HomeMy WebLinkAboutcoa.lu.gm.411 S Monarch Ave.A13-97AL
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2737-182-19-002 A13-97
Aspen Manor GMQS Exemption & Cond. Use
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City Land Use Application Fees: Q �, o v
00113-63850-041 Deposit
-6385$-042 Flat Fee
-63860-043
HPC
-63885-268
Public Right -of -Way
-63875-046
Zoning & Sign Permit
-MRO 11
Use Tax
10000-67100-383
Park Dedication
15000-63050480
AH Commercial
15000-63065482
AH Residential
County Land Use Application Fees:
OO113- i3800-033 Deposit
-63805-034 Flat Fee
-63820-037 Zoning
63825-038 Board of Adjustment
Referral Fees:
00113-63810-035
00115-63340-163
62(P-3-03340-190
00125-63340-205
00113-63815-036
00113-63812-212
Sales:
00113-63830-039
-69000-145
Address'
County Engineer
City Engineer %7-O • 0 D __ __
Housing i> . 00
Environmental Health SS O O _
Countv Clerk
Wildlife Officer
Countv Code
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SDate: --Check: /3
Project:
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MEMORANDUM
TO: Growth Management Commission
THRli : Stan Clauson, Community Development Directorz
Julie Ann Woods, Deputy Director
FROM: Christopher Bendon, Planner
RE: Aspen Manor Lodge Change in Use, 411 South Monarch Street
DATE: April 3, 1997
SUMMARY:
The applicant, Michael S. Egan, is proposing to reconstruct the entire structure at 411
South Monarch, replacing a portion of the existing lodge units, and constructing a
restaurant and an affordable housing unit. This unit is proposed as part of the employee
mitigation plan that will be considered by City Council, upon the recommendation of the
Commission.
Staff recommends approval for a change in use for 1,750 square feet of commercial
space an one residential unit/with conditions, and recommends that the
O Commission recommend approval of the proposed employee mitigation plan to the
Q� City Council.
II APPLICANT: Michael Egan, Represented by David Brown, Architect.
LOCATION: 411 South Monarch, Aspen
ZONING: L/TR
CURRENT LAND USE: 23 room lodge and lodge support spaces.
PROPOSED LAND USE: 10 lodge rooms, a or a le housing unit 1,750 square foot restaurant
& bar, support spaces for both lodge and restaurant uses.
PROCEDURE:
After considering the request, the Growth Management Commission shall approve,
approve with conditions, or deny the application for exemption, based on the
application's compliance with all applicable standards. These standards are outlined in
Staff Comments.
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Although the application does not have to compete or be scored, the proposed allotment
is deducted form the annual pool of allotments. The proposal is within the allowable
amounts for the year.
The applicant's employee mitigation plan must be approved by the City Council with a
recommendation from the GMC. The applicant is proposing one residential unit on -site
as part of this mitigation. The change in use criteria do not allow more than one unit to
be created on the subject parcel.
PREVIOUS ACTION:
Not Applicable.
BACKGROUND:
The Aspen Manor Lodge, 411 South Monarch, is a 23 unit lodge in the L/TR zone
district. One of the lodge units is used for housing staff. The applicant is proposing to
replace the 23 units with 11 units and a restaurant open to the public. Ten of the units
will be lodge units and one for housing staff. A dining room in this building would be
considered an accessory use if truly subsidiary to the lodge use and restricted to guests
only. A restaurant open to the public, however, is a conditional use in this zone district.
The City Planning and Zoning Commission considered and approved this conditional use
for a restaurant on April 1, 1997.
CURRENT ISSUES:
The applicant has proposed, and City Staff agrees, that the fewer lodge units will not
create additional employees. Staff does feel, however, that the 1,750 square foot
restaurant will create additional employees beyond those currently employed by the
lodge. The Commission does consider the "number of additional employees... generated
by the change in use." Mitigating these additional employees was also addressed by the
City Planning and Zoning Commission on April 1, 1997. They recommended that the
applicant mitigate for 6.125 additional employees with an audit at the end of the first year
of restaurant operation to confirm this number and make necessary adjustments to the
employee mitigation plan.
The change in use criteria only allows one unit to be created. The current employee
mitigation plan is to deed restrict one category 2 unit on site, and to provide the
remainder with a combination of cash -in -lieu and deed restrictions on other residential
properties. 25 of the 43 annual allotments for affordable housing have been alloted this
year.
The annual development allotment for commercial use in this zone district is 2,000
square feet. None of this square footage has been allotted this year
FINANCIAL IMPLICATIONS:
The City of Aspen rebuilt the sidewalk on the East side of the site, approx. 100 feet,
within the past year. This sidewalk will most likely be damaged during construction.
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The Commission should, as a condition of approval, require the applicant to replace any
disturbed sidewalk to the approval of the City Streets Department.
STAFF COMMENTS: CHANGE IN USE:
26.100.050 (13)(3) Growth Management Commission Exemptions that are
Deducted from the Pool of Annual Development Allotments and from the Metro
Area Development Ceilings.
a. Change in use. A change in use of an existing structure between the residential,
commercial/office, and tourist accommodation categories for which a certificate of occupancy
has been issued for at least two (2) years and which that is intended to be reused, shall be exempt
from the growth management competition and scoring procedures, provided the following
conditions are met:
1) The Growth Management Commission determines that a minimal number of
additional employees will be generated by the change in use and that employee housing
will be provided for the additional employees generated.
Staff Findinv:
According to the present owner, Bruce Kerr, the current lodge employs between one and
six people, depending upon the season. At the time this application was submitted, the
lodge employed 5 full time equivalents. The applicant has proposed that the new lodge
will employ one person and the new restaurant four, therefore, no additional employees
would be generated. City Staff feels, however, that the replaced lodge units will utilize
the existing number of employees and the restaurant will create additional employees.
Using the standards in the Commercial Growth Management section of the Code, 3.5
employees per 1000 square feet of net leasable are generated by commercial uses in this
zone district. The proposed 1,750 square foot restaurant will then create 6.125 new
employees.
The applicant has represented a Staff Accommodations Room, but it is unclear how many
staff members this unit may accommodate, if it has incorporated the required bathroom
and kitchen, and the nature of its deed restriction. The Commission should require that
the applicant supply affordable housing for the additional 6.125 employees created to the
satisfaction of the Housing Authority. The Housing Authority has suggested that
restaurant/bar employees are generally category 1 & 2 employees.
The applicant has expressed that the proposed employee mitigation plan supplys a one or
two bedroom unit on -site, provision of deed restricted units within walking distance to
the extent reasonable, and the remainder via a cash -in -lieu payment to the Housing
Auithority
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2) The Growth Management Commission determines that a minimal amount of
additional parking spaces will be demanded by the change in use and that parking will
be provided.
Staff FindinL.
Using the Off -Street Parking standards from the City Code, the applicant must provide .7
spaces per lodge room and 4 spaces per 1000 square feet of net leasable commercial.
Residential uses in this zone district require 1 space per bedroom with no more than two
allowed.
Because the proposed residential use on the site is not the primary use and acts more as
an ADU, Staff is suggesting that the ADU parking standards be used. This would require
0 spaces for a studio or one bedroom, 1 space for a two bedroom, and 1 space for each
additional two bedrooms.
With 10 lodge rooms, the residential unit (considered as 2 bedrooms), and the proposed
restaurant, the site will require 15 spaces. The applicant has represented 16 parking
spaces but no area for winter snow storage. Currently, the accumulation of snow in front
of parked cars results in the cars gradually encroaching into the alley public right-of-way.
The City Streets Department is concerned about maintaining the alleyway. The
Commission should, as a condition of approval, require the owner to maintain at least 15
parking spaces on -site year-round, without parked vehicles encroaching onto any public
rights -of -way. The applicant is advised that the City prohibits the plowing of snow from
private property on to public rights -of -way. The applicant is encouraged to designate
adequate snow storage areas on site, or arrange for the removal of snow to an off -site
location.
3) The Growth Management Commission determines that there will be minimal
visual impact on the neighborhood from the change in use.
Staff Finding;
The proposed use is consistent and compatible with the area's character and does enhance
the mixture of complimentary uses and activities. The proposed porches and public
spaces behind the street facades will soften the intersection between perceived public and
private spaces will add visual interest to the pedestrian experience.
