In addition three new trustee
houses shall be developed on Lot 5, one on the South end of the existing units and two
on the North end of the existing units. Each new unit will be 2,500 square fcct of FAR
with three bedrooms. Total build-out on Lot 5 shaH consist of cleven units with thirty-
three bedrooms and 27.500 square feet of FAR, excluding carports (up to 500 square feet
per dwelling unit). FARs and the dcnnitions thereof for the existing and new trustee
houses shall remain as set forth and denned in the Aspen Land Use Regulations in effect
as of June 10. 1991, notwithstanding and shall survive for not less than the three year
22
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. . :!:..,): !r.;~\\?\r~~':" ~'~f.:\ '.:~., ~~~J"iI~~;;~1:-~*";~$f10:: .
...... :~~:...tb't...,~t.7~jf~". \:::".~... ;:~::':~i.\-i;:::!~'!1~~"~~;~' "':',"';;::h".;I"i",',
." '1.~ '~~l-"'~"1~/'r:';:. :....,..:i;::~-;t:r;.......; .....". '- .J. ;..;~'''r..''
.:"'~ "~~..-;("~~....~~.~.~~lM\. I, .....~~..:.;7.';t~~~(
!t,'34')9;.7" ')1/2-1/'-:0: 1.:'=.: '3 Ro::.>c: ~-ll)(!.(l(l I;ff~ 667 PG 7:57
Qilvi~ n~vi$. Pi!1 tn Cntv rl.rl~. Dec 1.0"
period next SUCC't~C:!::I~ )lll~". :0, :~j:,l, any subsequently adopted reduction in or change
10 the definition or calculation of FARs. The three new residences have received an
allotment under the GMQS and have received variations for setbacks, height and open
space, as noted on the Plat and as described below.
./
1. Dimensional Reouirements a.nd Vana.fintls Therefrnm
The foHowing dimensional requirements are for the RMF Zone District;
variations in these requirements that have been granted for the development
activity contemplated for Lot S are noted:
a)
Minimum lot siae (sq, fl.):
6.000
,.
b)
Minimum Jot area per dwelling unit:
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i)
3,630 sq. fl.
60 feel
3 bedroom unit:
c)
Minimum tot width:
d)
Minimum front yard;
i)
10 fee'
Principal building:
ii)
IS feet
Accessory building:
~. A variation from minimum RMF Zone ~istrict front yard
setbacks for aeeessory buildings has been granted by the City to
zero l<;el (or Lot 5.)
e)
5 feel
Minimum ~ide yare!.:
f) Minim":" rear yard:
i)
10 feet
Principal auilding:
ii)
IS feet
Accessory building:
g)
2S (eet
Maximum height:
~. A dimcnsionnl height variation for the two nOl'lhernmost trustee
he",es has been granted by the City (or up to eight (eet.)
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h)
Percent or open space required (or building site:
35%
23
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667 p~' 758
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(~. Minimum RMF Zone District open sp:tce reqlJ;r~"r.r:':\ts have been
waived by the City for Lot 5 in consideration (If the opcn ';I"H:~ otherwise
provided in the SPA devdopment plan.)
i)
External FAR (maximum):
1:1
j)
k)
lnternal FAR:
no reqlliremcflt
Ofr-street' parking requirement:
1 space per bedroom
2. 1;ondomin;umi7.ation and ~ix Month Minimum I e<'l!;e Re-o\lircmcnt
PUrsuant to findings made during the approval process and in accordance with
Section '24-7-1007 of the Municipal Code. the City has granted and ~warded
condominiumjzation approval for all cleven units 'ontemplaled for Lot 5.
Condominiumization of the eight existing units is subject 10 payment of an
affordable housing impact fee according to Section 24.7.IOO7A(I)(e). The fee
totals $64,240 and sh:l.l1 be paid at time of rccordation of the condominium pint
and declaration for the units nn Lot 5.
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The six. month minimum tense requirement for condominium units as contain~d
at Section 24-7.1007 (A)(I)(b)(I) of the Municipal Code has been and !Icreby is
waived as to all the condominium units on Lot 5 as approved by tris SPA plnn.
3.
Site Tmorovcments
(a) llJiliJks. All telephone, electric and cable lines on the Property servicing
the improvements shnll be undcrgroundcd. All water and 5.1nilary sewer
lines shall be designed and constructed in accordance with standards of the
City and of the ACSDand written casements will be provided if nod as
required confirming the as-bui1tlo~::.!ion of each enSement.
(b)
L1nd<;c:anc TmomvemCnl!;. S<.;vanah shall abide by Md subst:tntial1y
conform to the tree removal and lnndscnpc plans recorded as pClrt of the
PInt in Book J,)( at Page C;. et st!q. of the Records. The landscape
plans dcpict and describe the nature, extent and loc~tion of all plant
materials in appropriate relation to scalc, species and size of existing plant
materinl, nower and shrub bed definition, a plant material schedule with
common and botanical name'i, sizes and quantities, proposcd treatmcnt of
all ground surfaces (('.g., paving. turf, gravcl, terracing:. ('rc.), dccorntivc
wnter features, rClnining walls. fencing, bcnchcs. <\l1d all other agreed-
upon lnndseapc features. Such l::mdscnping shnll be complcted in n logicnl
scqllcnce coml11Cnsuriltc wilh lhe stilging of iml"rovcnlcnlsas cOlllCmplalcd
in the Lot 5 Constrllction Schedule, but in no event later than one year
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:1-:'..1-:'7"7'7' "'1:~1I;/,!: l.'.,: i) f.::o;:o:.; .t:,:'_"('.""l C'" 667 r'G 759
':; ~...,., i..;."l:'" f':".. '1"1 ':,"" ',-:\;..r~. rV'{ -r..,:'u','
artcrthe date of issuanc,,: of the Certificate of Occupancy for the final
phase of improvements. It is the: mutual understanding of the: partics that
Certificates of Occupancy may in fact issue (or imp'rovcmc:nts even though
the landscaping improvements related thereto have not yet been complC:l~
cd, so long as that portio!1 of the financial guaranty provided for in this
Agreement, which covers the .:stimated cost of suchunlinished landscap.-
ing remains available to the City pursuant to the terms of this Agreement.
All tree replacement shall be on a one.to-one caliper inch basis throughout
the Project as a wholt with minimum size at 1 1/2" caliper.
4. Irlli!.I
The Plat depir:lS all trails dedicated or conveyed to public use and all easements
linking or(.site trails to the Project's trail system, including the trail easement
between the tennis townhouses and restaurant. Wriuen casements shan be
executed and conveyed after trail construction confirming the as.built location of
each easement. A portion or the trail E3sement for the trail. from Meadows Road
to Lot 4. CroSIiCS Lot S, as depicted on the Plat. Trail construction on this
Easement and any other appurtenant recreational (acilities and amenities and
landscaping is the sole responsibility of the City of Aspen. Neither Savanah nor
the Consortium shall have any financial responsibility for any of this work or (or
the maintenance of any easements.
,
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,
5.
FinMcia! Assllt7Inces
In order to secure the construction of the site and landscape improvements in
Paragrnphs 3(a) and (b) above and to guarantee 100% of the estimated cost of
such improvements, Savanah shall guarantee by irrevocable bond, sight draft or
letter of commitment or credit from a financially responsible lender that funds in
the amount of such estimated costs, are held by it for the account of City for the
construction and installation of the abovc-deseribed imprOVCf!'1ents. As a
condition for issuance "r a building permit for a portion or all of the renovation
and new construction anticipated herein, Savanah and City shall agree on that
portion or the work outlined in Paragraphs 3(a) and 3(b) above reasonably
necessary to complete the w(.'r;~ for which a permif is being sought and the
mUlually agreed upon financial assurances shall be delivered to the ':ity prior {a
issuance of the building permit. All financial assurances given by Savanah to
City, in all events, shall give the City the unconditional right, upon and following
derault by Savanah, notice thercofby the City, and a forty day rightthercafter to
cure, to withdraw funds as necessary and upon demand to partially or fully
complete and/or P.1Y for any of such improvements or p:\y :my uncontested
outstanding bills for work done thereon by any party. with any cxcess guaranty
amount to be applied lirst to additional administrativc or lcgal costs associated
with any such default and the rcpair of any dctcrioration in improvements already
25
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~""_""'_"'"'_:;It--....-...;.,.\.
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t~-:I'>"'--:":;7 0': /:11 '9: t~,. J',5 .r:'~~: 1..1<.,',. <.,', PI 667 r'rj 760
':':.,;", .',\ :~,.:,...j '.. 1'"'.1' t : I, ~;,l' .: ,,,: . D..... ~...".,
constructed before the unused remainder (ir any) of such guaranty is released to
Savanah. As portions of the required improvements arc completed, the Public
Works Direc\or shall inspect them, and upon approval and written acceptance, he
shall authorize the release from the guaranty delivered by Savanah of the agreed
estimated cost for that portion of the improvements except that 10% of the actual
cost of the site or landscape improvements shall be retained until all proposed site
or lar:dscape improvements are completed and approved by the Public Works
Dircctl,)r.
At anytime and from time to time, Savanah shall have the right lo substitutc for
thc (arm of financial assurance given, so long as such substituting form meets the
requirements (or form and conlentabove set forth. Any such substitution shall
be subject to the prior approval of City Attorney in his determination.
6. ~m"lnvec Hnm:inl'
Savannh and the City acknowledge that the renovation and expansion of the eight
trustee houses do not create any employee impact because the bedroom count in
each' unit remains at 3. Savanah shall pay to the City an affordable housing
mitigation impact fee for' 1.66 low income employees per unit for each of the
three new residential units on Lot 5, in an amount to be calculated pursuant to
those fee guidelines in effect at the time the fce is to be paid. The fee shall be
paid prior to the issuance of the building permit for construction of any new
residential unit on Lot 5 and shall be paid in proportion to the number of units
Sl:lught to be permittcd.
F.
LOT 6 - THE TENNIS TOwNHOMr~., AT THE ASrEN MEADOWS:
Lot 6 is owned by SaY:l.ncl1 and is zoned RMF according' to and as shown on the Plat.
Currenlly there is no residential development on Lot 6. Approved under lhis plan is
development of seven townhome units of three bedrooms and 2,500 square feet of FAR
cach.Total build out on Lot 6 shall consist of seven units with twent\', one bedrooms and
17,500 squarc fcct of FAR, cxcluding carports (up 10 500 square fcct per dwclling unit),
FARs and the delinitions thereof for thcexisling :xndnew trustee houses shall remain as
set fonh and dcfincd in thc Aspen Land Use Rcgulations in cffcet as of Junc la, 1991,
notwithstanding and shall survive for not less thnn the three year period next succeeding
June 19, 1991, anysubscquently adopted reduction in or change to the definition or
cnlcula[ion of FARs. The seven ncw [ownhOnles have received an allolmenr under the
City GMQS and have received variations for hcight, open space and setb;'1cks for
accessory buildings, all as noted on the Plat and dcscribed herein.
26
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........
~....1'."'1~... "':.':~'11,,?-:: I.'.:::: "',,, .:::..,,'....,.. !',t 667 r'i; 761
~." .... r.,;\ I.. ~"I "; . :'. ('n'. ''"' ."..~ . r"... ~....,,'.
1. Dimen!;ional Rl"Ouircmenls:\nd Vari"fions Therefrom
The following dimensional requirements are ror the RMF Zone District:
variations in these requirements that have been granted for the development
activity contemplated ror Lot 6 are noted.
a)
Minimum lot size (sq. fl.):
6.000
b) Minimum lot area per dwelling unit:
i)
3 bedroom unit:
3,630 sq. f:.
c)
M:nimum lot width:
60 feet
d) Minimum rront yard:
i)
Principal building:
10 feet
,
-
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,
ii)
Accessory building:
15 feet
~. A variation from minimum RMF Zone ~istrict front yard
setbacks for accessory buildings has been granted by the City to
zero feo! for Lot 6.)
c)
Minimum side yard:
5 feet
f)
Minimum rear yard:
i)
Principal building:
10 feet
ii)
Accessory building:
IS feet
g)
Ma.'dmum height:
25 feet
(~. A dimensional height variation for the center portion of the tennis
town homes has been granted by the City for up to three feet as ;iho\\.'n on
the Plat.)
h)
Percent of open sp:1ce requircd ror building site:
35%
(~. Minimum RMF Zone District open spacc requirements h.wc been
waived by the City for Lot 6 in consid..:ralion of the opcn space otherwise
provided in the SPA development plan.)
27
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,:~;. ,'J,. .~\':,l.;.tf. 4, .... '>;,'J:r.~'~ !.,..~ :~;i..Ai. ~'. ~ ... _~k.,~''''.{,. ~~~""'~"\ ~;~"F4-'\,.:..'i;::~,::~;.