4) The Growth Management Commission determines that a minimal demand will be
placed on the City's public facilities froin the change in use.
Staff Finding;
The Engineering Department has determined that "the existing infrastructure system is
sub -standard and cannot adequately convey storm runoff'. Engineering recommends
"that the proposed building meet runoff design standards in Section 26.88.040.C.4.f, and
that the building permit application include a drainage mitigation plan and report signed
2
and stamped by an engineer registered in Colorado. . . [that avoids drainage onto
walkways]." The Commission should require, as a condition of approval, this drainage
mitigation plan and report.
The Commission should, as a condition of approval, require the applicant to install an oil
and grease interceptor for the restaurant and an oil and sand interceptor for the garage
subject to approval by the Aspen Consolidated Sanitation District prior to issuance of a
certificate of occupancy.
5) No zone change is required.
Staff Finding:
No zone change is proposed.
6) No more than one residential unit will he created.
Staff Findings
The applicant is proposing one residential unit as part of the employee mitigation plan.
This unit will most likely be a one or two bedroom unit deed restricted to category 2.
7) The proposed use is consistent in all respects with the AACP.
Staff Findings
The AACP speaks of maintaining the guest experience in Aspen through the preservation
of small lodges. The Aspen Manor Lodge has provided 22 guest rooms close to the core
of Aspen, and has contributed to "Aspen, the community." The new lodge, with 10
rooms, will still provide the unique experience and sense of scale, albeit at a higher price,
as the existing lodge. The restaurant adds character to the area by engaging a building to
street dialogue, while providing the financial incentive to maintain the lodge use. In light
of area lodges converting to high -end residences, which erodes the guest experience and
the overall character of "Aspen, the community", the maintenance of 10 lodge rooms and
the addition of this commercial use, while sacrificing 22 cheaper rooms, does promote the
goals of the AACP.
STAFF COMMENTS: AFFORDABLE HOUSING RECOMMENDATION TO CITY COUNCIL
"Approval of the method by which the applicant proposes to provide affordable housing
shall be at the option of the City Council, upon the recommendation of the Growth
Management Commission. In evaluating the applicant's proposal, the advice of the
Aspen/Pitkin County Housing Authority shall be sought in considering the following
factors:"
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1. Whether the city has an adopted plan to develop affordable housing with Moneys
received from payment of affordable housing dedication fees.
Staff Finding;
The City, through the Housing Authority, has developed an affordable housing plan for
both public and private moneys.
2. Whether the city has an adopted plan identifying the applicant's site as being
appropriate for affordable housing.
Staff Findiniz:
In general, The Housing Authority encourages employee mitigation on -site over other
options. Because the applicant is requesting a change in use, only one residential unit
may be created forcing the applicant to mitigate through other means the remainder of the
employee housing required not provide on -site. The Housing Authority secondly prefers
the applicant to mitigate employee housing off -site, but within walking distance of the
generating use. The Housing Authority prefers lastly the payment of cash -in -lieu.
3. Whether the applicant's site is well suited for the development of affordable
housing, taking into account the availability of services, proximity to employment
opportunities and whether the site is affected by environmental constraints to
development or historic preservation concerns.
Staff Finding
Any site within walking distance of the downtown core, not affected by environmental
constraints or historic preservation concerns, is well suited for affordable housing.
4. Whether the method proposed will result in employee housing being produced
prior to or at the same time the impacts of the development will be experienced by the
community.
Staff Finding;
The proposed mitigation on -site will be produced at the same time, or prior to, the
completion of the generating use. 1 ae Commission should recommend to the City
Council that the remainder of the mitigation be provided prior to, or concurrent with, the
completion of the generating use.
S. Whether the development itself requires the provision of affordable housing on -
site to meet its service needs.
Staff Finding:
The use does not require the provision of on -site housing. The applicant, however,
prefers at least some of the employees be housed on -site.
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RECOMMENDATION:
Staff has reviewed the application, finds the criteria for a change in use have been met,
and recommends approval with the following conditions:
l . Before issuance of a certificate of occupancy, all City sidewalks adjacent to the parcel
shall be repaired to their pre -construction condition, subject to approval by the City
Streets Department. A 5' wide buffer between the back of the curb and the sidewalk
shall be provided in accordance with "The pedestrian Walkway and Bikeway System
plan." In designing this walkway, deference to the existing trees shall precede this 5'
buffer requirement.
-s reet par mg guidelines o t e ity o e an cons par mg
specifications for on -site employee mitigation, at least the adequate number of parking
spaces for the proposed uses will be maintained on -site year-round without parked vehicles
encroaching on any public ri -
3. A final plat shall be recorded before issuance of a building permit. Parking will be
delineated on the final plat. Adequate snow storage areas, to accommodate all accumulated
snow on -site, will be delineated on the final plat, unless the snow is to be transported to an
off -site location, in which case it will be noted on the final plat as the responsibility of the
owner. The nature of any deed restriction shall be delineated on the final plat.
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The Growth Management Commission recommends to City Council approval of the
proposed employee housing mitigation plan for 6.125 category 2, or lower, employees as
,14114em: te:-_'Dffslte 'ram f- �,
ut ulSicT-1�1 l.
r0mairm�iter o e , within-walkinoistance-of the A-s�
A4et�e��edge, i igation required-will•-bg-•
gccomphShed -thr9Ugh o the Aou inn rthmit�h All employee
mitigation shall be accomplished prior to, or concurrent with, the completion of the
restaurant. After one year of operation of the restaurant, the owner shall submit an audit,
delineating the number of employees generated by the restaurant use, to the Housing
Authority for any adjustment to this housing mitigation plan. Any said adjustment shall be
accomplished tior to the end of the second full year of estaurant o ration. l
��r nn•ar�,, all 6�.1?.r ar.•�'�c w 2 �Lftb -
The applicant shall mitigate for 6.125 employees. Prior to issuance of a certificate of
occupancy, the Planning Department and/or the Housing Authority shall inspect and
approve any employee unit(s) contributing to the employee mitigation. This shall include
any units required after the one year audit.
6. Prior to issuance of any permits, the applicant shall submit a drainage mitigation plan and
report prepared by an engineer registered in Colorado that adequately addresses storm
runoff and does not allow drainage onto walkways.
7. Prior to issuance of a certificate of occupancy, the Aspen Consolidated Sanitation District
shall inspect plans for, and installation of, an oil and grease interceptor for the restaurant
and an oil and sand interceptor for the garage.
7
Prior to issuance of a building permit, the applicant shall submit plans and specifications
concerning the restaurant operation subject to approval by the Environmental Health
Department.
9. All material representations made by the applicant in the application and during public
meetings with the Growth Management Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other conditions.
RECOMME OTION: " ove to approve the change in use for a 1,750 square foot
commercial use a d one �pnI3,:1997."
t at 411 South Monarch with the conditions listed
in the Staff memo a e
ATTACHMENTS: Exhibit "A" - Procedural text from City Code
Exhibit "B" - Application
Exhibit "C" - Agency referral comments
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PROCEDURE:
Change in Use:
26.100.050(B) Exemption by Growth Management Commission
(b) "Procedure... After considering the request, the Growth Management Commission
shall approve, approve with conditions, or deny the application for exemption, based on
the application's compliance with all applicable standards."
(3) "Growth Management Commission exemptions that are deducted from the pool of
annual development allotments and from the metro area development ceiling... "
(a) "Change in use. A change in use between the residential, commercial/office, and
tourist accommodations categories for which a certificate of occupancy has been issued
for at least two years and which is intended to be reused...." this includes up to one
residential unit.
Change in use exemptions are deducted from the annual pool of development allotments.
The annual development allotment for commercial use in this zone district is 2,000
square feet. None of this square footage has been allotted this year.
Affordable Housing Unit:
26.100.050 (C) Exemption by City Council.
(1)(b). "... the development application shall be forwarded to the Growth Management
Commission for review and consideration at a hearing for which notice has been given
pursuant to Section 26.52.060(E)(3)(a). After the Growth Management Commission's
review, the application shall be forwarded to the City Council for consideration at a
public hearing ... the City Council shall approve, approve with conditions, or deny the
application for exemption.
(3) "City Council exemptions that are deducted from the pool of annual development
allotments and from the metro area development ceilings."
(b) "Affordable Housing. All affordable housing deed restricted in accordance with the
housing guidelines of the City Council and its housing designee, shall be exempt from the
growth management competition and scoring criteria procedures by the City Council."