".. ......~".~.....'" :; ,..:.,..~~.".,.: .,- .~.~,.....'''..''".,AJt.\?:),?L
~.t~::i:'D'~~.~.~.~ !~.~. !I,~,.:, 1 ~:,~~~,.~ ,.'~.~,;.'!.l: llb,..~:! 'r.~~~ PG 762
i)
External FAR (m..,imum):
1:1
j)
k)
Internal FAR:
no requirement
Ofr~street parking requirement:
I space per bedroom
2. Cond(')miniumi7:~tio" :lnd Six Month Minimum Lease R.e:c:mlr~m~nt
Pursuant to findings made during the approval process and in accordance with
Section 24.7.1007 of the Municipal Code, the City grants and .wards
condominiumization approval for the seVen tennis townhome units on Lot 6 as
approved by this SPA plan.
The six month minimum lease requirement for condominium units as contained
at Section 24.7.1007 (A)(l)(b)(l) of the Municipal Code has been and hereby is
waived as to the seven condominium units on u,t 6.
.
~.
.
3.
Site Tmnrovem~nl~.
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(a) lltil.i.tia. AU telephone, electric and cable lines on the Property servicing
the improvements .shall be undergrounded.. All water and sanitary sewer
tines shall be designed and constT"Jcted in accordance with stand:uds of the
City and of the ACSD and written casements will be provided if and as
required confirming the as~built location of each easement.
(b) Land~~ne Tmorovemcnt~. Savanah shall abide by and substantially
conform to the tree remaval and landscape plans recorded as part or t:le
. Plat in Book..-:3.S:. at Page L. t/ set]. of the Records. The landscape
plans depict and describe the nature, extent and locatioo. of all plant
materials in appropriate relation to scale, species and size of existing plant
material, (lower and shrub bc:d definition, a plant material schedule with
common and botanical names, sizes and quantities, proposcd.trc.almcnl of
all ground surfaces (e.g., paving, turf, gravel, terracing, tiC.), decorative
water ieatures. retaining wails, fencing, benches\ and all other agreed.
upon land'cape features. Such landscaping ,hall be completed in a logical
sequence commen$Ur:3.te with the staging ofimprQvements as contemplated
in the Lot 6 Construction Schedule, but in no event lalc!' than one year
after the date of issuance of ,he Certificate of Occupancy for the final
phase or jmprovement~~. It is the mutual understanding ol the parties that
Certificates of Occupan::y may in fact issue for improvcmc:nts even though
the landscaping imp:,ovements reI:lled thereto have not yet bcencomplct.
ed, so long as the portion or the Cinanci:;.J guaranty provided lor in this
Agreement which covers the estimated cost of such unfinished lanl1sc:)ping
remains available to the City pursuant to the terms or this Agreemcnt. AU
l
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28
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tree replacement shalt be on a onc.to-one caliper inch basis throughout the
Project as a whole with minilT.um size at 1 111" caliper.
4. Imili
The Plat depicts alllrails dcdicated or conveyed to public use and all easements
linking orr.site trails to the Project's trait system. Two trail casements are
asscx::iated with Lot 6. The first is a minimum three foot wide unpaved walking
path which parallels the Meadows Road on the Eastern edge of Lot 6 and the
second is the casement on the Western panion of Lot 6 to accommodate the
~onstruc:tion and maintenance of the trail from Meadows Road to Lot 4 and across
the Roaring Fork River to the Rio Grande Trnil, all as a~picted on the Plat. lot
6 shall be burdened with easements for these trails as shown on the Final Plat.
Construction of the walking path shan be completed by Savanah in connection
with the ~onst:uction of the improvements on Lot 6. Savanah and the City
acknowledge and agree that :111 responsibility ror construction of and paymt=nt ror
the trail to Lot 4 and any other appurtenant recreational amenitiespermiut.'d in the
zone district and landscaping is the sole responsibility of the City \ and Savanah
shall have no responsibility for the maintenance-thereof.
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F;nand~l Assur.l.nces
In order to seeure the construction of the site improvements in Paragraphs 3(a)
and (b) above and to guarantee 100% of the estimated cost of such improvements,
Saval1ah shall guarantee by irrevocable bond, sight draft or letter of commitment
or credit from at'inancial1y responsible lender th:st funds in the amount of such
estimated costs, are held by it for the account of City for the:: construction and
installation or the above.described improvements. As 1l condition for issuance of
a building, ~rmit for a portion or all or the construction anticipated herein,
Savanah and City shan agree on that portion of the work outlined in Paragraphs
3(a) and 3(b) above reasonably necessary to complete the work for which a
permit is being sought and the mutually agreed upon financial as5~lranees shall be
delivcn::d to thc City prior to issuance of the building permit. All financial
assurances given by Savanah to City, in all events. shall give the City the
unconditional right, upon and foUowin& derz.ult by Savanah. after notic~ thereof
by the City, and a forty day right thcrcaCt..:r to cure, to withdraw rllnds as
necessary and upon demand to partially or fully complete and/or pay for al:Y of
such :mprovcments or p.;.y any uncontcsted outstanding bills rot work done
thereon by any party. with any excess guaranty amount to be applied first to
additional 3.dministrative or legal costs associated with any such default and the
repair or any deterioration in improvcments all'C4ldy constructed before the unused
remainder (if any) of such guaranty is released to Savan:th. As portions of the
required improvements are completed, the Public Works Director shall inspect
them, and upon approval and writtt=n accept3nec. he shall authorize the release
29
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itom lh~ guaranty delivered by Savannh of the agreed estimated cost for that
portion of the improvements except that 10% of the actual cost of the site or
landscape improvements shall he retained untit all proposed site or landscape
improvements arecomplc:ted and approved by the Public Works Director.
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At anytime and from time to time, Savanah shan have the right to substitute (or
the (orm o( financial aSsurance given, so long as such, substituting form meets the:
requirements for form and content above set forth. Any such substitution shall
be subjeCt to the prior approval of City Attorney in his determin:Ltion.
6.
. Emolnvee Housin(l'
In connection with the construction of the seven tennis townhome townhouse
condominium units on Lot 6 Savanah shan pay to the City an afford~bte housing
mitigation impact (ee for 1.66 low income employees per unit for each of the
seven new residential units on Lot, 6, in an amount to be calculated pursuant to
those fce guidelines in effcct at the time the fce is to be paid. The f~ shall hc
paid prior to the i!>suancc of the building permit (or construction or any new
residential unit on tat 6 and shalt be paid in proponion to the number of units
sought to be permitted. .
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1QL~ 7.8 9 and 10 - THE RF.5IDENCES AT THE ASPEN MEADOWS:
*
lots 7. S, 9 and 10 are owned by Savanah and are zoned R-IS according to the Plat.
"n,esc lots currently are undeveloped. Under the SPA, Savanah has been granted
:\pprovat to develop, on each lot, a single, family residence together with ar. accessory
dwelling unit. Each lot has a FAR of 4,540 square feet. excluding 500 square fcct of
l' arage. but including the accessory dwelling unIt of 500 square fect above gnd., FARs
nd the dcfim'tions thereof for the residences and the accessory dwe1lin~ u nits shall
remain as set forth and defined in the Aspen land Use Regulations in effeet as of June
10. 1991, notwithstanding and shall survive for not loss than the three year period next
hlccecding June 10, 1991, any subsequently adopted reduction in <:Ir change to the
definition or calculation of FAP.s. The fout' single family units have specifie building
envelopes as shown on the Plat and will be subject to protective covenan:.s thai will be
placed of record prior 10 the sate of any of Lots 7, 8. 9 and 10, which covenants wilt.
cl.t a minimum, provide for (a) the establishment and i:1corporation of an association of
homcowners with a Design Review Board, at least one melTlb~.. ('If which shalt be
do,ign'led by the City of Aspen Historical Preservation Commission. which Board :mall
ha\"~ original jurisdiction in all matters involving any chan~c to the then existing state or
c('ndition of any lot; (b) the manner in which each accessory dwelling unit on any lot
';Ii:t.1I be used. occupied and rented, including the incorporation of applicable standards
:,.r~d ~'.:idelincs o( the Aspen Pitkin County Housing Authority; and (c) the obligation of
("3ch of Lats 7. 8. 9 and to and each owner, at anytime, thereof to comport with and
30
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abide by the applicable terms, provisions, and conditions of Ordinance 14 and approved
Subdivision Plat for said lots. The rour (4) residences have received an allotment under
the City of Aspen GMQS and have received variations for minimum R-15 zone district
lot size per dwelling and minimum side yard setback requirements, as noted on the Final
Plat and as described herein.
1. Illi!1ensional Reoui~ments
The rollowing dimensional requirements are ror the R.~IS Zone District: variations
in these requirements that havebecn granted for the devclopmrnt activity
contemplated (or LoU 7.10 are noted:
a)
Minimum lot size:
15,000 sq. ft.
~. The minimumR~15 zone district lot size per principle d~lIilJg
unit has b= reduced to 12,000 square (eet' (or Lots 7, 8,9 and 10.). .
b)
Minimum Jot area per dwelling unit:
12,000 sq. ft.
c)
Minimum lot width:
75 (cot
d) Minimum front yard:
i)
Residential dwelling:
25 (eet
ii)
Accessory building:
30 (eel
e)
Minimum side yard:
,10 (eel
~. The minimum side yard setbacks have been reducc:d by the City
under 'he SPA to zero (eel (or the West side or L017 and the East side o(
Lot 10.)
f) Minimum rear yard:
i)
Residential building:
10 (eel
ii)
Accessory building:
5 (eel
(~. Rear yard setbacks (or LOIS 7.10 are as shown on the
Pial.)
g)
Maximum height:
25 (ect
31
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t...tinimum distance between detached
buildings on lot:
10 reet
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Percent orapcn space::
No Requirement
j)
E,,,eMal FAR:
4.540 sq. r..
(~. The square foolage includes an accessory dwelling unit of SOO sq.
ft. and excludes' a garage of up to 500 sq. ft.)
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Internal FAR:
no requirement
orr.street parking spaces:
One space per bedroom. and one
space per accessory dwelling unit.
2.
Site Tmnrtwemcnts
a) ~. All telephone, electric and cable lines on the Property servicing
the improvements shall be undcrgrounded. All water and sanitary sewer
lines shall be designed and constructed in accordance with standards of the
City and of the ACSO and as built easements will be provided as
required. It shall be the requirement of Savanah to installalt utilities to
the lot lines. The: utilities shall be installed in connection with" the
construction of the new Meadows Road.
3.
Financial A!l:'illrnnces
In order to secure the construction of the site improvements in P3.rngraph 2 above
and to guarantee 100% of the estimated cost or such improvements, Sav~nah shall
guar:mtcc by irrevocable bond, sight draft or letter of commitment Or credit from
a financially responsible lender that funds in the amount of such cstim::l.ted costs,
are held by it for the account of City for the construction and installation of the
above.described improvements. As a condition for issuance of a building permit
for a portion or all of the utility installation, Savanah and City shall agree on that.
portion of the work outlined in Paragraph ,2 above reasonably necessary to
complete the work for which a permit is being sought and the mutually agreed
upon financial assurances shan be delivered to the City prior to issuance of the
building permit. Ail financial assurances given by Savanah to City, in all events,
shan give the City the unconditional right, upon and following def:utlt by
Savanah, nOlice thereof by the City. and a (arty day right lhereartc:r 10 eurc, to
withdIilw funds as necessary and upon demand to partially or fully complete
and/or pay for any or such improvel11ents or pay any uncontested outstanding bills
rOt work done thc:r:on by any party, with any excess guaranty amount to be
applied first to additional administrative or legal costs associated Wilh any such
32
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default and the repair of any deterioration in improvements already conslnlctcd
before the unused remainder (if :loy) of such guaranty is released to Sa\-:tnah. As
por~ions of the required improvements arc completed. the Public Wcrks Director
shall inspect them, and upon approval and written acceptance, he shall authorize
the Jelcase from the guaranty delivered by Savanah of the agreed cstim:;\Icd cost
for doat portion ofthc: improvements except that 10% of the actual cost of the site
improvements shaIl be retained until all proposed site improvements are
completed and approved by the Public Works Director.
At anyti:ne and from time to time, Savanah shall have the right to substitute for
the (arm of financial assurance given, so lon~ as such substituting form meets the
requirements for form and content above set forth. Any such substitution shall
~e subject to the prior approval of the City Attomr:y in his determination.
4. Emolovee HChlsin~
In connection with the construction of e:lch single family residence there Sh3Il be
constructed an accessory dwelling unit of SOO square fect above grndc:. Thc!c one
bedroom units shan be deed restricted to the low income . rental guidc:lincs in
effect from time to time as determined by the Housing Authority. It shall be the
responsibility of the owners of (:aeh of the four single family sites to lease the
employee units.to qualified tenants as determined by the Housing Authority. The
owners shall have the right to select the lenants. A copy o~ the deed restriction
form for these residential sites is attached hereto as Exhibit "D" and is incorporat~
ed herein by this reference.
At the'time of appliQtion for a buiiding permit for any residential lot the City
shall, if so requested by the lot owner, consider the appropriateness of accepting,
instead of the accessory dwelling unit on the lot, cash in lieu thereof or an off~site
employee unit. The decision shall be at the reasonable discretion of the City.
H.
ADDmONAL PROVISIONS AND AGREEMENTS:
I) ^ccess/Emer~encv l..oon. The thirteen foot service access/emergency loop drive
serving the 10000ge buildings on Lot 1 shall be constructed with an all .....e2ther
surface adequate to support firc~fighting apparatus. Such access/emergency loop
drive(s) shall be plowed. cleared and maintained to thirteen foot widths at all
times of the year and particularly during the winter monlhs.
2) Fire Protection. All buildings to t'le served and accesscd from the thirteen foot
access/emergency leap drive shnlI have interior sprinkling fire protcctionl
suppression systems as approved by the Fire Marshal and such system(s) must be
approved prior to the issuance of a building permit.
33
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3) r:ircClJacc Rco(fllhtionr;. All TesidenH:l.I units shall comply with lircpJ:1cc
regulations as contained in the Municipal Code and enforced by the Environmen..
tal Health Dcpanmcnt. No building permits shilll be issued ror rcsidcnti:\l units
absent compliance with fireplace regulations. Savanah shall rc'pJace the wood
burning Ii.rcpl3.cCS in the eight existing trustee house units on Lot 5 with g.a.s log
fireplaces. Minor relocMions or existing fireplaces shall be considered replace..
ment of existing and not the incorporntion or new fireplaces. An disputes
concerning the application or interpretation of fireplace regulations to the Project
(and individual components thcreoO shall be subject t(;l review and determiniltion
by the Clean Air Iloard.
4)
D~in:U!~ Miti<:l;'tlion. Prior to the: issuance of a building permit for each
component of the Project, a drainage mitigation plan for that component for run-
off during construction actio-.ity shall be submitted to and approved by the City
Engineer SO as to insure against or minimize run..orr into Castle Creek :\nd the
Roaring Fork River.
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5)
FU<:Illive Dm;t \.Mtrnl. Prior to the issuance of a building permit ror each
component of the Projcct, a fugitive dust control plan for that component must
be submitted to and approvod by the Environmental Health Depanrnent and
applicable state agencies. Additionally, a fugitive dust control plan must be
submitted and approved by the Environmental Health Department ror the MAA
parking lot prior to issuance of a building permit for the MAA rehcarsall
performance :acHity.
6)
F.nern Con~crva1ion - Savanl\h. All energy conservation and efficiency measures
as represented by Savanah in its GMQS application and sot fonh in Exhibit "E"
hereto regarding insulation, glazing, solar orientation,HV ACt and plumbing
fixtures shall be incorporated into all residential units and the dosign(s) thereof
must be approved by the City prior to issuance of any building pcnnit for
residi:n~ial construction. Thc:sc measures shall be further ineorpornted into deed
restrictions and/or covenants for all single ::lniHy h"f!l{'s and condominia.
. 7) Ener2Y C()n5ervation - Tn5titnte :md MAA. Non.rcsidential construction and
. facilities shalt utilize state-of~the.art energy conservation and efficiency measures
as represcr,led by the Institute and MAA. Aeconlingly. dotailed plans submitted
for building pcnnits for the lodge structures and the MAA rehearsallperfor01ance
hall must be accompanied by the energy information provided to st:lff in the
Appropriate Technologios Associates. leuer of May 3. 1991, Exhibit "F" and the
MAA RehearsallPcrformance Hal! Energy ConscrvationDescription document
submhte.d to Planning staff on May 20, 1991. a copy of which is attached hereto
as Exhibit "G". The engineered thermal envelope calculation will be veri lied by
the Building Department according to the Model Energy Code.
34
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s} Fo:'( Dens. The Consortiu:n has con~::ructcd replacement and additional (Ox. ,dens
in a manner and at locations ~Icctcd in the field by the City, in consultation with
the Director of the. Aspen Ccni~r for Environmental Studies ("ACES").
9) R~~Ve<tclarion. Re-vegetation of aU areas developed pursuant to the Plan shall
be implemented in accordance with those guidelines a,; set forth by Design
Workshop in its letter of March 21, 1991, a copy of which is attached hereto as
Exhibit "H". All re-vcg':tation shall be inspected and monitored by the City to
ensure that rc-vcgetation efforts and the protcctiCln orth~ same arc successful.
10) M;tnicu:cd Lawn ^rcn~. New manicured lawn areas shall be minimized to the
extent possible, except in those areas adjacent to the Music Tent. and as shown
on the Plat.
1 t) Con~trtlcti(')n RilmcildinO'. Prior to excavation. tc:mporary construction b:trric:tdes
and/or fencing shall be erected within five fect of the building envelopes of the
tennis townhomes and trustee townhomes to prevent damage from falling debris
to the slope bordering the development activity unless unstable soils dictate
alternative locations mutually agreed upon by Savanah, the Building Department
and Planning Office. Prior to issuance of building permits for individual
components, the locations of all f~cing and barricades shaH be submitted to and
approved by the Building Department and the Planning Offic:c. All fencing and
barricades shall remain in place throughout the construction process.
12) Amendments. Any SPA or Master Plan amendment or future development
applications submitted by any non.pro(it user of the Property (Lots 1. 2 and 3)
shaH be applied for jointly by all non.profit property ownerS' but need not receive
approval of the owncrs of Lots 5-10 inclusive. This provision shall. supersede any
requiremcnt herein or elsewhere in the Municipal Code or otherwi!e contained
requiring SPA submittal approval by all property owners within a Specially
~lanncd Area. Conversely, any SPA Amendment proposed to be submitted by
any residential owner or associa'4ion thereof (Lets 5.10. inclusive) shall require,
in addition to the consent of thc owners of the residential component involved,
the approval of the resident non-profits of Ihe SPA. whieh approval shall,
however. not be unreasonably withheld.
13) Puhlic Access. Public pcdeslrian access. excluding access to buildings, will
continue to be allowed at reasonable hours throughout the entire ~cadcmic (A).
open space (OS), and wildlife preservation (WP) zone district OlTCas of the
35
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Property, subject to rC:1sonnblc regulations as m:ty. frC111l time 10 time. he
established by the owners thereof in order to rrC\tcct their pr(\{1Crty. :ts wl'lI as thc
aC4ldemic privacy and serenity of the campuli. its pmgri'lms and the hl:::lth :lnd
safety of other users and visitors.
14) MAA P';lrkino I C1t. The ~[A^ parking lC1t shall hc plowed :1nd kl:pl clc:tr nf SI"\'W
during all wintertime performances or functions ,\I t\V.A f:'lcililics.
111. MISCEI.I.,\IOF.OUS
A. pFRIODIC PROH,CT REVIEWS
To the extent practical ar.d nct;~~.)o1IY, ev~ry ~::': months following the dale hercC1( until
the construction oi all compc-nenls of the Project is complete, the Consortium shall. if
requested thereby, meet with the City Planning omcc for the pufPtlse of informing the
Planning Office: as to the progress in developing the projctt pursuMt to the terms hercof.
If the Planning Office deems it necessary. the Plnnning Office will report to the Aspen
Planning and Zoning Commission on the outcome of one or more or these meetings.
The: Consortium and the City recognize thilt these: meetings. when deemed neccssilry, \lre
for purposes or providing progress repons and developing multlally acceptable solutions
to any problems that may be encountered during construction.
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NON.COMPLlANCE AND REOUEST FOR AMENDMENTS OR EXTEN~rONS
In the event that the City determines that an individual member of the Consortium is not
acting in substantial compliance with the terms of this Agreement and/or one or marc of
the Construction Schc:dulcs submittl..'d to the City engineering Department in ilccorclilnce
herewith (a -Non.Complying Member-), the City Council may issue and serve upon the
Non.Complying Member a written order specirJ~:I'g the alleged non.-compliance and
requiring the Non.Complying Member to remedy the same within such reasonable time
a~ the City Council may determine. Within twenty days of the receipt of such order, the
~on-Complying Member may lite with the City Council either a notice advising lhe City
Council that it is in compliance or a written 'petition requesting a hearing to determine
anyone or both or the following matters;
(a) Whether the alleged non.eompliance exists or did exist, or
(b) Whether a 'Iariance, extension or time or amendment to this Agreement should
be granted with respcct to any such non.eompliance which is determined to exist.
36
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Upon the rc..:cipt or such petition. the City Cou.ncil shall promptly schedule a hearing to
consider the m:utcrs set forth in the cease and desist order and in the petition. The
hearing Shi.1l be convened. and conducted pursuant to the procedures normally cSl..1blishcd
by the City Council for other hCZlring.s or pursuant to such other procedures. formal or
informal, upon which the City and the Non~Complying Member shall agree. trthe City
Council .jclcrmincs by the cvidcnc..: thou il non~compliance exists which has not been
remedied, it may issue such orders 35 may be appropriate; provided. howevcr. no order
(ermina'jng any approval granted herein shall be issued without a linding or the City
Counci~ that evidence warr.l.nts such action,and arrording the Non~Complying t>.fcmbcr
a rcnsCtnable time. not less than thirty days. to r~medy such nOI1~compliance. ^ linal
detcrmin:ttion of non~compliance which has not been remedied or for which no variance
has bc.:en granted may, at the option of the City Council. and upon wrincn notice to the
Non~Compl)'in: Member, terminatc any or the approvals containcd herein which arc.
rC:l.sonably related to thc rcquitcment(s) with which there has been such established non~
compliance:; however, under no drcumst.1nces wiII a failure to comply on the part oCtile
Non.Complying Membe'r in re~pcetof any obligations that attend th:l.t component of the
Pro;ect for which it is responsib:e. as outlined above, affect the approvals for any of the
remaining components of the Project. The City Council may grant such variances,
<:'xtcnsions of time or amendments tn this Agreement as it may deem appropriate under
the circumstances as an alternative disposition of any finding of non-compliance.
In addition to the foregoing, the Consortium or its successors or assigns, or any member
thereof may, on its or their own initiative, petition the City Council for a variance, an
amendment to this Agreement, or an extension of one or marc of lh"time periods
required (or pe:formance hereunder, OJ' otherwise. The City Council may grant such
....ariances, amendments to this Agreement. or extensions of time as it may deem
appropriate under the circumstances; provided in illI events that the City Council shall
not unreasonably refuse to extend the time periods for performance indicated in one or
more of the Construction Schedules if the affected member of the Consortium
demonstrates .that the: TC:I.sons for the delay(s) which necessitate such extension(s) are:
beyond the control of such member, despite good fa'ith efforts on its part to perform in
a timely manner. Notwithstanding anything in this Se<:tion B to the contrary, the
"Jregoing concerning non-compliance and requests for amendments or extensions shall
not :\pply in connection with any matter with respect to which the Aspen City Charter
or the Municipal Code has invested original jurisdiction in olher boards, such as the
Board of Appeals and Examiners. With respect to such matters the nlles of practice and
procedure est.1.blished for and/or by such boards shall, in the first instance, apply.
Non.:ompliance with one or more of the Construction Schedules set forth above due 10
difficulties with fund raising Or other occurrences outside of the control of the non~profit
members of the Consortium shall be e:<amined in any non-compliance hearing before the
City Council and can be a basis ror granting a varhmce Crom an extension or any of such
schedules.
37
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772
C. GeNeRAl. PROVISIONS
I, N0Ii('('. Noticcs to :"c givcn to the pa:1ies to this "g~(;cmcm sh:\l1bc dccmcct
given if personally ce:livercd or if depositct! in the United St:\tes r-.f:lil to the
partir:s by registered or certified mail at tile Jddresses in,jieJted below, or at such
othcr addresses :ts may be sllstained upon \vrittcn notice by the p:mies or their
successors or assigns:
City of Aspen:
City Planning Director
130 South Gnlcna
Aspen, Colo",do 81611
cc: City, Manager
City AHorney
,
Lot I:
Aspen Institute
1000 North 3rd Street
Aspen, Color.do 81611
With a Copy To:
Gideon K:ulfman
Wheeler Square Law Offices
315 8l11t Hyman Avenue
Aspen, Colo",do 81611
Lot 2:
Music Associates of Aspen
2 Music School Road
Aspen, Colorado 81611
With a Copy To:
Alan Schwartz
1 06 So lith Mill Strc~t
Aspen, ColorMo 81611
Lot 3:
Aspen Center for Physics
700 West Gil1e~pic
Aspen, Coloraoo 81611
With a Copy To:
Nick MeG"'th
600 f:..1st Hopkins Avenue:
,\spen, Colo",do 81611
Lot 4:
City of Aspen/City PJ:mning Director
130 South Galena Street
Aspen, Colo"'do 81611
38
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Lots 5, 6, 7,
8, 9 and 10
With a Copy To:
~
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Savanah Limited Partnership
600 East Cooper, Suite #:00
Aspcn, Colorado 81611
Robert W. Hughes
Oates, Hughes &. Knezevich, P.C.