"Approval of the method by which the applicant proposes to provide affordable housing
shall be at the option of the City Council, upon the recommendation of the Growth
Management Commission."
Residential allotments may be granted by the GMC through change in use as long as no
more than one unit is created. 25 of the 43 affordable housing units have been allotted
this year.
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Stan Clauson, Community Development D'recto
Julie Ann Woods, Deputy Director►
FROM: Christopher Bendon, Planner NM
RE: Aspen Manor Lodge Conditional Use for a Restaurant
DATE: March 27, 1997
SUMMARY:
The applicant, Michael S. Egan, is proposing to reconstruct the entire structure at 411
South Monarch, replacing a portion of the existing lodge units, and constructing a
restaurant. Restaurants in this zone district are a conditional use.
Staff is recommending Conditional Use approval for a 1,750 square foot restaurant
at the Aspen Manor Lodge, 411 South Monarch Street, with conditions.
APPLICANT: Michael Egan, Represented by David Brown, Architect.
LOCATION: 411 South Monarch, Aspen
ZONING: L/TR
CURRENT LAND USE: 23 room lodge. (22 lodge rooms and 1 staff room)
PROPOSED LAND USE: 10 lodge rooms, 1 staff accommodations room, 1,750 square foot
restaurant / bar, support spaces for both lodge and restaurant uses.
LOT SIZE: 11,957 square feet.
ALLOWABLE FAR: 1:1 = 11,957 square feet
INTERNAL FAR: Lodge, rental space: Maximum of 0.5:1, which can be increased to
0.75:1 internal FAR of lodge rental space provided 33.3% of the additional floor area is
approved for residential use restricted to affordable housing for employees of the lodge.
Lodge, non -unit space: Minimum of 0.25:1
REQUIRED OPEN SPACE: 25% = 2,989 square feet.
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PROPOSED FAR: 11,333 square feet
PROPOSED INTERNAL FAR: Lodge, rental space (10 lodge units): 5,106 square feet.
Lodge, non -unit space: 6,227 square feet.
PROPOSED OPEN SPACE: 3,000 square feet
PROCEDURE:
A development application for a conditional use shall be approved, approved with
conditions, or disapproved by the Planning and Zoning Commission. The Growth
Management Commission will be considering an application for a GMQS exemption for
the change in use on April 8, 1997.
PREVIOUS ACTION:
Not Applicable.
BACKGROUND:
The Aspen Manor Lodge, 411 South Monarch, is a 23 unit lodge in the L/TR zone
district. (22 lodge units and one unit used for housing staff) The applicant is proposing
to replace the 23 units with 11 units and a restaurant open to the public. Ten of the units
will be lodge units and one for housing staff. A dining room in this building would be
considered an accessory use if truly subsidiary to the lodge use and restricted to guests
only. A restaurant open to the public, however, is a conditional use in this zone district.
CURRENT ISSUES:
The applicant has proposed, and City Staff agrees, that the fewer lodge units will not
create additional employees. Staff does feel, however, that the 1,750 square foot
restaurant will create additional employees beyond those currently employed by the
lodge. The Commission does consider the "need for increased employees", criteria E of
the conditional use criteria. Mitigating these additional employees will also be addressed
by the Growth Management Commission on April 8, 1997.
The applicant must be granted an exemption from the GMC for the change in use
(deducted from the annual allotment). If the Planning and Zoning Commission approves
the conditional use, the approval should be conditioned on a change in use approval by
the Growth Management Commission.
FINANCIAL IMPLICATIONS:
The City of Aspen rebuilt the sidewalk on the East side of the site, approx. 100 feet,
within the past year. This sidewalk will most likely be damaged during construction.
The Commission should, as a condition of approval, require the applicant to replace any
disturbed sidewalk to the approval of the City Streets Department.
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STAFF COMMENTS:
Section 26.60.040, Standards Applicable to all Conditional Uses
(A) The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the
zone district in which it is proposed to be located.
Staff Finding_
The proposed conditional use will create a more permeable building and foster an
improved dialogue between the building and the street while providing the financial
ability for the owner to maintain a small lodge use near the center of town. The proposed
use is consistent with the AACP.
The purpose of the L/TR zone district is to encourage construction and renovation of
lodges in the area at the base of Aspen Mountain and to allow construction of tourist -
oriented detached, duplex, and multi -family residential dwellings. The proposed use is a
conditional use in this zone district and, as it helps maintain the lodge use, is within the
intent of the district.
(B) The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land
uses, or enhances the mixture of complimentary uses and activities in the
immediate vicinity of the parcel proposed for development.
Staff Finding:
The proposed use is consistent and compatible with the area's character and does enhance
the mixture of complimentary uses and activities.
(C) The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
Staff Finding:
The final operating characteristics of the proposed conditional use have not been fully
represented. The proposed site plan shows an enclosed area for trash and a corresponding
area for loading access from the alley. The Commission should, as a condition of
approval, require the owner to operate this conditional use in a manner as to minimize
adverse effects including, but not limited to, maintaining all trash within the enclosed
area and maintaining the delivery area free from obstructions, including parked vehicles
and snow storage.
The applicant has represented 16 parking spaces (one more than required for the proposed
uses), but no area for winter snow storage. Currently, the accumulation of snow in front
of parked cars results in the cars gradually encroaching into the alley public right-of-way.
The City Streets Department is concerned about maintaining the alleyway. The
q
Commission should, as a condition of approval, require the owner to maintain at least 15
parking spaces on -site year-round, without parked vehicles encroaching onto any public
rights -of -way. The applicant is advised that the City prohibits the plowing of snow from
private property on to public rights -of -way. The applicant is encouraged to designate
adequate snow storage areas on site, or arrange for the removal of snow to an off -site
location.
(D) There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks,
police, fire protection, emergency medical services, hospital and medical
services, drainage systems, and schools.
Staff Finding:
The Engineering Department has determined that "the existing infrastructure system is
sub -standard and cannot adequately convey storm runoff'. Engineering recommends
"that the proposed building meet runoff design standards in Section 26.88.040.C.4.f, and
that the building permit application include a drainage mitigation plan and report signed
and stamped by an engineer registered in Colorado. . . [that avoids drainage onto
walkways]." The Commission should require, as a condition of approval, this drainage
mitigation plan and report.
The Commission should, as a condition of approval, require the applicant to install an oil
and grease interceptor for the restaurant and an oil and sand interceptor for the garage
subject to approval by the Aspen Consolidated Sanitation District prior to issuance of a
certificate of occupancy.
(E) The applicant commits to supply affordable housing to meet the incremental
need for increased employees generated by the conditional use.
Staff Finding:
The applicant has proposed that the replaced lodge units and the small restaurant will
employ the same number of employees as the existing lodge. City Staff feels that the
replaced lodge units will utilize the existing number of employees. Staff does feel,
however, that the restaurant will create additional employees. Using the standards in the
Commercial Growth Management section of the Code, 3.5 employees per 1000 square
feet of net leasable are generated. The proposed 1,750 square foot restaurant will then
create 6.125 new employees.
The applicant has represented a Staff Accommodations Room, but it is unclear how many
staff members this unit may accommodate, if it has incorporated the required bathroom
and kitchen, and the nature of its deed restriction. The Commission should require that
the applicant supply affordable housing for the additional 6.125 employees created to the
satisfaction of the Housing Authority. The Housing Authority has suggested that
restaurant/bar employees are generally category 2 employees.
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(F) The proposed conditional use complies with all additional standards imposed on it by the
Aspen Area Comprehensive Plan and by all other applicable requirements of this title.
Staff Finding;
The AACP speaks of maintaining the guest experience in Aspen through the preservation
of small lodges. The Aspen Manor Lodge has provided 22 guest rooms close to the core
of Aspen, and has contributed to "Aspen, the community." The new lodge, with 10
rooms, will still provide the unique experience and sense of scale, albeit at a higher price,
as the existing lodge. The restaurant adds character to the area by engaging a building to
street dialogue, while providing the financial incentive to maintain the lodge use. In light
of area lodges converting to high -end residences, which erodes the guest experience and
the overall character of "Aspen, the community", the maintenance of 10 lodge rooms and
the addition of this commercial use, while sacrificing 22 cheaper rooms, does promote the
goals of the AACP.