533 E:1st Hopkins Avenue
Aspcn, Colorado 81611
Hindin!!' Effect. The provisions hereof shall run with and constitute a burden
upon the title to the Property with the c;(ccption of Lot 4, thereof, which is not
a part of the Aspen Meadows Specially Planned Area. and shall be binding upon
and shall inure to the benefit of the Owner, each member of the Consortium and
the City and their respective heirs. personal representatives, successors and
assi~ns.
2.
3.
AoolicabJe~. This Agreement shall be subject to and construed in accordance
witll the taws or the State of Colorado and the Municipal Code of the City of
Aspen.
Vested Rights. Pursuant to Section 24+207 of the Municipal Code, a Vested
Property Right is hereby established for all development activities (including the
siting and massing or building improvements) approved by this Agreement and,
accordingly, for the three year period next succeeding June 10, 1991 no zoning
or land use action by the City, legislative or otherwise, and 0'0 citizen inif.iate:d
zoning or land use action shall in any manner alter, impair, prevent, diminish or
otJ1erwise delay any development activities or use nf the Property approved by
this Agreement, except:
4.
a. with the consent of the owner of the property affecl<d by such action; or
b. upon the discovery or natural or man-made hazards on or in the immediate
Vieiliity c! the property affected by such action, which haz."\rds could not
re~sonavly have been heretofore diSl:overed. and which haz.1rds. if
uncorrected. would pose a seriolls threat to the publir, health. safety and
welfare; or
c. to the extent that compensation is paid as provided in Title 24, Article 68.
C.R.S.
Nothing by the establishment of this Vested Property Right shalt exempt the
development activities or use of the Property contemplated in or by this
Agreement from subsequent reviews and approvals which may be required by
39
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667 ''', 774
other provisions of this Agreement or the gcnc:rnJ rules. rcgtllatio:ls an<:f
ordin:lnccs of the City provided that. such reviews and approvals tLrc not
inconsistent with the development activities or use of the Property contemplated
in or by this Agreemenl. Moreover. the cSUlblishmcnt of lhi:: Vested Property
Right shall not preclude the application of ordinances or regulations which arc
genernl in nature and arc :'lpplic:t.blc to all property subject 10 land use regulation
by the City including, but not limited to. building. fire.. plumbing. electrical and
mcch::mical codes and in connection with any such development nctivitics or use
of the Property. the owner(s) of the property involved shall abide by <loy and all
such building, fire, plumbing, electrical and mechanic;tJ codes, unless such
owner(s) shall have been granted an exemption therefrom in writing. NOlhing by
the establishment of this Vested Property Right shall preclude judieial determina.
tion, based on commun law principles, that a vested propert}" right exists with
respect to :my development activity coo use of the Property approved by this
Agr!;:cmcnt. or that any subsequently cnacted or citi1.en initialed zoning or land
use action h:1s resulted in a compensable taking of an or some portion of the
Property. In the event of a final determination by the Aspen City Council of a
noncompliance with the terms of this Agreement by any Consortium l\fcmber,
then so mueh of the Vested Property Right hereby est.blished as relntes to Ih.1
component of the Project for which the Non-Complying Member is responsible,
as sctfonh above, shalt from then and thereafter no longer exist: provided that
jf such determination is ever jadicialty invalidated then the Vested Property Right
formerly ~xtinguished shall. ;p.r%clo, thercupon be revived mmc pro I1Ille to the
time: of the City Council's determination of non--compliance.
-
5.
,funii.lfinn nf Dl!vl!lonml!nl Allotment. The development activiry conlemplated
in Subsection G of Section JJ of this Agreement shall be eligible for exemption
from expiration undcr the provisions of Section 24..8-108 of the Municipal Code,
notwithstanding th~' a building permit is not sooner obtained in respect of such
development activity, it on or before three years next succeeding the errectivc
dalc hereof aprAiC<1tion for such exemption is made by the owncr(s) of any or Lots
7, 8. 9 or 10 and by the time of such application for exemption <1ny conditions
set (orth in this Agreement relativc to the development activities contemplated in
Subsection G of Section II, which were to have been met by the time of such
applicntion have. in fact, been' mct. and all conb.:mplated utilitics. ha\'e been
installed to the lot lines or Lots 7, 8, 9, and 10 and the ,"ork and activities
contemplated by Subsection D2 of Section I of this Agreement ila\'e been
completed.
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6. S,C"ertthilitv. If any of the provisions or this AgrCl:ment or any paragraph,
sentence, clause, phrase. word or scction or the application thereof in any
circumsumces is valid.1lcd, such provision, p.'I.ragraph, sentcnce, clausc, phrasc,
word or section shall be severed from the Agreement :lnd the remainder shall
remain in full force and. effect.
40
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7. TncC"rnorntion of Redtals and Written Subminals. The City and the Owner hereby
stipulate and agree that the: recitals preceding this Ag,rec:mcnt. and all of the
written submittals (as amended and presently c:ffectivc:) made by, Owner to City
throughout the course of the Aspen Meadows SPA approval proccs:o, shall be
deemed to be part of this Agreement and to be incorpoli\ted herein by this
reference. The City wiIl. upon request from inlcrcSlcd partics, incltlding
prospective purchasers and lenders. and within a reasonable period of time
fol1o\\'ing such request, issue appropriate written certification as to the compli-
ance, or lack thereof.. of any component of the Project with such recitals and
written su~mittals.
8.
Enlire A?recment. Amendment. This Agreement contains the enlire understand.
ing and agreement between the parties herein with respect -to the It:111s:tctions
contemplated hereunder and may be altered or amendc:d from time to time only
by written instrument executed by each of the p.1rties hereto.
.
9. Aeeenl:tnce or SPA Finnl Devclonmcnl Plan' R:tlific:tlion ;,V Owner. Upon
execution of this Agreement by all partics hereto, the City agrees to approve and
C::tccute the SPA Final Development Plan and Subdivision Plat for (he Aspcn
Meadows, and to accept the same for recordation in the Recording Office of
Pitkin County, Colorado, upon payment of the recordation fee and. costs. to the
City by Owner. For its part. Owner hereby ratifies and confirms each and every
representation set forth in the Plan. and made in the course of submittals and
hearings (as amended and presently effective), upon which approvals gran.tcd milY
have been based.
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10. Rea~onahlene~~. In all dealings with one ano\~er under, and in connection with
all determinations or interpretations that are to be made pursuant to this
Agreem01t, the parties hereto, their agents, employees, designees ::rnd affiliates.
and any third parties called upon. to make any determin41tion pursuant to the
provisions of this Agreement, shall conduct themselves rcason41bly, fairly and in
good Caith.
IN \VITNESS \VIIEREOF, the panics have hereunto set their hands and sc:ais
the d.,y and year first abovc.\"'rittcn.
ATTEST:
...).... ..
THE CITY OF ASPEN, COLORADO, a
municipnl corporntion
/
:-J ltC!l
ch, City Clerk
By: (l"- 7. '7____"'t(J
Joh~ ncnnett,J\lnyor
~ic...",,,,.C'<IrIlilNrol...rl~I'Ill'-iftcl
41
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SA V ANA II LIMITED PAR"Ii':ERSHIP, a
Distric!.-.or Columbln)lirnited partnership
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By:'
Ck.
TlIE'i\-Srr..'11NSTITUTE
By: ~lf[m~
MUSIC ASSOCIATES OF ASI'EN
By:
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ASPEL'f CEL'fTER FOR PHYSICS
BY@~ ''\ ~."
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STATI; OF
COLORADO
ss.
COUNTY OF PITKIN
The foregoing instrument was acknowledged before me this 3- day of
~"'~,:)~ ' 1992,. by (J(-IJ4R ~fN.:r"'(\-11 "I as
knof.'.>J' IN P,:lt!.'" (o,SAYAN 1 LIMITED PARTNERSlIIP, a Dislrict
of Columbia Imited partnership.
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WITNF.sS my hand and official seal.
My commission expires: ?j..-o/)
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STA TE OF COLORADO )
) ss.
COU:'\TY OF PITKIN )
~ The foregoing instrumc.nt ms. acknOWI~9'e~e me fjhi~:.i_ d:lY of
_.J/:rI\LLt4f.!.V_ ,I992...l>y --.lJ.Ji.\l11) .J!::le.~I-i("IrJ-' as
~,;;&-a: forTllE ,\$PEN IN'CYUl'E.
",\.' WITNESS my han.j and official ""Ii.
/. :::....0 i....., '.: My commission expires: 7..:: .l.j' 7
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,
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COU;\iTY OF PITKIN
ss.
/". The foregoing instrument ''!:3-s ackr.owlpcieed ",..r~re me this +2 day of
'If.ll'lul-l/:!..y ,I99l-by 12.0~PK-:L J-UllZ'9' _ as
".~. ' ,. " .''- for MUSI ASSOCI/(TES 0 ASPEN.
. . WITNESS my hand and official scal. . /
. :.:..... '" My commission expires: 1.).t;.'} /'
(SEAQi., I\~ I ,
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51'" TE O~ COLORADO
...............-..
COU;\iTY OF PITKIN
~<.
~ . The foregoing instrument was acknowledged befo~ me tpis -f- day of
;}JliJUI1/.!.y ,1991.by-6eOIZGP. <-mAMH.A:1;{ as
4" ....." .. ,.\ .,>,- fa.....A'SpW.~TER FOR PHYSICS.
'."::'
WITNE>S my hand and omc;al seal,
, My commission expires:7 ' ,.,'7
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(SEAL)
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APPENDIX
"LIST OF EXHIBITS"
PAGE NO EXHIBIT
A
6 B
8 C
33 D
34 E
34 F
34 G
35 H
Av_ItUrl;M:\appcftdil:.ol
DESCRIPTION
Legal Deseription of Property
.
Traffic Mitigation
I
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Utility Cost Estimates
Deed Restrictions for Single-Family Sites
be~y Conservation and Efficiency Measu:-es
Appropriate Technology Associales Letter
MAA Rehearsal/Performance Hall Energy Conservation
Description
Design Workshop March 21, 1991, Re-Vegetation Letter
44
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EXIITnLT "i\"
"hc '\!'ijl(~n :.I(~i:ld(H':!'i
I.Et;.II, IJI':SCRIl'TION
^ Itxll,r I::lnu 1t'IC~letl within portlon.o: nflh.: North III nrSc:eli,'" 12. :::;CJ lhe S('luth 111. Scdlon
I. Tlt\V~hif'J 10 SlllJth. R;inge RS West at lite tttb Principle: Mc:ridlnn. Pitkin County. Slale of
Cultlr~ ~:~; mo~ p:l;:1ic:ul;rly described :\.'C Collows:
nC'}:innlng:lt Ihe eenler nnnh 1/16 tmner nrs:tid Se:c:11C'ln 12. tlC'OcrilJet1:l.:S $Uch nn the "P1:!.t of
lhe' ^~pcn Me:uln\V~ Suhdivisinn Ex"ption. :lnu being :l round In 1"1:u:e 318 :II: 1 Inch liteel bar.
'nlt-nct' N lU- t.{' 00- W, :tIn"!: the n<'Irth line of Ben OC:'1nc ltll Split Subdivi:rinn "nd C"'d.lc
Crt"t"!( Suhdhol:dnn; 791.62 feet let the 1::t.,Ic:rly !tne or Red Bulte Ccmete~ Thence Rlong the
C:1.'lllrtly bountl:lry nf $;\id Red auue Cemetery. the following nine (9) C:OUr3d:
I) N 17" 40' IS" E.lW.7S r.."
2) Thence N IT Ot. 3S" W. 65.00 feet:
3) Th<llCe Nil' JJ' 10" E. 96.62 r...,
4) Then.. N I' SO' 20" E. 114.04 ree':
~) TI\tnce N 14- 30' 15- W. 64.31 reet:
6) The-nce 1'1 4" OS' 30" w. 236,13 reet;
7) ..Tlle-nee 1'121.28' SO. W, 17t.56 reel;
~) 11"n.. N 16' 21' IS" E. 30S.82 r...,
I)) l1lence N. t. 02: 20" W. 33.38 feci;
'111t'1K.~ N RR" 35' IS" r:..31J2.S2 feet: Thence N S" :Ul" no" r:.. 3R,9Q (tel:
"It'nce 1'1 T 06' 18" W. 14.n (eet to the mlUlhc:l.<;t cameor nr t.l1t 10. BI:tc::k Bhdl Est:lles.
'nlt"l1CC :llong the e:tSterly hout1dary or $;\id Bl:lck Birch E."Clala. the (allowing ft'IUr (4) courses:
1) N Z9" 54' 00. W. 199.72 feet;
2) nlen.e N 14' 17' 00" W, 119.61 re..:
;'I) Tllence 1'1 IS" OJ' 00. E,1t4.24 f~l;
oS} 11'e-n<'e N 52" 19' 00. 'Eo S7.18 (eet to the center line inler:;cction of Ihe:. Rl't:lring Fork
River :'lnd C1Stle C~e:.lc;
TJ\t"nce: ~then.<;te:rly :'lJ'pm:im:ltely 3nUO feet :ll('ln& the eenlc-rlir.:e or the Ro;aring t:nrk River.
l'lt"int:. dcSO'ihed by t:lC (nUowing l;cvenleee (ti) CQUr.ocs rt1r the plU'rx~e or :lcre::lte C1ICttatlons
('Inly. :tnd Is nnt InlemJed fer the ~t:tbli.<;hment of hnuncJ..ny Iinc.o::
1). Then.e S 40" 10' 12' E. 126.3S r...:
2) Thenee: S 64- tH' 32- E. 131.RG r<<:t:
3) ThenCe S Il2" 09' S2" E. 384.76 rect;
4) 11lCnee S SO" S4' S9" E. 92.62 rce.;
S) Thence S 17"' 30' 46" E. 2113.6S rect,
6) Thence S 19" 4S' 08" W, 250.14 re",
7) Thence S 10"' 22' 00" W. tf12..St feet;
") ThellCe S 44' SS' 01" E. 119'<2 r...,
tl, Thence S 82" 30' 46. E. 2GlJ.67 reel;
III} Thenee N 76" 4(j' Oft" Eo 141040 reet;
t 1) 11len~ S 84- OR' 1 t.. 'Eo 120.42 reet;
12) 11lCnte S 51. 11' 12"' E. 217.42 reel:
13) TllCnc:c S 7{r SS. 01" E. 239.71 reel;
loS} T1lenee S 35" 54' 3R. E. 16!.RO reel;
I~) T11ence 5 9'" 06' 17"' W. 129;26 rc~;
16) "lCnce 5 41- 26' 27"' E. 1 IS.37 fect:
17) 11lcnce 5 7(," 13' 112" ~ IU2.93 rc('t 10:J p:.int (1n Ihe wf':'I:lC'tly hutlnd:uy Iiue nf Lot lA
Se'ct1nd A<;pen C(lmp:Jny Suhdivil'titm;
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i1'....m:e :JI~,"!: the we~lC'rly hnu1uJ'IlY of ,:o;:Jid SeCtmc.l A"pen CUll1p:\ny Suhdivi:dnn. ~he fnllowing
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I) S n" 27' 00" Eo 47il.On reet:
2) "lcnce S Hi'" 3S' UC E. 72J.96 reel ltll1 I'ninl :lInng Ihc nnrlh rit;hl.o(lr~W;1y or CiUdpie
^venuc::
ilK"ncc: N R9" S8' 1.5- W :Jlcmg the north r:ghl"'Or-w:JY nf :;:'lid Ci1k,:o;pic Avenue, RG!1.1J feet 10
Ihe wC"t riSht.o(-w:lY nr Sixlh Stree!: Thence :'llong lhe west rishl"u("w:lY n( :mid Sixth SIn:et
Sir 12' DO" Eo 199.71 feet In:'l puint :dnng Illc norlh rig,hl..t1r.w:lY (,rNnrlh Slreet: nlence :alon!:
tllt'" t1t,rth ri!;ht,,<,C-way or :mid North Street N 7S. 12' (XJ" W, 269.67 r~ct; nU'ltcC S 14.47' 30"
W, ".M re-et tn :I point "" the A"pe:'l Tnwn.o;hip tine S..(j: "u"n~N (IS" 30' an. W ;dong s:aid
AO:fX'n Tuwn.'\hip Unc, 4RR.RO red In:a puinl :I!C1nt: the e:l.<;t right-of-w:!:y urthe tlrigin:ll Me:ldCl\V$
RI1:1tI: Thence :don;~,id en."" righl-<1f.w:lY of s:lid MC;ldtlWllj;. Rn:u.Jlhc fulluwing liye (5) a'lurscs:
I) N Ir 54. IXr W,41'1.71 r...;
2) 111ence N liS- 21' 00. W, 6.72 fe~l:
3) ",""". N 0" 54' Illl" W, 19.12 r.."
4) Th~nce ;llang the :U'c of:t curve to the right. h:tVing ;I r:tdiUlI of 1403.09 reet. a central
:m;le of R' 33'12" far;ln :lfC tc:ng.th uC 209.46 feet, :tnd wl1t~e choro be:u~
N 3" U' 36" E. 2ll9.26 r...;
:<) nlen.. NT 39' 12" E. 296.47 rect;
"tt'nt'C N R4" 14" 00" W. 84.21 reet In the Tm'C ruinll1r nC'ginnins. :md eonl:1ining ft4.s:3lS
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TRAFFIC MITIGATION PLAN
February, 1991
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THE ASPEN MEADOWS
TRAFFIC MITIGATION PLAN
This pl::tn h::ts been 'Clrel':ued by tJ\e (ollowing individu:1ls:
C'ommin~e Memher~:
King Woodw:trd. The Aspen Instiane
Kim Johnson. Aspen/Pitkin County PtJnning Orriee
O:m BI:1nkenship, Ro:tring Fork Tr:msit Agency
George Vicen%i. West End Resident
Robert Harth. Ed Sweeney, Music Associ:l.tes or Aspen
Don Sw:lIes. West End Resident
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Roger Hunt. Aspen Planning :md Zoning Commission :::tnd West End Resident
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Perry H:rvey, R.J. G:II:tgher. H:tdid Aspen Holdings, Inc.
Bob Felsburg, Felsburg Holt &. Ullevig
Oth~r P~rticin~nts:
John Good.win. Aspen Police Chief
Chuck Roth. Aspen Public Works Dep:trtment
J:tn Collins. West Ertd Resident
Amy M:trierutn. Aspen/Pitkin County PI:tnning OffiCe
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I. lntroduc'~ion
During the l:llc summer or 1939 the City of ,.\spen bc!;:!n the prcp:r:l.tion of:l. :-'l:l.stcr fl!:\n
for thc Aspcn ;..l~::dows oroperty. This pi::m. completed in J:l.nu:::.ry \990. w:\sl'ormui:ltcd
within the fr:ll'cl':"work of four gO:lls. Two of the: go::l.ls. which :lre directly ret::tcd to thc
trafric :lnd tr::nspcrtation :lSDeClS of the pl::n. were st:lted as follOWS:
C0:1l3:
:\'1itig::tle. l~ the m:l:(imum c:tterit fC:lsible. th~ cHects of the d~'\"cl-
opment on neighboring properti~s.
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~Hcig:m. to the m:l~imum c.'tent fe:lsible. the project's imp:tc:s on
the over::lI community.
From:::. tr:::'lSpor!::tion standpoint. the Master PI::n included a number of physic:11 elements
in the site plan which were directed ::1.[ :lchieving these goals. These inchlded cre::ting ::
new prim::l.ry :1ccess point to the \\!est Meado.....s vi:: Seventh Street. constructing :1 new tr::il
system linking both the E:lst Me:1dows :lnd the West ~1e::.dows to the City's tr:1il sYStem.
:1nd improving the MAA p:lrking lots 10 better so:rve ::l\.ltomobiles ~nd lr::nsit interf::ce.
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Howe,'er. the ~hs~er PI::n went e"en funher :1nd idcntified:l number 01 mili!;:ltion
lne:l.!iUrcs. m:lnv of which :1re oper::tion:1! in n::ture. which should be e:tplored. These
included such ~e:lSures:1s controls on delivery vehicles: pL:lns for srn::ller. non-diesel
tr:tnsit vehicles: shuttle service to/rrom the Me:ldows; l'::rking controls: :lad emph:lsis on
Dcdestri:ln :md bicycle :l.CCC$S.
To resJ:)ond to this concern. in October 1990 the Consortium tarmed :l committee to
rurtner eV:llu::tte mitig::tion me:lsures :1ad to develoJ:)::' tr:lfnc midg:ltian pl::l.M ror the Aspen
Me3dows project. This committee W:lS comprised of represent:ltives of the owners :1ad
users of the property. Wo:u End residents, the m::n::ger of the RO:lrinl Fork Transit
Agency (RFTA). represent:ltives of the Aspen/Pitkin County Pl::nning Orrice.:l member
of the Aspen Pl:1nning ::tnd Zoning Commission. ::nd :1 profession~l rr:lnsport:1tion consul.
t:lnt. The committee held seven mee::ngs between October 30. 1990 :lnd Febru:lry 5. 1991
to discuss rnitig::tion n1c;sures :lnd to prep.ln: this J:)1:1n. In :1dditian to committee rnt!Ml-
bers, other residents :lnd City emplo:;ees p:mic;ipated in these meetings.
E::aly in the process. the committee formul::tcd the following gO::1 st::tement which
directed the committee's errom:
~To de"elop mitig::tion me:lsures ror the Aspen Me:1dows t':lcilities TO reduce
:lutomobileuse ::nd it's imp::ct on the West End Mighborhood :1nd the community
::! l::lrge. :1nd to m:lke the Me:1dowS r:1Cililies more :lccessible to residents :1nd guesls
in environment:llly sound .....::ys.~
The re1ulting p1:ln h:r.s been developed in two components. Oec:luse the ch:lr:lcted.~tics
:!.ssoci:ued with the lodge. rest:!.ur:lnt. :lnd hC:llth club f::.ci\ities on the western ponion of
the property dirrer signiri~::J.ntJy (rom those or the MAA t':lcilities On the e:lSlern ponion.
the mitig::J.ti.:::: me:lsures :lppropri::te to e::Ieh ponic~ :1lso dirrer. Therefore. the following
sections provkle:l series of mitig::tion me::J.sures for e:\ch or the :1re::s of the property.
With e::1ch me:lsure ::Ire provided:1 brieC description of the :1ction. th~ SURscstcd ph:lsing
ror implement::l.tion ot' the me::.$ur~. :1nd identific::tion of the responsible P:lrty.
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In developing ;md imclementing 1r::S or 'J,ny midg:nion pl:tn. it is import:tnt to underst:tnd
Ih:1t the pian must be evolution:lry., White the go~1 orthe pl:ln !':'lUSt rem:tin ste:l.dr:l.st. the
mitig'J.tion me:lsures :tnd the detJils of t~eir implement::nion must be fle~ible. rCQuiring
monitoring :lnd fine tuning over the ye::1rs. It is reco:r.mended Ih:n :he City undel"t:tke:1
pros~m to re\'iew the effectiveness of ihc mitig:tt;on me:lsures on'::l. regubr b::1sis :lnd 10
work with the Consof"tium to modif\' the det:J.-iI! or Ihe me:tsures 10 ensure effective, \'~l
erric:ient. implement:l.tion. . .
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n. Mitigation Plan for Viest Meadows Facilities
A.
B:lckground
Currentlv, the residenti:l.I units on the w~ternportiun of the ASDen Me:l.dows
I'rol'en:"-include 60 lodge units :md eight townhouses. The coneeptu::1 SPA
:1pprov:1i included the 3ddition ot" rour single t":lmily residences. ten new lhree-
btdroomtownho:nes. :1nd SO lodge units. The purpose of these :lddition::tl r:l.cilities
is prim:uily to better serve the group :J.ctivities sponsored by the membeN of tn~
Consortium. During the summer months. use will be :J.lmost exclusively by these
groups. During the winter se:J.Son. it is :J.nticip:ned tn:J.t the lodge m:J.y be oper:J.ted
ror public use. Furthermore. the rest:J.ur:mt will be ren!)v:ned. but will not be
expanded. Fin311y. the he:llth club. used primarily by guesu or the West Me:1dows.
wilt be enl3rged slightly.
In developing the mitig:uion plan. the (:ommiuee consid~red me:lSures th:tt :J.d..
dressed e3chof the prim:J.ry user groups of the West Me:!:dows f3cilities: guests.
employees. :l.nd users of the rest:lu~nt or he:1lth club who :J.re not st:lying on the
grounds.
Furthermore. 3 mitig:uion pl:ln usually includes :luto disincentives W ineentivC$
to use other modes of tr.mspon:uion. AutO disincentives are restrictive me:J.Sure$
tha.t discQur:lge individu:1ls from using their :lutomobites. The second element is
comprised of me:1$ures th3t m:1ke it :J.ttr:letive :l.nd convenient to use :lJtern:J.tives to
the a.utomobile. AS will be highlighted by the list of me:J.sures described in the
ronowing seCtion. this mitig:1tion t.~"ln includes :1 wide t':l.nge of both 3utO .
disincentives 3nd :tltern:!:tive mode incentives.
How efrective will this pl3n be? While it is very difficult to project e:t::tctly how
. much trip reduction will occur ns ::t result of this pl:J.n. the commiuee believes Ih3t
it h:1s the potential tosi~ni(jc:::tntly mitig:ue the efrects of :lddition:J.1 tr:1rric due 10
the new development. The fOllowing t:1ble presentS:1 summ:1ry or trip gener:l.tion
which might be eXI'ected from the West Me:1dows b:l.sed on trip r:tes t~'pic:11 of the
Aspen :1re:J. if no specific mitig:1tion progr.1m is implemented. As shown. the
existing residenti:11 :J.ndrest:tur:lnt f:tcilities could gener-ue :J.bout 750 vehicie trips
per d:1Y. The proposed :tddition:11 residenti:11 units could gene~te :1nother 340 trips
per d:ty. bringing thetot:l.1 trip estimate to ne:trly 1.100 vehicles per d:J.Y. Thus.:J.