RECOMMENDATION:
Staff has reviewed the application, finds the criteria for the conditional use have been
met, and recommends approval of the conditional use for a restaurant, with the following
conditions:
1. Before issuance of a certificate of occupancy, all City sidewalks adjacent to the parcel
shall be repaired to their pre -construction condition, subject to approval by the City
Streets Department. '
2. At least 15 parking spaces will be maintained on -site year-round without parked vehicles
encroaching on any public rights -of -way. Adequate snow storage areas, to accommodate
all accumulated snow on -site, will be delineated on the final plat, unless the snow is to be
transported to an off -site location, in which case it will be noted on the final plat as the
responsibility of the owner.
The owner shall operate this conditional use in a manner as to minimize adverse effects
including, but not limited to, maintaining all trash within the enclosed area and
maintaining the delivery area, and meter reading area, free from obstructions, including
parked vehicles and snow storage. Any utility pedestals shall be located outside of any
public right-of-way and shall include an access easement.
4. Prior to the issuance of any building permits, a tree removal and mitigation plan shall be
submitted for review and approval by the Parks Department. Tree removal permits shall be
required for the removal or relocation of any tree greater than 6" in caliper. The large
Spruce tree at the corner shall not be removed or damaged.
Prior to issuance of any permits, the applicant shall submit an employee housing mitigation
plan for 6.125 employees, subject to review and approval by the Housing Authority. Prior
to issuance of a certificate of occupancy, the Planning Department and/or the Housing
Authority shall inspect and approve any on -site employee unit(s) contributing to this
4� 5)
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requirement. GNVVtYI� av' *0V1 YW f� �p �
6. Prior to issuance of any permits, the applicant shall submit a drainage mitigation plan and
report prepared by an engineer registered in Colorado that adequately addresses storm
runoff and does not allow drainage onto walkways.
7. Prior to issuance of a certificate of occupancy, the Aspen Consolidated Sanitation District
shall inspect plans for, and installation of, an oil and grease interceptor for the restaurant
and an oil and sand interceptor for the garage.
8. Prior to issuance of a building permit, the applicant shall provide a PM10 mitigation plan
delineating how the reduction in the number of lodge units will offset any increase in PM10
produced by the conditional use.
9. Prior to issuance of a building permit, the applicant shall obtain a permit from the
Environmental Health Department for any fireplaces or woodstoves that are proposed.
10. Prior to issuance of a building permit, the applicant shall submit a fugitive dust control plan
subject to approval by the Environmental Health Department.
11. Prior to issuance of a building permit, the applicant shall have the building tested for
asbestos. Any abatement measures necessary shall be performed by a certified asbestos
removal firm.
12. Prior to issuance of a building permit, the applicant shall submit plans and specifications
concerning the restaurant operation subject ,to.. approval, by the Environmental Health
Department.
13. Prior to issuance of a certificate of occupancy, the owner shall record a final plat indicating
the survey monuments at the Monarch Street corner of the property, and noting the nature
of any deed restrictions.
14. Prior to issuance of any permits, the applicant must obtain approval for a change in use
from the Growth Management Commission.
15. All material representations made by the applicant in the application and during public
meetings with the Planning and Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to approve the conditional use for a restaurant at 411
South Monarch with the conditions listed in the Staff memo dated March 27, 1997."
/�� (a-()
ATTACHMENTS: Exhibit "A" - Application
Exhibit "B" - Agency Referral Comments
A
MqP 14 '97 11:40AN ASPEN HOUSING OF,-
10
MEMORANDUM
TO, Chris Sendon, Community Development Department
FROM; Cindy Christensen, Housing Office
DATE: March 14, 1997
RE: Aspen furor Looge GMQS Exemption & Conditional Use Review
Parcel ID No. 2737-182-19-002
P.1
ISSUE: The applicant is requesting to remodel an existng 23-room lodge into an 11-room (suite)
lodge, plus construct a 1,750 square foot restaurant/bar.
_BAr�QHQ_LW: According to Section 26.100.050(0)(3)(a), GMQS Exemption for Change in
Use (from tourist accommodations to commercial for the restaurar:), the applicant must provide
employee housing for the additional employees generated. According to Seciion
26,102.060(E)(3), the applicant must provide housing for 6.125 employees (3.5 employees 11,000
square feet net leasable X 1,750 square feet for the restaurant). Staff agrees that no further
mitigation is needed for the remodel of the ex sting lodge.
The applicant does state that there is provision for staff accommodations, however, the
applicatior does not state how large the unit is, if it contains a kitchen, a bathroom, etc,
, EQ_0_N E,K1)AilQhl: The size of the staff accommodation is not stipulated, nor is it known if it
is truly an emoloyee unit which contains a kitchen and bathroom. The applicant needs to mitigate
for 6.125 employees. Below is a chart determining the number of residents that can be noused in
a specific unit:
Studio 1.26 residents
One -bedroom 1.75 residents
Two -bedroom 2.25 residents
Three -bedroom or larger 3.00 residents
The unit being provided, should it be a three -bedroom or larger unit, mitigates for only 3,00
employees, therefore, mitigation would still be needed for 3.125 employees. Floor plans need to
be provided on the staff accommodations. The Housing Board's preference in mitigating
affordable housing impacts is as follows:
On -site housing;
Off -site housing, including the buydcwn concept;
Cash -in- ieu/Land-in-lieu (the preference of cash
analysis).
or land shall be determined on a case by case
Staff would also recommend :hat any unit associated with mitigation for this project be deed
restricted no higher than Category 2, as this falls within a restaurant/oar employee,
Due to the above listed items, at this time, no points can be awarded an this aspect of the
Growth Management Quota System.
Jfs • Gonsof o�afeo�cSanifafion �rsfricf
565 North Mill Street
Aspen, Colorado 81611
Tele. (970) 925-3601 FAX #(970) 925-2537
Sy Kelly • Chairman
Albert Bishop Treas.
Louis Popish • Secy.
March 13, 1997
Chris Bendon
Community Development
130 S. Galena
Aspen, CO 81611
Re: Aspen Manor Lodge Conditional Use
Dear Chris:
Michael Kelly
Frank Loushin
Bruce Matherly, Mgr.
The Aspen Consolidated Sanitation District currently has sufficient line and treatment capacity to
serve this project. Service is contingent upon compliance with the District's rules, regulations, and
specifications which are on file at the District office. The total connection charges for the project
can be estimated once detailed plans are available. Fees must be paid prior to the issuance of a
certificate of occupancy.
A grease interceptor will be required for the restaurant. Plans for the interceptor must be
approved by our line superintendent prior to installation.
Please call if you have any questions.
Sincerely,
Bruce Matherly
District Manager
EPA Awards of Excellence
1976 • 1986 • 1990
Regional and National
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•
MEMORANDUM
TO: Chris Bendon, Planner
FROM: Sara Thomas, Zoning Office r
RE: Aspen Manor Lodge GMQS emption and Conditional Use Review
DATE: March 12, 1997
The Aspen Manor Lodge is located in the LT-R zone district, which has the following
dimensional requirements:
- Minimum Lot Size: 6000 square Feet
- Minimum Lot Area per Dwelling Unit: Lodge Units - No requirement
- Front Yard - 10 feet (The property is on a corner lot. The owner shall choose which
yard shall be considered the front yard. The remaining yard bordering a street may be
reduced by one third of the required front yard setback distance. The rear yard must
coincide with the rear alignment of the neighboring lots regardless of which yard is
considered the front yard by the owner.)
- Side Yard - 5 feet
- Rear Yard - 10 feet
- Maximum Height - 28 feet
- Open Space Required - 25 feet
- External floor area ratio- 1:1
- Internal floor area ratio: Lodge, rental space: maximum of .5:1
Lodge, non -unit space: minimum of .25:1
- Required off street parking: Lodge use:.7 spaceibedroom. Each parking space shall
have an unobstructed access to a street or alley.
All setbacks, heights and FAR calculations will be verified when working drawings are
submitted to the Building Department for building permit review. The drawings
included in the application packet do not contain adequate detail for this level of review.
0
•
MEMO
To: Chris Bendon
From: Ed Van Walraven, Fire Marshal
Subject: Aspen Manor Lodge ID #2737-182-19-002
Date: March 12, 1997
Chris,
This project shall meet all of the codes and requirements of the Aspen Fire Protection
District. This includes but is not limited to the installation of approved fire sprinkler and fire
alarm systems.