30 percent trip reduction would result in toml tr:J.ffic gener:nion with the exp:tndcd
f:lcilities eQu:t1 to th:J.twhich could be gener:ued by the e:thuing f:1cilities without:J.
mitig:1tiQn pl:ln. Be~use of the n:t,ure ot" the users of the West Mndo\\."S :tod the
bro::td-b:1sed ch:lr:t;cter of the mitigation pl:tn. it is believed th3t. when properly
implemented. the proposed pl:tn will :!:chieve these results.
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B.
Elements of ~'1itig:uion PI::!n
The following elements of :l. lr:1ffic mitig:uion )l:l.n directed 3t West Me:1dows
rel::l.tcd tr::1fric h::r.ve been idcntil'jed.
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Dei'erintlon: A free Y:ln service to :md from the 3irport will be ~rovided
fot guests ::lnd residents of the West Me:1dows. Beouse it is :ntici.
p:1te:dth:tt most of the guest vi,~os ill be tH'e::1rr:mged. the lodge
will disp:nch the ~n (::1 vehi('~e with :In :logprox.im:ue c:lop:locity or
12 w16 p3Ssengers) to pick ug euests b:losed on their flight schedul~,
Simi1:lorly, deg:lonures wilt :Iso be :loblc to be pre:lorr.lnged. All guests
wi.11 be eneour:l.ged to use this convenient. yet efficient. service,
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~ This service will be initi:ted utlon opening, of the rc:nov:lted
lodge.
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RC'Ilmn'liblt'! P:HtY. Lodge oper:uor through :logreement with Aspen
Institute.
2.
Vo2II Service lo/from Towll
Df!serinlinn: t\ free V:lon service will be oper:ued between the West
MC3dows :loRd downtown Aspen. This service will be :l~iI3ble to :loll
guests. residents. :lond employees of th,e West Me:Jdows. including
users of the rest:lur.mt. tennis courU, :lnd he:llth c:enter. 'The ser.
vice will utilize :l ttl:atively sm311 vehicle. se:uing. :lpproxim:uely I>
16 ptlSSengers. The service will be :I. regul:lor1y scheduled service
with frequent he:1dways. During the high swon, this route will run
from e3rly morning to l:lote evening on onewh31f hour he3dw:ays.
The SChedule will be :adjusted for 3Pl'lic:tbility to e:ach se:lson. :lnd
m:ay be prQvided on :1n "on dem::J,nd" b:l.Sis during cert:1in SC:losons,
Ph:tdnt': The b:l.Sic service described :Lbove will be initi:lted with the
opening or the renov:1ted lodge. Its US:lge ,..'ill be monitored. :!nu
the service: will be :lodjusted :1S neceSS:1ry to meet the dem:\nd of Ihe
p:mons.
R~!mnn~iblf! P:\rtv: Lodge opentor through :1greement wilb Aspen
Institute.
J. Chartered Yehicll!3 foy Group ActMtie3
Deo!Ccrintiftn: When :al'propri:lte.group :tcti\'ities either le:1ving or coming to
the West Me:adows will be served by ch:lnered vehicles :arr:l.nged by
the m:ln3gement of the West Me:ldows. By providing this service.
m:an:agement will be bener 3ble 10 conuol the number :lond/or size 01'
vehicles serving thep3rticip:lon1s in such 3ctivilies. Furthermore.
encour.tgement at' the use or this servic~ will discournge the use of
priV3te :automobiles by p:trtieip3nts.
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rh3lOi<<(!: 7hi$ service will be' provided with the t"irst org::mized groups
using the West ~1e:1dows.
R'~nnn'l;ihlt' P:'!rtV': lodge o!)er:stor.
4. Guest Parking
Dt''CC'rintinn: No p:lrking for the lodge units will be provided 3dj::sC'cnr to tbe
units. fnste::sd. Pinking for t~e$e units will be loc:ned in :I. P3rking
structure under the tennis courts. Thus. C',,'cn if guests bring \'chi.
cles to the C::Impus, their vehicles \Viii not be immedi:uelv :'lV3i1~ble
to them. Furthermore. guests will need to w;'1lk p3St the \I::!." service
in order to gel to their vehicles. II is hopedth:u this concept will
enc:our3ge guests to use the V3n service r::uher th:!" their priv:ue
3utomobiles.
Phasint!'. See construction schedule.
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RI!'SbOnsibl\! P::trtv: Aspen Institute
5. Trail System
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O!'scrinlion: Site plonning h:!s provided ror on-c:!mpus t~ils th:U connect
to the extensive city-wide pedestri::r.n ::r.nd bike tr::r.il system ::r.dj::r.cent
to the Me:ldows property. Thus. the Me:adows tr.l:i1 systemh::ts been
design-:d to complement the City's efforts in developing pedestri:m
3nd bicycle tr:lils. thus encour::r.ging guests of the Me:l:dows to use
these modes of tr::r.m:port3tion.
Phuinp" The on-site tr::r.iI systems will be ph::r.sed through the City's t~i1
construction progr::r.m.
R~nono;ihrl!' P:lrtv: City :l:nd the Consortium.
6.
Bicycle Facilities,
Dl!'~crintion' Bicycles will be m3de :1v3i1:1ble for use by guests of the lodge
:l:r::r. minim31 fee de~i;ned to cover m:Jinten:mce. rcpl:l:cement. :md
:l:dmini$t~tive cOSts. Furthermore. bicycle r::r.cks will be provided :It
these f3cilities which m:ty be used by persons not lodged :u the West
Me:tdows (for eX3mpJe. :1t the he3lth center :md 3t the tennis
courts).
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:aV3il:able. The progr::r.m will be monitored :tnd the supply or bic~'-
eles will be incre:r.sed :r.ccordingl~'.
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Rl!'~non..i"'l!' P3rt\'" lodge ope~tor.
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7. Pl'omotlonalM aleria/s
O~~C'rintio~: A[l promotion:!1 m:1teri:lls for the West Me:1do~ lodge will
emph.:J;size the availability ot" the V:1n service. will enc:our:1ge w:'\I"-_
ing ::lnd bicycle use, :lnd will discour:1ge the need for person:!:1
automobiles. The focus or this milig:1t1I)~ me:1Sure is to precondi_
tion the guesl so In:!! he Or snl' choos~s not 10 even rent :1 C:11' upon
:1rriv::l1 in Aspen.
Ph;tW: This mesS::Ige will be included in :111 promOtiOn:l1 m:lleri:1ls
published 1'01' the renov:1~ed lodge.
Resnon~ihl~ P:ntv. l..od~e ~~")r:ltor ::md ASl'en Institute.
8. Emplo~~ Parkmg
D~$('rintion: lim.ired employee p:J.rking will be prc.videdon-sile. This
p:J.rk:in~ willbr :J.v:J.i1:J.ble only for employees for whorn vehieles :1re
essenti:11 f'71r (t~ e:\:eeution of th~ir jobs :md for employee e:J.rpools
of 3 Or mort': t'mons. ,\ ride m:uehing service will be :!\':1il:J.ble
through m:!n::lgement to eneou~ge the form:J.tion of c:lrpools.
Furthermore. l:mplo)'ees will be provided with their choiee of
subsidized tr:msit p:uses or subsidized p:trking :u the Rio Gr3nde
P3rking g:u'3ge. A shunle se:viee will be l'rovided for eml'loyees
from the Rio Gr3nde g:lr:1ge either in conjunction with the res:ul:J.r~
Jy s::heduled V3n service to Town or :::.s 3 sep3r:!:teope~tion.
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Ph:J'lOin",: This me:uure will be iml'lememed with the ol'ening or the
renov:ned lodge.
R~~nnndhl~ P:nrv; LOdge oper:tlor :J.nd Aspen Institute.
9.
Coo,dinDlion w,'th PtJlenlia/ Rail Service
De~crinllon: If p:lSSenger..r::ril service does m:!leri:1lize on the Rio Gr:1nde
righr~of~w3Y. :t tr.msit stop will beencour:tged in :1 loc::nion which
would :tHow :lceess to rhe Me:ldo....'S vi:l the pedestri:ln bridge on the
Roaring Fork River.
Ph:uin"" To be implemented whhrhe initi:ltion of r::lil serviee.
Re!l;non.~il,l~ P:lrtv: Applic:lnr 3nd R:1il Service Oper.Hor
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10. D~li"ery Tn::.~ Restrictions
DM't'rintlnn: Bec:1use of the expected infrequency of large vehicie deliveries
to the West Meado""'s property (:!.pproxim:ttely 4 to S per d3Y). it is
recommended th3t -truck restriction,; be focused on time of d:tv :and
route restrictions. It is reeommend~d th:u deliveries will be Ii~ited
to the hours of 9:00 - 11:00 A.M. and 2:00 - 4:00 P.M. Thus. the
noise impacts of delivery vehicles will nOt occur during the most
sensitive time periods. F;,lrthermore. :llldeliveries to the West
Meadow,,; will be restricted to use of Seventh Street onlv between
the Meadows and SH 32. These restrictions will be implemented
through oper3tor agreements.
~ The time of day and route restrictions wilt be implemented upon
opening of the renov;!;ted lodge.
R~!CbC)ndhl~ P:lrfv: lodge operator and Aspen h,stitute.
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III, Mitigation Plan for MAA Facilities
A. B3ckground
The MAA f:tdlities. loc3ted on the e3Stern portion of the prOl)eny. will include
re'3.fr.lnged se:uing in the tent :mcl3 new rehe:lrs:lI f:ieility to 3ccommod::ne reke:us.
::lIs :lOd small perform:1nces. (t is imgort:mt to note th:1t the modific:uions to the
performance tent will not incre:1$e the size of the :ludiences; they will simply
improve the se:ting conditions for the :audiences.
Although there :are students :lnd f:lculty :associ:ned with t~ffic rel:ated to the MAA
f:acilities. U:e m:ajority of concerns expressed :,~. neighbors :are rel:ned to the
impacts cre:ned by concert-goers. Therefore. most of the mitig:ation me:tS'ures
included in this'gl:ln :are focused on these users. Princip:ally. these me:asures :are
directed :n encour:aging concert-goers to w:tlk. bike. or ride the tr:ansit system
~ther th:an driving their :lutomobiles to the concert.
.
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D@o~(,l'intlnn: Pl'omol.ion:a1 m:lteri:als (including m:U:lS distribuled by MAA
will encour:age use of tr:ansit. bicycles. or w:llkw:lYs to :access the
concert sileo
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This p:1.1't of the 1'13" 'l:l:articul:arly wilt be evolution:ary in n::ltUl'e. Efforts to reduce
:lUtO use h:ave :llre3dy been undert3ken in recent >'e3rs by the MAA in conjunction
with West End residents. Theelemen'ts discussed in the following section :are :a
further eX'l:lansion of these e3rlier efforts. As the progr:am is implemented :1nd
evalU3ted~ it is expected th3t even further refinements will be 3'l:lprO'l:lri:ne.
B.
Elements of Mitig:ltion PI:1n
.,
In develo'l:ling 3 mitig:nion pl3n to 3ddress MAA tr:1ffie. the progr:1m focuses on
sever:11 me::tSures.
J. PrDmotional MDlerjQ[s
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Phasinv: These efforts h:lve :alre:ady been initi:lted :1nd will be continued.
"
R~~DOn~ihl~ P3rtv: MAA
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2.
P~eslrjan/Bicyc[e Ways
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D~s('ritltion: An enh:lnced s'ystem of raules e.'tclusively design:lled for use
by pedestri3n5 :lnd bicyclists to :!.ccess the concert :lre:!. will be
implemented. This system will include:
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Continued design:ation of the l.:lke Avenue
gedesui:1n/bieycle w:ty.
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Fourth Street will be closed 10 :lutomobile t~ffic from
Gillespie Street to ~bin Street for :l.pproxim::uely One hour
bef"ore :l.nd one hour :lfter m:ljor concerts. Prior to concerts.
the street \Vill be ror pedestri:ln/bicycle use only. After the
concerts. it will used for pedestri:ln/bicycletr:lffic :l.nd f"lr
buses IC:l.ving the MAA grounds. Allowing buses to use Ihis
route 3fter concerts will seP:lr:lte the buses from :!utomobile
tr:lt"ric:. thereby decreasing the delay experienced b}' lhe
buscs :l.nd thus providing an incentive for using the transit
sp.rvice. This closure will include b3rric3des :lnd 3ppropriale
signing :l.t both ends of Fourth Street 3nd will require lern-
pOr:lry w:l.rning signs :1t each cross street to ensure the s3fety
of pedestri:l.ns :tnd bicyclists. Furthermore. the proposed
design of the MAAparking lot prOvides for 3 continu:l.tion
of" the pedestri:l.nwa:y from Fourth Street to the music tent.
o F:lcilhies for bicycle storoge during concerts will be pro-
vided in the vicinity of the tent.
Imnlpmpnt=,tlon: It is anticip3ted th:!.t the Fourth Street cl?sure will be
implemented during Ihe next concert se:l.son. The bicycle stor::tge
facilities will be provided with the improvements to the MAA
p:l.rking lot.
R~!l:n()nl:ihl~ Putv: MAA and City.
Enhanced Transit Seniu
De!l:C'riotion: Tr:lnsit service to the MAA grounds will continue to be improved and
emph:uized. This includes elements: 3ffecting the city-wide s}'stem.
circu!3tion through the neighbor~ood. :l.nd on-she oper:Hion:
o All cit}'.wide RFTA bus routes ser\'ing the West End.:!s well:'lS the
speei::tl MAA bus runs. ,\'iIl continue to provide service. Enh::tnccc.l
signing :lnd bus service information will be provided:H the Rio
Gl":l.nde p3rking g:l.l":l.ge to direct p:l.trons 10 the bus StOP on M3in
Street.
o
Prior to a scheduled coneert. I:l.rge huses (unless C:l.rrying a: gre:l.ter
number of ~sengers than C3n be aceommod:l.ted by the circulating
shuttle or during inelement we:uher) will unload all p:l.Ssengers :It
the intersection of Fourth/M:l.in. Concert goen will then be en.
cour:J.ged to \V:llk on Fourth Street to the tent or to use the smaller
vehicle shuttle which will be circulating on M:1in. Fifth. OiIIesoie.
:!nd Third Streets. This vehicle wilt be :a compressed natural gas
powered vehicle and will oper:lte ror 3Pproxim3tel)' one-h:l.lf 10 one
hour before the concert.
Following concerts. buses wilt $land by on Fourth Street or :l.t the
transit stop in the parking lot to ti.lnsport concert goers back to the
center of town.
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The MAA p:J.rking lot h::J.$ been designed 10 provide :t !vc:l.tion (or
buses 10 IO:ld :lnd unlo:J.d p:1Ssengers while removed from Gillespie
Street. This loc:ltion is on the soulh end of the parking lot :J.nd
would :lllow good clockwise eircul:ltion of the buses from Fifth
Street into the p::lrJring lot :md b:!.ck out onto the street S\'Slem:n
Fourth :md Gilles!'ll:. . .
"
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Ph:J<:;in{!" It is ::tnticip::ned th:J1 this improved Ir:msit service will be provided during
the ne:tt concert se:1son. Tile prog~m will be monitored :md the service
will be :1djusted :1ccordingly.
'.
R!!;Mn!;ihll!' P:rrtv: The t~nsit service will be the responsibility of RFTA. The
transit improvements in the t:l:1rking lot will be the responsibility of the
MAA.
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4.
Truck Restrictions
"
Dl!'!;r'rinrinn' Although the number of I:lrge vehicle deliveries to the MAA f:!.cilities
is verv limited. it is recommended th:1t :Ill such vehicles will be restricted to
using 'Third Street only between the MAA grounds :lnd M:lin Street. ~IAA
will enforce this limil:1tion with their vehicle drivers.
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Pha~: These reStrictions will be implemented during the next concert se::!.sori.
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Re!innn!;ihle Partv: MAA
"
5.
Residential Parking Permit Program
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De!;cr;otinn: A residenti:ll p::!.rking permit progr:lrn is still under consider:uion.
This progr:lm would prohibit all p:J.rking on streels from Mill Street to
Eighth Street :lnd frore M:1in Street 10 the RO:J.ring Fork River other th:!.n
for residents or their guests during the concert se:1son. The MAA would
institute p:!.id p:J.rking in their lots in connection with this pl:1n. Permit
p:lrking m:J.Y require issuance of vehicle sticke~ for ::l fee. inst:1Il::ltion of
:1ppropri:1te signage. and City enforcement.
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Ph:Jsin~: Jt is recommended th::lt the residenti:ll parking permit program be
instituted after the effectiveness of the rem::tinder of the mitig::ttion plan
has been eV::llu:1ted. Because of the signific:1nt imp:lcts of such a progr:lm
on the residents of the West End. further input from the residents should
be incorpor::Hed into::ln implement:nion pl:ln for this progr::lm.
"
Re!;non~ihle P:nlv: :-'1AA. City :!.nd W~st End residents.
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ll'Ilt er.lll.t' Of prc:tllblt CO"IItl'tlCtlcn CCltt il b&stlCI on IlI't1121nr.ry *llr1l1'd
rr.:~.\.t<NI'dI\ICle:ar.vlt'l'G...ter!l'Qt"'r.bKtbt'OfIillSICN.IJI.dgoIent.
ItO:uI'-:t.h:IItIYI',Co."lttlt\.t.....rrtl'ltyCfr.=rnentttlont/lstai:t':.Il11ldl
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: I lUll'll : $l'dr : lll":tl : 1.11'1I1 : ll!'l1s: :
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Il~T 1 - PH I .: 1133,000: Sl6S.IXU: $40,000: m,cm I $lC,CJXI: no,lXlQ I
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It.0T1-PHIl.: $87.COOl S131,CCC ( m.oco: m,OCOl stO,COO: $10,0:01
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lS'wattrllf\ll,
PHI1.lnfrtttructur'lllStallltlCt'l~rlllyd:flneclISiNstottrleexlstln;
IS"nttt llnl.
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TIllS DEDICATION, is made and entere<! into as of the _ day of
Ii ' 199_, by
I (-Owner"), with reference to the following:
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EMPLOYEE IlOUSING DEDICATION
W T T N E SSE T TT:
WHEREAS, Owner is the record owner of the following described real
property (the "Property"), 10 wit:
Lot I The Aspen Meadows Subdivision, according to the
Aspen Meadows Final S.P.A. Development Plan and Final
Subdivision Plat recorded in Book _ at Page _ of the
Pitkin County. Colorado real property records
WHEREAS, pursuant to the provisions of tho Development and Subdivision
Agreement "The Aspen Meadows" Specially Planned Area recorded in Book _ at Pages
_, et seq. of the Pitkin County, Colorado real property records, ("Development
Agreement") Owner is required at this time to dedicate the Property to specific employee
housing restrictions and guidelines; and
WHEREAS, Owncr desires by Ihis instrument to erfect such dedication
upon and with respect to the Property.
NOW, THEREFORE, pursuant to and as required by the terms of the
Development Agreement, Owner hereby declares, covenants and agrees that:
1.
The accessory dwelling unit ("Unit") that is situate on the Property
shall be and hereby is restricted in terms of use, occupancy, and
rental exclusively to low income employee housing use, occupancy,
and rental guidelines and qualifications that may. from time to time.
be in effect, duly adopted, and regularly and uniformly applied by
the City ofAspcn or its duly constituted employee housing designee
("Housing Authority"). The Unit shall not be condominlumizcd.
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2.
The Owner of the Propcrty shall be responsible for leasing the Unit
to qualified residents of Pitkin County as determined by the City or.
as the case may be, the Housing Authority. Verilication of
employment and income levels for the individual(s) who Ol.:cupy the
unit shall be completed and filed with the City or the Housing
Authority prior to the inception of a."y tenanc:vor occupancy. The
Owner of the Property shall have the right to select tenants for the
Unit provided that, in all cases, ~uch tenants shall be qualified in
terms of employment and income level as set forth above. Except
ror normal hiatuses arising in the ordinary course from the
termination of one tenancy and the inception or a new tenancy, the
Unit shall at all times be used andoccupicd for employee housing
purposes, as set forth above. Should the Owner of tho. Propcrty fail
to maintain the Unit so occupied, the City or the Housing Authority
shall have the right to propose to the Owner of the Property a list
of eligible tenants therefor. from which list the Owner shall be
oblig.ted to seleet a tenant(s) for the Unit within thirty (30) days.
All leases or occupancy agreements for the Unit shall, at a
minimum, be in writing, shall be approved in advance by the City
or. Housing Authority, shalt be for a term no less than six (6)
months, and shall adhere to and abide by the employment. income
levels and employee housing guidelines set fonh above.
3.
The dedication and covenants contained herein shall be deemed a
burden upon and to run with the title 10 the Property. shall be
binding upon the Owner and its successors ::mq assigns, and upon all
other persons or entities having any right, title or interest in or to
the Property, or any part thercof, and shaH inure to the benefit of
and be specifically enforceable by the City of Aspcn or the Housing
Authority by any appropriate legal action, including injunction,
abatement or eviction of non.complying tenancies.
4.
Neither this dedication nor any or the covenants c:mtained herein
shall be modified, released or waived in any respect except by
written instrument e.'(ccuted by both the Owner, at any time, of the
Property and the City of Asp-.:n, Colorado, and duly recorded in the
Pitkin County, Colorado real propcny records.
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IN WITNESS WHEREOF, Owner has made this Dedication as of the day
and year first above-written.
OWNER:
STATE OF
55.
COUNTY OF
The foregoing instrument was acknowledged beCore me this _ day of
,199_,by
WITNESS my hand and official seal.
My commission expires:
(SEAL)
Notary Public
Approved as to form and content:
TIlE ASPEN PITKIN COUNTY HOUSING AUTIIORITY
By:
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EXHIBIT tie"
Energy ConsQrvatiof1 and Efficiency NcastJrcs
The :J.pplic::uu is corrunitted to encrgy.efficient building design and construction standards beyond
those required by the Building- Code. The :J.pplic:1nt's commitmentS (or the rcsidenti:!.l projectS
:tte :lS foIIows:
(1)
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Insulation:
Thermal resiscncc values of the building envelopes will exceed criteria mandated
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by the Energy Code Amendment to the Uniform BuUding Code. Exrmor surfaces of all heated
spaces will conform to the following minimum specifications:
. WaIls: R-26
,Roof: R-38
. Floors (over unhe:ued spaces): R-19
The gre:ucst opportunity for energy conscI'V4ltion occurs in the types of materials
specified in the construction of the building envelope. An inf1lntion bonier wrap such as
"Tyvek" will be installed around the entire building exrmor which will significantly reduce
inftllr.1tion. All penetrations of the wrap will be carefully caulked and scaled to further enhance
the effectiveness of the barrier. High quality windows and doors with state-of.the-art ciosurcs
and gasketing methods will be specified throughouL
In addition to the exterior b:uner wr:lp :md internal batlrigid insulation. an interior
vapor barrier will be provided. Th~$ vinyl vapor barrier will not only further decre:lSe mrUuaDon
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but will tend to hold interior humidity levels :It le:LSt 10 to 15 per.:ent higher th:U1 ':xterior levels
resulting in i1 gTe::1tct degree o{ OCCUP:llU comfort ilt lower root'n tcmper.1tttres. All penctr:l.tions
of the vinyl vapor b:unerilt windows. doors. w<ill $witch~ :utd outlets will be se:LJed. With the
individual units sc:1led :u1d insul:1ted. :In ~..to..ur he:!.t e:cch::U1ger will be used to contrOl the
indoor::lit en-lironment white signific:mdy reducing energy losses. Expandable foam insulation
will be utilized :tot :111 e."Cterior door :md window fr:unes to cut down on :lir inmtr.:luon in these
l()Qdons.
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(2) Glazing:
Skylighting will be encour:1ged to :!Ssm heoting by possive solor g:tin. All of the
glazing in this project will be.selected with :he higheSt "R" volue Pr:1ctic:ll.Gloting located
within six feet of the floor will be low "E" type to enhonce the wannth radiating between
occupont and glazing. The use of low "c' glass will pemUt 0 significant improvement in the
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OCCUiJant's sense of comfOrt bcc:luSC of its effectiycness in rer.ldiating interior warmth..
(3) Possive Sol.,. Shllding Devices:
. Herben B:tyer installed sun screen trellises on the trustee units to protect the
South :md \Vest e."Cposures from excessive overhe:lting. These same devices will
be used on the ne~ Trustee Houses ond townhomes to mi:umiu: heat g:tin in the
occupied spaces. These win occur on all South ond West elevations of both
buildings which are not protected by roofs.
. Deciduous trees used i1S shading devices have also been planned for Trustee
Houses.
(4) Mechanicol:
All space he:uing and domestic water heating equipment will be rated with AFUE
efficiencies of 90% or grooter. All heating distribution ductwork ond piping in unh..ted spaces
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will be insul:lted to :1 minimum of:
R-8 Duct insul:luon:
R..3.7 Pipe Insul.tion:
R-6 InsulOluon on recirculation hot WiJ.ter pipes
Progr:trnm::tble set-b3ck thertnost:lts will be used for c:1Ch hC:1ungzone. Outdoor
;whnming peols :md hot tubs. if :my. will be provided with insul:1tcd Covers.
(5)
Ughting:
.