Please contact me if you have any questions or concerns.
0 •
MEMORANDUM
To: Chris Bendon, Planner
From: Nancy MacKenzie, Environmental Health Officer f
Date: March 14, 1997
Re: Aspen Manor Lodge GMQS Exemption and Conditional Use Review
Parcel ID # 2737-182-19-002
The Aspen/Pitkin Environmental Health Department has reviewed the land use submittal under
authority of the Municipal Code of the City of Aspen, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Section 11-1.7 "It shall be unlawful for the owner or occupant of
any building used for residence or business purposes within the city to construct or reconstruct an on -site
sewage disposal device."
The plans to provide wastewater disposal for this project through the central collection lines of the
Aspen Consolidated Sanitation District (ACSD) meet the requirements of this department. The ability
of the Aspen Consolidated Sanitation District to handle the increased flow for the project should be
determined by the ACSD. The applicant has failed to provide documentation that the applicant and
the service agency are mutually bound to the proposal and that the service agency is capable of
serving the development.
A condition of approval for this project should be that the applicant shall provide
documentation "..that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of serving the development.." as defined in
the Municipal Code of the City of Aspen.
ADEQUATE PROVISIONS FOR WATER NEEDS: Section 23-55 "All buildings, structures, facilities, parks, or the
like within the city limits which use water shall be connected to the municipal water utility system."
The provision of potable water from the City of Aspen system is consistent with Environmental
Health policies ensuring the supply of safe water. The City of Aspen Water Department shall
determine if adequate water is available for the project. The City of Aspen water supply meets all
standards of the Colorado Department of Health for drinking water quality. The applicant has failed
to provide documentation that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of serving the development.
A condition of approval for this project should be that the applicant shall provide
documentation "..that the applicant and the service agency are mutually bound to the
proposal and that the service agency is capable of serving the development.." as defined in
the Municipal Code of the City of Aspen.
WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal
water supply from injury and pollution, the city shall exercise regulatory and supervisory jurisdiction within
•
•
the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal
water supplies for a distance of five (5) miles above the points from which municipal water supplies are
diverted."
DRAINAGE
A drainage plan to mitigate the water quality impacts from the parking area will be evaluated by the
City Engineer.
AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve
the maximum practical degree of air purity possible by requiring the use of all available practical methods
and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use
Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to
"provide clean air by protecting the natural air sheds and reducing pollutants".
The major concern of our department is the impact of increasing traffic in a non -attainment area
designated by the EPA. Under the requirements of the State Implementation Plan for the Aspen
area, PM-10 (which comes almost all from traffic driving on paved roads) must be reduced by 25% by
1997. In order to achieve that reduction, traffic increases that ordinarily would occur as a result of
development must be mitigated, or else the gains brought about by community control measures
will be lost. In addition, in order to comply with the municipal code requirement to achieve the
maximum practical degree of air purity by using all available practical methods to reduce pollution,
traffic increases of development must be offset. In order to do this, the applicant will need to
determine the traffic increases generated by the project, commit to a set of control measures, and
show that the traffic decreased by the control measures is at least as great as the traffic increases of
the project without mitigation.
Though the number of guest rooms will decrease from 23 rooms to 11 rooms, increases in traffic or
PMlo will occur due to adding a restaurant and bar, adding meeting room space, and adding nine
more parking spaces
The applicant will need to first determine the traffic and PMio increases from the project, and then
implement enough mitigation measures to prevent air pollution from this project.
The applicant is referred to Institute of Engineers Trip Generation Report, Fifth Edition for trip
generation rates to be used for various types of development projects.
Decreasing the number of guest rooms is a mitigation method, however it will have to be shown
that this measure alone will fully offset any increase in traffic and PMio.
we recommend that a condition of approval be that prior to issuance of any building
permits or use of the facility, the applicant provide proof to the Aspen/Pitkin
Environmental Health Department that the proposed mitigation measure is sufficient
to offset increases in PM,o and traffic caused by the project.
FIREPLACEMIOODSTOVE PERMITS
The applicant must file a fireplace/woodstove permit with the Environmental Health Department
before the building permit will be issued if there are to be any fireplaces or woodstoves. In
metropolitan areas of Pitkin County which includes this site, buildings may have two gas log
fireplaces or two certified woodstoves (or 1 of each) and unlimited numbers of decorative gas
2
0 •
fireplace appliances per building. New homes may NOT have wood burning fireplaces, nor may any
heating device use coal as fuel.
Obtaining this permit is a condition of building permit approval.
FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing,
watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads to remove mud
that has been carried out, speed limits, or other measures necessary to prevent windblown dust
from crossing the property line or causing a nuisance.
Obtaining this permit is a condition of approval of the building permit for this project.
ASBESTOS
The existing buildings at the base area will be demolished. In any public or commercial building,
before any demolition involving any material put in before 1986 (besides concrete, bricks, or
steel) the state must be notified and a person licensed by the state to do asbestos inspections
must do an inspection. Enough time should be allowed for the inspections, sample collecting,
sample analysis, and to have the report written. If asbestos is present, it must be removed by a
licensed asbestos removal contractor. It must be disposed of in a licensed landfill. A state
asbestos abatement permit must be obtained by this contractor.
A condition of approval should be that, prior to obtaining a building permit and prior to
demolition, the applicant should have the building tested for asbestos, and if any is
present, it must be removed by a certified asbestos removal firm.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of
environmental pollution that represents a present and increasing threat to the public peace and to the
health, safety and welfare of the residents of the City of Aspen and it its visitors ...... Accordingly, it is the
policy of council to provide standards for permissible noise levels in various areas and manners and at
various times and to prohibit noise in excess of those levels."
During construction, noise can not exceed maximum permissible sound level standards, and
construction cannot be done except between the hours of 7 a.m. and 10 p.m.
It is very likely that noise generated during the construction phase of this project will have some
negative impact on the neighborhood. The applicant should be aware of this and take measures to
minimize the predicted high noise levels.
FOOD SERVICE FACILITIES
A review of plans and specifications by this department is required by Section 10-401 of the Rules
and Regulations Governing the Sanitation of Food Service Establishments in the State of Colorado.
The Department shall be consulted before preparation of plans and specifications. The Aspen
Consolidated Sanitation District must be contacted for their recommendation on the proper size of
the grease trap. Restaurant grills are regulated by the City of Aspen and the applicant should
contact this Department to be sure that if a grill is planned, that it is in compliance with City code.
3
A condition should be approval of both plans and specifications before the building permit
is approved. A minimum of two weeks shall be necessary for the Department to review and
approve plans. Also, final approval from this Department is necessary before opening for
business and prior to issuance of a Colorado Food Service License.
4
MEMORANDUM
To: Chris Bendon, Planner
Thru: Nick Adeh, City Enginee�
From: Chuck Roth, Project Engineer �S
Date: March 14, 1997
Re: Aspen Manor Lodge GMQS Exemption and Conditional Use
(Parcel ID No. 2737-182-19-002)
I have reviewed the above referenced application, and I have the following comments:
1. Improvement Survey - The survey meets Code requirements by having been performed within
the past 12 months, however note that a new sidewalk and handicap ramp were built in the interim
as well as the street light at the alley being relocated.
2. Monumentation - The improvement survey does not indicate monuments at the Monarch Street
corners of the property. These must be set prior to issuance of a building permit and must be
indicated on the building permit application improvement survey.
3. Sidewalk, Curb & Gutter - The proposed sidewalk location does not meet community
standards as presented in "The Pedestrian Walkway and Bikeway System Plan." A five foot buffer
space is intended to be located between the sidewalk and the back of the curb. The space is
intended to function as a buffer for pedestrians from the street and as a snow storage area for snow
removed from sidewalks, therefore appropriate treatment and planting must be installed in that
space to permit snow storage.
Any sections of the curb and gutter that are in disrepair must be replaced prior to issuance of
a certificate of occupancy. The applicant must also be responsible for protection of the newly built
sidewalks along the property and damage to the sidewalks will obligate the applicant to replace
them under the same standards practiced by the City.
4. Trash & Utilities - The proposed location of trash storage may not be acceptable to the trash
companies. If the trash storage is moved to the edge of the alley, a concrete pad should be required
for the dumpster on the applicant's property.