Both interior and exterior lighting will be specified utilizing the liUeSt in energy
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efficientb-Jlbs. Whether in=tiescent or fluorescent. high lumen outputllow wott:lge bulbs will
be ~peci!.ied. In addition to using high efficiency bulbs. multiple switching within each space
will be designed to closely approximate task lighting bllSed on probable fumimre I.youts while
mainl3ining sufficient flexibility to focus on taSk: lighting ammgements lIS the house is occupied.
Ai"", these efficiencies bsve been maximized. c1ayllghting will be considered for eddltional
efficiencies. C:ueful selection ::tnd loc:ltion of gla:z;irtg m:tteri:1ls will permit minimum energy
inputs during-d:tylight hours while :lvoiding: the use of shilding devices to minimize gl:lI'e. Any
skylights :0 be utilized will employ high "R" value glazing 3l1d will be strategically located to
permit moximum naror:tl light pcnetr:ltion intO the unit interiors with minimum tot:ll glilZing area.
(6) Building Orientation and Solar Utilization
The majority of building units have major view and glass orientation to the South.
Special glazing will minimize he;>t loss during the colder months. Operable windows will
provide omple cooling and through-venrilation during the warmer months.
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(b) Water and Wastewater. (Maximum 2 points).
Considering the extent to which the proposed development will USe w:a.ter conservntion
technique.:.: such ~ ~ter conserving plumbing ratures or wastewuter reuse systel"tS or Wl1!
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conserve surface water ~ources through irrig:s.tion, sprinkling, ponding :1nd simit:lf site
enh~ntl!ments. ~nd considering whether the ~pplic:mt dedi""tes w:>ter rights to the City of
Aspen.
Efficiency ~n domestic w:uer use will he :l.chieved by utilizing w~1ttr-efficient shower heads.
faucet :1er.ltors 'Jnd flush toilets. . M:cdmum flow critem. for witter-using :1ppli:mces are 3$
follows:
Shower heods
2.5 Gpm
2.S Gpm
t=:\ucet :1CriltOrs
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Toilets
2.5 GolIons per flus.
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Over the YC:1I'S, the existing irri~tion dirches have been used to Wi1ter a. portion of the
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lawns :mc;i ~ens ~t the Me:1do\Vs. At other times domestic water has been used ~use of
. inadequate m:Iinten:mce of the ditch system. For inst:mcc. domestic water has bccnused
exclusively on the Institute grounds in recent years. The non-profit organimtions have agreed
that in the future, the lawn and gaMen = within their paceeis will 1-0 maintained with
irrigation Wiltet. This will :LSSurt that t:r'ated water is conserved. and these water rights are
protecrea. The limited lown .,.eos of the lesidendal proje"" will also be irrigotod in this fashion
if :ldequ:lte water is avail:1bl-: and the water can be efficiently delivered to these sites.
(c) Air_ (Maximum 2 points).
Considering the elTect of the proposed development on the City's air quality, including but
not limited to whether rewer or cleaner wood-burning devices tlum allowed by law 'WIll be
installed; whether existing dirty burning devices 'WIll be removed or replaced by deaner
burning devices; whether dust prevention measures :lre employed on the unpaved areas;
~nd whether any speci~l emission control devices ~re used.
In keeping with Aspen's cl= :Ur st:llldsrds. the 8 wood-burning fireplaces in the existing
Trustee Houses will be convened to gJS.log flICploces. It is also anticipated that gas-log
r1teplaces will be provided in the 14 new residenti:Jl unitS. if this c:m be done in compU:lnce with
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Silvi~ U"'V:':.. F'i':,kin Cntv Cl"I"". D<:'lC 'I..'~")
conserve surface water' resources through irrigntion, sprinkling, ponding and similar site
enhancements, and considering whether the appliC1llt dedic::1tes Wllter rights to the City of
Aspen.
Efficiency in domestic W:l.tet use will be achieved by utilizi.,g watcr-efficien[ shower he:uis..
f:lucct aeI':nors :tnd flush toilets. . M:l.X.imum flow criteria for water-using ilpplianccs are as
follows:
Shower he:tds
.
:!OS Gpm
Faucet :tc~tors
2.5 Gpm
2.5 Gallor.s per flush
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Over the YC:1rS, the existing irri~tion ditches have been used to w:tter a portion of the
lawns :1nd g:udens at the Mc~ows. At other times domestic W:ltcr has been used. bec:tuse of
inadequate: maintc:n:mce of the ditch syStem. For inst:U1cc. domestic water has been used
exclusively on the. Institute grounds in rccent years. The non-profit organizations have agreed
that in the fUturC, the lawn :md ganlen =as within their parcels will be maintained with
,
irrigation. water. This win assure that tre:1ted water is c:onserved and these water rights are
protected. The limited lawn :lte:lS of the r:sidential projeCts will also be irrigated in this fashion
if adequ:ltc \Vater is :1vailable :md the Wilter c:m be efficiently delivered to these sites.
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F.XllIDI'f "Fot
ApPROPRIATE TECHNOLOGY ASSOCIATES
SU/lAr En,rlY fer SlutainQbl~DtYt/opltl~nt
Ie::. !'red Slllitll, viea ....uldan
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M IIIl8l:9Y Consultant, I l1~v. b8.., r8q\l.otecl lly 8a<<.", 1.r~i9onl. I
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etfiesiOllq in till Aspln lIeadew. .Fciec1:.
!ne~ 'ff1esienoy will b. a h1gh priority in tho cl..ign at tb.
l.oclW8 \lnit... ". \11.11 end.avo: to exceCld t.be ao1lOOnwrt'~!~
c:iter1a a. well II the syat8l1\S perfCl:ll&nQe or1'1:...1a aw wi.,,,,, in
C1'uII:lf:erzs " IUt\! 6 1:'1I.p~1v.J.y of C. Model J:nUfT.( (:gd., 1'"
Edition. In C1'del: to "..t aur lIi'lll ataJIcSarda ot: .:ttioi."oy, It. .".
lIval.uatl.llq a ~ af 0"C<JY .t:r141oney etlOataql.. for tIlo clo.ilJft,
inolU4Lnq, .
1. llillh pertoJ:'llli"a. qJ...inv procluc:tll .UOll a. Lcw-t anel/or !!Itat
KJ.rroz: 1:0 1lIinl.lob.. boat 1".. and aptl.lo..a canuol. ar. aolar heal:
qain trOll qlazo<l arOllIS.
2. SUpa~ inlulation l:lehni~.. tor "alls, root and floor: to
1lIinW.. tI\a lllalldin<l'a hoati:lq n~ellente.
2. 11.r Uaxa:q. reduCtian nral:"9iH to 1Ili1>i....... un""'l:%oll.~
in11ll:%a.lon/extiltr&t~on at air .th:ou;h the ~il.d1nq anvel.ope.
4. Baal: ..",,,,,,ary ventilatian to llvoie!. llc1stur9 prnhllllla often
....oos,af:44 \I.i.tht.1~1i~ ClOl\lJtnctian .. w.ll .. .. ,ro-vid:. roq=ua4
...ah a:l.. ~Qquir...nt. wil:h~t tha ...oci.tad heat loss.
S. Hiqh .ttioloncy haat!n~ ;YBtoma aD! controls to.maximiz. anergy
aUi.;..""}', eOlltan &2l4 1ftclaor ~ ~1ity. . .
IS. Hi"h Bldai.nay L1'1htihq .Y'u", to provide hiqh qoality I.i"ht
at the lov.at operating an4 lit. eyola eoat.
1 "ill previaa db<I""'Bnt.tian at my ana:qy .~lllyd. 6l\4
rec=--ondae1cna for th. d..ifn. in aeccrdanca with t~e prcv1_iofta
at the lIodel bB"'JY Code.
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APPROPRIATE TECHNOLOGY ASSOCIATES
$4It21" SIt.rl1 lur S~.Hal"4Ibh D,vdDpmtrn
'0' Mr. ",.d Stlitllo. vi... Prl.ident.
".pan Sl<11nq eo~ny
Mr. ICon ~etu
BeCk.n Az1qoni ; Roo..Inc.
1Ir. n.v. Zanip"
City .ot .....p.n. .,,11'!11'1l1 oept.
Noau Xan 01.01\, APprop:d.~. 'l"ACU\naloqy ".loo18t:..
u. A~J:N Ill;'I'I~ll'I'%, lIEAllowa toCQZ
;a'I. ~ ""quot 1991
"" !nuw COn."ltant, I h.V4l prov14oC1 onqo11l9 analyois 81ld
r.ooaCdat.1.ona tat' th. 'A_pen.1(MdoWG 'Pro1eot.t have evaluated the
tinal d..l9ft .pocitiootion. with ~.,~ ~ tho bo114in; anv.lope
an<1 1ta _U.ne. wiU th1" X...s.1 -Z9Y Cod".
'fttl 1I1111G1>o; .""'1_ to~ 1..1l of tluo ...... lMli14illq. ...,. ill
~UUlo. Ybb tile IIoG.1 1Illelrf1 004., UtO Hl.tiooa. Cad.
COlllIll1anee 11 utilti.d .. ~.qui~.ol IIy ..atl... 50). Xy ....1yai. IIy
COClI Sletien il al rOll""ll .
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'11ie bUll1l11l91. ift thil project .atilry th. nqul.naento <>t Cluopl:.r
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EXtlIDIT "G"
HAA/REHEARSAL PERPORKl\NCE IIJ\LL
ENERGY CONSERVATION DESCRIPTION
The new Music Hall will inco~po~ate many energy conserving
features.. These features should combine to make it one of the mO$t
efficient structures of its type. The enerqy strategies for the
building involve both desisn featu~es and high technology
solutions.
A. Design
1. Approximately 80-85% of the building' s volume will be
below grade, a significant and well-proven feature
that will lessen the heat load in the winter and
cooling in the 5UUIDler.
2. FoT. acoustic reasons the main hall will be essentially
a double wall structure. This will have the effect of
creating an unusually effective thermal as well as
acoustic barrier.
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3. Incorporated will be more standard design features
such as air lock entries, reflective roof materials
and low emissivity glass.
B. Technological
1. We will be using a mechanical engineer a8 a consultant
who is well known for innovative and effective
solution to BVAC problems. They will include t.he
latest high efficiency equipment and techniques. such
as warm air recovery systems, ultra high efficiency
boiler systems, etc.
2. We will design lighting using the latest technique~ in
high efficiency illumination where ever possible. I~
is possible that mo%:'e traditional lighting sources may
be required in the main hall to eliminate ballast
noise.
3. We will specify low water usage fixtures in the new
restroomsw
CONCLUSION
The new MAA Music Hall will be a state-of-the-art facility in
every respect. In addition, we will give high priority to
~educing overall operatinq costs through the incorporation of
every appropriate enerqy ~onservation technique.
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May 10, 1991
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EXHIBIT "H"
March 21, 1991
Ms. Amy Margerum
Planning Director
Aspen/Pitkin planning Office
130 South Galena Street
Aspen, Colorado 81611
Re: Aspen Meadows Final SPA: Impact of Construction and
Development to Native Vegetation
Dear Ms. Margerum:
This letter is _ntended as clarification to Item 26, pase
32, in the Aspen Meadows Final Submission Document, in so
far as this section addresses the impacts of construction
and development on native vegetation on the Aspen Meadows
property. .
The landscape design is illustrated in the Conceptual
Planting Plans, L-9 through L-12. They indicate a minimal
area of manicured landscape immediately adjacent to, or
contained among the buildings. In pUblic areas, new tree
planting will be limited to Aspen, Spruce, Pine and
Cottonwood trees, which presently exist on the property.
Existing trees that will be affected by new development will
be relocated on the property to the maximum extent possible.
These trees are identified on the Existing Conditions Plans,
L-l through L-4.
Th~ intent is to limit the impact on native vegetation by
intensely maintaining only the manicured areas and by
carefully monitoring construction activities to limit the
extent of disturbance.
Revegetation of all disturbed areas of native vegetation
will occur based on the following guidelines:
1. An appropriate mix for native grasSes will be
determined by a turf expert who will identify
exis~ing native grasses. Disturbed grass a~eas
will be re-seeded with this mi~,
.
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Ms. Amy Margerum
March 21, 1991
Paae Two
2. Native plant materials will be obtained from a
nursery such as Native Plants, Inc. in Utah. This
nursery has a wide range of native plants
including Sagebrush, Willows and Gambel's Oak, all
of which are common on the property. The plants
are container grown, they come in many sizes and
are dependable growers. With proper watering,
Sage and Willows grow rapidly.
3. In conditions where slopes exceed 3:1, erosion
control materials will be applied, and where
necessary slopes will be stabilized through
terracing and planting techniques. In all cases,
sufficient topsoil will be applied.
4. The first year is the most critical in the
establishment of native shrubs and grasses. A
temporary irrigation system will be installed to
ensure that the ground is kept moist during the
first growing season.
By following these quidelines which have led to successful
revegetation with native materials in previous projects, we
feel that the Aspen Meadows property can be maintained as an
attractive manmade environment along with a healthy, natural
landscape.
Sincerely,
DESIGN WORKSHOP, INC.
-a~-
Don Ensign
Principal
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