All utility meters and any new utility pedestals must be installed on the applicant's property
and not in the public right-of-way. For pedestals, easements must be provided. The building
permit drawings must indicate all utility meter locations. Meter locations must be accessible for
reading and may not be obstructed by trash storage.
5. Site Drainage - The existing infrastructure system is sub -standard and cannot adequately
convey storm runoff. We recommend that the site development approvals include the requirement
of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.C.4.f and that the
building permit application include a drainage mitigation plan and a report signed and stamped by
an engineer registered in the State of Colorado, submitted as part of the building and site plan.
The applicant is advised that portions of the existing improvements drained onto the
sidewalk during this winter and froze, creating a hazard for which the applicant as adjacent property
owner is responsible. The new site design must avoid this type of drainage problem. The proposed
covered porches should not be permitted to drain onto the sidewalks.
6. Parking Area - With the proposed parking configuration, snow tends to accumulate in front of
the parked cars with the result that the cars gradually encroach into the alley public right-of-way.
Also, the applicant is advised that it is prohibited by City ordinance to plow snow from private
property into the alley or onto a street.
7. Snow Storage - The applicant is advised to designate snow storage areas on the site.
8. Aspen Consolidated Sanitation District - The applicant is advised to consider the following
issues: An oil and grease interceptor for the restaurant and an oil and sand interceptor for the
garage.
9. Existing Vegetation - The site plan does not differentiate between existing and proposed
vegetation. There are existing trees along the Durant Street frontage that will require tree removal
permits, and there is a large spruce tree at the corner which may not be removed or damaged.
10. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks department (920-5120)
for vegetation species, and streets department (920-5130) for mailboxes , street and alley cuts, and
shall obtain permits for any work or development, including landscaping, within public rights -of -
way from the city community development department.
M97.46
2
•
0
Memorandum
TO: Chris Bendon, Community Development Planner
FROM: Rebecca Schickling, Parks Department 4i6 ffftIAII
DATE: March 27, 1997
RE: Aspen Manor Lodge GMQS Exemption and Conditional Use Review
We have reviewed the application submitted for the Aspen Manor Lodge. The application does
not appear to have a landscape plan. The site plan for the main level represents some vegetation
on the plan, however, it is unclear as to whether this is existing vegetation or proposed. There is
also no detail as to the species and size of the vegetation. A landscape plan needs to be
submitted prior to applying for a building permit. There are numerous existing trees on this lot
that may be impacted by the redevelopment of the property. The improvement survey does not
show any vegetation. A sidewalk is shown along Durant St., which is very important. Any work
in the right-of-way (ROW) may require a ROW permit, including any landscaping of the ROW.
u
• �1�iT1�C1II•SF�.T 1
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6) Reprtative's Name, Address & PYxm
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7) T�►pe of Application (please check- all that apply) =
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Aspen Manor Lodge
411 S. Monarch Street
Aspen, Colorado 81611
Vicinity May
Aspen GMQS Exemption/Conditional
Review Application
Stryker/Brown Architects
300 S. Spring St., Aspen, Co. 81611
925-2254, fax. 925-2258
Use
February 12, 1997 pace 1 o` 1
February 24, 1998
Michael S. Egan
110 S.E. 6th Street
Fort Lauderdale, FL 33301
ASPEN • PITKIN
COMMUMTY DEVELOPMENT DEPARTMENT
Re: Aspen Manor Lodge
Dear Mr. Egan:
Your pending land use application, case # A-13-97, has been inactive for over six
months. The last date of action was April 1, 1997. The approval process for your
application includes steps which have not been completed. To proceed with your
application, please submit additional materials as necessary and request the Planning
Department schedule the appropriate public hearings.
If no action is taken by March 31, 1998, the Planning Department will consider this land
use application withdrawn and close the file. Any application thereafter, or any
amendment significantly different from the current application, will be considered a new
land use application.
If you need further clarification, I can be reached at 970.920.5072.
Very truly yours,
Christopher Bendon, Planner
City of Aspen
cc. David Brown, Architect
130 SouTH GALENA STREET • ASPEN, COLORADO 81611-1975 - PHONE 970.920.5090 • FAx'970.920.5439
Printed - Reryded Paper
David Brown
Stryker Brown Architects
July 15, 1997
RE: Aspen Manor Lodge
David,
In regards to our conversation concerning development options for the Aspen Manor
Lodge, I have outlined a few Code provisions.
Growth Management: Considering your present plans for lodge units, 1,750 square feet
of restaurant, and up to three employee units, your have three years from the last date of
approval until the commercial and affordable housing growth management allotments
would be void. This three year period would start after City Council approval, assuming
approval is granted, of the exemption for the affordable housing units and approval of the
method to provide affordable housing. Because the change in use approval for the
restaurant is tied to approval of the housing mitigation method by City Council, both the
1,750 square foot commercial allotment and the on- or off -site housing units are valid for
three years after City Council approval, but not before.
You may, at the same time as City Council approval, vest your development approvals
for three years. This would temporarily protect the approvals against changes in the Land
Use Code. If the approvals are not vested and/or after the vesting period expires, the
proposal would be subject to all provisions of the Code, as amended.
Conditional Use: The commercial allotment through change in use is valid for three
years after City Council approval of the housing mitigation method. However, a
restaurant is a conditional use in the LTR zone district for which approval was granted by
the Planning and Zoning Commission April 1, 1997. Conditional use approvals, like any
other non -growth management approval, are valid for eighteen (18) months after approval
unless a building permit is issued or unless the right is vested by City Council for a three
year period. This 18 month period has already begun and will expire October 1, 1998.
Demolition: Considering the option of demolishing completely and waiting to build,
pursuant to Section 26.100.050(A)(2)(a)(2)(a-d), you could rebuild the existing lodge
units within five years of demolition without having to compete through growth
management. This, however, does not extend your vesting period for the restaurant
and/or housing units, it only states the ability to replace the use that currently exists. This
five year time period is based on uses and structures that currently conform to the
Municipal Code. Completely demolished non -conforming uses cannot be rebuilt.
Completely demolished non -conforming structures can only be rebuilt up to one year
after demolition. I believe your structure is conforming, but you would want to confirm
this in writing with the Zoning Officer before any demolition.
Keep in mind that demolition and/or vesting does not exempt the property owner from
Code provisions that are general in nature requiring maintenance of the property in such a
way as to prevent health, safety, quality of environment, or nuisance problems.
I hope this letter is of help to you.
Christopher Bendon, Planner
Aspen Manor Lodge • Aspen GMQS Exemption/conditional Use
Review Application
411 S. Monarch Street StrykedBrown Architects
Aspen, Colorado 81611 300 S. Spring St Aspen, Co. 81611
925-2254, fax: 925-2258
GMQS EXEMPTION & CONDITIONAL USE REVIEW
REQUEST: GMQS Exemption and Conditional Use Review
OWNER:
Aspen Manor Lodge, Ltd., an Oklahoma Partnership,
411 S. Monarch Street, Aspen, Co. 925-3001
(W. Bruce Kerr, Managing General Partner), seller, under contract to:
Michael Egan,110 SE Sixth Street, Ft. Lauderdale, Fl. 33301, purchaser
REPRESENTATIVE:
David P. Brown, StrykerBrown Architects, pc, 300 S. Spring St., Aspen, Co. 81611
office: 925-2254, fax: 925-2258; home: 963-1998
LOCATION:
411 S. Monarch Street, Aspen. Corner of Monarch and Durant Streets on the west side of
Wagner Park.
SITE DATA:
4 city lots: Lots P, Q, R, S, Block 77, City of Aspen,
120' x 100',12,000 square feet.
EXISTING ZONING:
L/TR, Lodge/ Tourist
26100 050 (A)(2)(a) GMOS Exemption for reconstruction of existing lodge units
Remodeling, restoration, or reconstruction of existing buildings.
(1) Remodeling, restoration, or reconstruction of existing lodge or multi -family buildings.
The... reconstruction of an existing lodge or multi -family building shall be exempt from the growth
management competition and scoring procedures, provided that it does not create additional dwelling,
hotel or lodge units or involve a change of use. No bandit unit shall be remodelled .. unless it has first
been legalized pursuant to Section 26.40.090.
The existing facility is a 23 room lodge. The intent of the Purchaser, Mr. Egan, is to reconstruct the
building as a 11 room (suite) lodge. The L/TR zone district is in force and permits lodge and Hotel use
on this site.
The existing facility allocates one room to staff use, and thus contains one (defacto if not dejure) staff
accomodation unit on the site. The proposed facility shall contain one staff unit to replace the existing
staff unit. The replacement/reconstructed lodge will have 10 guest rooms and 1 staff accomodation room
(11 rooms total).
There are two kitchens and a party/living/dining/great room in the existing lodge, as well as an office,
laundry, storage, and customary support spaces.
The (re)creation of the 11 room lodge does not create additional dwelling, hotel or lodge units nor does
it create a change in use.
February 21, 1997 page 1 of 4
Aspen Manor Lodge Aspen GMQS Exemption/Conditional Use
Review Application
411 S. Monarch Street Stryker/Brown Architects
Aspen, Colorado 81611 300 S. Spring St., Aspen, Co. 81611
925-2254, fax: 925-2258
26100 050 (B)(3)(a) GMQS Exemption for change in use (from tourist accommodations to commercial for
restaurant).
Exemption by Growth Management Commission, Change in use:
A change in use of an existing structure between the residential... and tourist accommodations
categories for which a certificate of occupancy has been issued for at least two years, and which that is
intended to be reused, shall be exempt from the growth management and scoring proceedures,
provided that the following conditions are met:
(1) the Growth Management Commission determines that a minimal number of additional employees will be
generated by the change in use and that employee housing will be provided for the additional employees
generated,
The proposed change in use is to convert 12 lodge units to a restaurant. The current lodge has five (5-6)
full time employees. (Refer to attached letter from W. Bruce Kerr, General Partner/Manager). The
new lodge will have one (1) full time employee. The new management is investigating working with
an existing local property management company for reservations, housekeeping, transportation
services, and maintenance. This arrangement would allow the property management company to better
utilize its existing personnel and not create new employment or housing requirements. The (Conditional
Use) Restaurant proposed will have 4 full time employees during peak seasons. The net impact of the
reorganized lodge with a restaurant will be no net increase in employees. Please refer to the attached
Operational Plan for the Aspen Manor Lodge by Sloan Hospitality Consultants of Aspen.
Please note that the existing facility serves "continental breakfast" to guests and has 2 kitchens to
service the needs of guests and staff.
(2) The Growth Management Commission determines that a minimal amount of additional parking spaces will be
demanded by the change in use and that parking will be provided;
The existing 23 room facility provides 6-8 parking spaces on the site. 6 in the winter, and 8 in the
summer (2 spaces are not plowed). The change in use will allow for 10 lodge rooms, 1 staff room, and a
approximateley 1750 net leasable square feet of restaurant space. The parking requirement of this
conditional use is 4 spaces per thousand sf of net leasable square feet. This generates:
Restaurant 1750sf/250sf= 7 parking spaces
Lodge: 11 room @.7 spaces/room= 7.7 parking spaces
Total to be required: 15 parking spaces
To be Provided: 15 parking spaces (100% of requirement)
16 currently designed on site
Current requirement: 23®.7 spaces/room= 21.5 parking spaces
Current provided: 6-8 parking spaces
(3) the Growth Management Commission determines that there will be minimal visual impact on the
neighborhood by the change in use (the restaurant);
The restaurant will not create any visual impact on the neighborhood. The restaurant will occupy
space/volumn that would have otherwise been allocated to lodge guest rooms.
(4) the Growth Management Commission determines that minimal demand will be placed on the city's public
facilities from the change in use;
Just as there will be a net decrease in parking requirements, there will be no additional demand placed
on the city's public facilities from the change in use.
February 21, 1997 page 2 of 4
Aspen Manor Lodge • Aspen GMQS Exemptio9conditional Use
Review Application
411 S. Monarch Street StrykerlBrown Architects
Aspen, Colorado 81611 300 S. Spring St., Aspen, Co. 81611
925-2254, fax: 925-2258
(5) no zone change is required,
No change in zoning is required. The zoning shall remain L/TR
(6) no more than one residential unit will be created; and
The one area used by the staff will be replaced by one area to be used by the staff.
(7) the proposed use is consistent in all respects with the AACP.
The proposed restaurant is consistent with all aspects of the AACP. It will provide a balance between
local community needs and the needs of the resort. Additional restaurant space will provide the local
community with additional public dining, special event, meeting and gathering facilities adjacent to
and within walking distance of the Commercial Core, most hotel rooms in town, and close to the bus
station. The proposed conditional use will reduce the number of lodge rooms which will alleviate
parking, transportation, and other community service impacts. The proposed replacement facility will
increase the "open space" on the site.
As called for in the Commercial/Retail Action Plan, a "small lodge... promotes the sense of scale and
feel that provides the visitor with a transition into the uniqueness of Aspen." This proposed restaurant
is the "profit center" that will allow retention of a small unique lodge in our community, rather than
the previously proposed (by others) conversion to townhomes. It is the retention of the small lodge
that is a major goal of the community plan. The new small lodge will also include a landscaped
sidewalk adjacent to Durant Street. This is consistant with the designation of Durant street as a major
pedestrian corridor. The current "sidewalk" is not adjacent to Durant is feels like a "private" walk to
the lodge rooms.
The "Design Quality and Historic Preservation" section of the Community Plan (Mid Term Goal 7)
encourages design for activity magnets at corners and intersections. By placing the entry at the corner of
Monarch and Durant, pedestrian activity at the intersection is reinforced, and softened by a garden.
The "Design Quality and Historic Preservation" section of the Community Plan (Short Term Goal 4)
encourages front porches. The street sides of the proposed building are almost completly wrapped by
covered porches.
The "Intent" of the "Design Quality and Historic Preservation" section of the Community Plan is
maintenance of design quality and compatiblity with historic features. The intent of the design of this
proposed structure is to "evoke" the historical turn of the past century character of the Wheeler Opera
House, the Elks Club, the Cowenhoven (Ute Banque) building, and mostly the Aspen Community
Church. It is our intent to update the materials and details on the Aspen Manor Lodge to create the
flavor and feeling of those historic structures without mimicing or replicating details of those buildings
in order to preserve and enhance the unique fabric, texture, scale, and rythm of Aspen's built
environment.
26 60 040 (B)(3)(a) Conditional Use Review for restaurant in L/TR zone district.
When considering a development application for a conditional use, the commission shall consider
whether all of the following standards are met, as applicable.
A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area
Comprehinsive Plan, and with the intent of the zone district in which it is proposed to be located, and
Refer to item 7 above. This application is consistent with the purposes, goals, objectives, and standards
of the AACP, and the intent of the L/TR zone district: which is to encourage construction .... of small
February 21, 1997 page 3 of 4
Aspen GMQS Exemption/Conditional Use
• Review Application
Aspen Manor Lodge StrykerlBrown Architects
300 s. Spring St, Aspen, Co. 81611
411 S. Monarch Street 925-2254, tax. 925-2258
Aspen, Colorado 81611
Aspen MO�'�'• vicinity parcel
lodges in the area at the base of Asp puses
and compatible with the character thehe mmixturevof complimentarythe p
ment and surrounding land uses, or enhances
g. The conditional use is consistent a of the parcel proposed for development; and
proposed for develop
and tourist oriented multi -family residential, and
and activities in the immediate vicinity liments the
restaurant, a small lodge comp
ark proposed restaurant overlooking the Park wia
The adjacent use elude hotels,
lodges,
Wagner P ediate vicinity•
uses and activltles m the inim conditional use minimizes
trash,
and operating characteristics of the proposed
The location, size, and designacts, impacts on pedestrian and vehicular circulation, parking,
C. visual imp ro erties; and
adverse effects, including a any adverse effects.
service delivery, vibrations, and odor on surrounding p number of tables as to minim
e odor and visual impacts. The
restaurant will accomodate such a sao� o ini�Z spaces of the lodge when viewed from
The small the loading
The trash will be enclosed within other porches and living P
restaurant will not look different than
the outside. but not limited to roads,
protection, emergency medical services, hospital and
facilities and services to serve the conditional use inclu in9
adequate public arks, police, fire
D. There are adeqWas
potable water, sewer, solid systems, and schools; and be reduced by the proposed
medical services, drainageY should
parking, lodge rooms
services, like the on"site p anon of lodge
12 additional tourist accomodation-
The impacts on public facilities/the elimin
conditional use of restaurant, m lieu of the
a population base reduced by
Guests of the restaurant would be drawn to ees
rooms-
applicant commits to supply affordable
housing to meet the incremental need for increased employees
E. The the conditional use; and equal the number of
generated by d small restaurant should not number
of
lodge an use will generate
generated,
The number e The approval of the conditional loyees areg
ber of employees for the 10 room g +Z find that additional emp
for the existing 23 room lod_MC or P
employees If, however, theto meet the incremental need for increase
additional employees. affordable housing
applicant commits to supply�g
the app the conditional use. the Aspen Area
employees generated by imposed on it by
lies with all additional standards imp
F, The proposed conditional use and by all other applicable requirements of this title.
Comprehensive imposed on it by the Aspen Area
Comp all additional standards imp
The proposed conditional use compl1eS with
Comprehensive Plan.
page 4 of 4
February 21, 1997
�$pcq
bo gc
411 S. MONARCH, ASPEN. COLORADO 81611
1-970-925-3Wl
February 7, 1997
Mr. David P. Brown, Architect
300 S. Spring St.
Aspen , CO 81611
Dear David:
As requested, I am writing this letter to you for purposes of verification
of the number of employees utilized at the Aspen Manor Lodge. As you are
well aware, the number of employees varies greatly due to the seasonal
nature of our business, ranging from only myself during the "off-seasons"
up to a maximum of six (6) employees during our very busiest times.
Currently, we have the equivalent of five (5) full time employees, including
myself, though for business/tax reasons I am considered as "self-employed"
and operate the lodge on a day-to-day basis under a contract management
arrangement. I believe that the number of employees discussed herein will
be in agreement with the numbers listed in our business license renewals
with the City of Aspen and with the various "employee -type" reports that
are required by other governmental agencies.
I hope this letter will be of assistance to you in your conversations with
the planning office and your client.
Cordially,
W. Bruce Kerr
General Partner/Manager
0
EA
Sloan Hospitality Consultants of Aspen
704Northway Dr.
�Ispen, CO 87611
9701925-6990
Recommended Operational Plan for the Aspen Manor Lodge
To manage a property of the size and nature as proposed for
the new Aspen Manor Lodge it is recommended that a local
property management company be engaged to operate a
significant number of the hospitality departments. The
management company should be able to utilize their existing
employee base with the addition an on site manager.
Property Management Company areas of responsibilities would
include the following:
Sales & Marketing
Reservations (includes 800 number)
Bellman/Driver
Accounting
Maintenance
Security
24 hour phone coverage
Housekeeping
All areas of Food & Beverage could be handled by a chef and a
bar tender/wait staff personnel for a total of 160 hours per
week during the season. This would allow the cross over of
responsibilities necessary to allow effective and efficient
operation.
a
0
Wey
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1174.06 sq 0 View to Aspen Mountain
STRYKER/
BROWN
ARCHITECTS
300 S. SQripR Sircct
As``-9Nren 2254o1loTT••ado 81611
970
fax 925-2258
The
Manor
Loge
NORTH
0' 10' 20'
1 1 1
Februa 16, 1997
Pre
limili a De i{�n
GM S Ex� �oh
Con tionai �se
App lcation
4766 5f enVclosed
5063 sf ,
3000 sf Open Space
SITE PLAN +
MAIN LEVEL
+1.5' above street
C�
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Parlor —----- - --LAI- - - ---- - - Porch
------ Porch I
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-------------------------------------------- --�
setback line Garden
Ir-01 -- zo•-a• �_- za-0_� te'-s•
------- ---- property line
Sidewalk curb
DURANZ S'1'REG'1'
View to span Mountain
BRWN
ARCHITECTS
300p S. Seri�Q Skreet
9AIs0 92.k-2254 a o 81611
fax 925-2258
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Februa 16,1997
Preiirrrr�� I a DesiRn
GM¢S Ex,1nnpptioTl
Con�+tional 0se
App [cation
4766 sf enclosed
5063 sf Fad RFe
3000 sf Open Space
MAID( LEVEL
+1.5' above street
alley
r-- - - - - - - --- -- - -------- --- - --.._.._.
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-- - - - - -- - - -- - - - - -- - --1
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Bath Bath closet
Master Master Master
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setback line
property line
Sidewalk
AURA SIRE
View to apen ounlain
curb
BROWN
ARCHITECTS
300S
AU. SEripl aSoree1t
611
97a09B2254
925-2258
•
Aspen Manor
Lodge
NORTH
0' 10, 20'
Fe%- 16, V 7
prelimiia Design
GM�S EgIn floS
Con ttiona se
App ication r I
6228 sf
6270 sf FAR
UPPER LEVEL
+12.5' above
street
3r•�jt� 3sllw
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Stair
Restrooms
Pool Table
Grand
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funcl��na
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Accomodatlons - ou ekeepin /
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--------------------------------------------------- - - - - -
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setback line
17'-0• 28'-0• L 39-1 V L it
--- -------------- -
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View to Aspen Mountain
curb
BROWN
ARCHITECTS
300ppS. Seriph Street
9A7a0-92k-221M'fada 81671
fax 925-2258
0
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The
Manor
Loge
NORTH
0' 10, 20'
Febf�ua[y 16,1997
Preiinllfia De,ailtn
EXEx. to
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App ication
5290 SF
10 WER LEVEL
----------- ------
36W _ 25'-0_' 49•-0" -- '� c
i'
---------------
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stairs
L_. __.._.._..._-__..
alley -
service
mechanical stairs
room elevator
equipment
sgrvice
elevator
property line
corridor
stairs
WINE
CELLAR E
light
well
BRRo WNW
ARCHITECTS
Asyei!i o0 ojado 81611
97X92� 2254
fax 925-2258
The
As en Manor
Loge
NORTH
0' 10' 20'
Feb��uuaa 16,1997
Prelimr De i n
2iGM S Ex. , t�o�i
Itional �se
Application
5345 sf
p •� curb --� SUB -BASEMENT
View to Aspen Mog� untain —20t
•
0
J iff 1S dr Jr dr dE ,r Jr Jr Jr M .r .r .r .r t r W
LIMITS OF STRUCTURE
SITE BOUNDARY
WAS'I'E ENGINEERING, INC
P.O. Box 219
818 Colorado Avenue
Glenwood Springs, CO 81602
(970)945-7755
DRAWN PER
CHECK DCH
SCALE 1" = 20'
DATE FEBRUARY 1997
ALLEY
DURANT STREET
FIGURE 1
THE ASPEN MANOR
SITE MAP
E
972-0
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VIEW OF THE SITE FROM MONARCH STREET
WASTE ENGINEERING, INC.
P O Box 219
818 Colorado Avenue
Glenwood Springs, CO 81602
(970)945-755
4 Y'
VIEW OF POOL AND SPA
PHOTO LOG
THE ASPEN MANOR
972-024.000
VIEW OF GUEST ROOMS ALONG SOUTH SIDE OF BUILDING
WEST SITE BOUNDARY
WASTE ENGINEERING, INC. PHOTO LOG
P O Box 219 THE ASPEN MANOR
818 Colorado Avenue
Glenwood Springs, CO 81602 972-024 000
(970) 945-755
Sloan Hospitality consultants of ,gspen
104Northway Dr.
�l.spen, CO 81611
9701925-6990
Recommended Operational Plan for the Aspen Manor Lodge
To manage a property of the size and nature as proposed for
the new Aspen Manor Lodge it is recommended that a local
property management company be engaged to operate a
significant number of the hospitality departments. The
management company should be able to utilize their existing
employee base with the addition an on site manager.
Property Management Company areas of responsibilities would
include the following:
Sales & Marketing
Reservations (includes 800 number)
Bellman/Driver
Accounting
Maintenance
Security
24 hour phone coverage
Housekeeping
All areas of Food & Beverage could be handled by a chef and a
bar tender/wait staff personnel for a total of 160 hours per
week during the season. This would allow the cross over of
responsibilities necessary to allow effective and efficient
operation.
•
�spcq
bodge
411 S. MONARCH. ASPEN. `COLORADO 81611
February 7, 1997
Mr. David P. Brown Architect
300 S. Spring St.
Aspen , CO 81611
Dear David:
As requested, I am writink this letter to you for purposes of verification
of the number of employees'�tilizec at the Aspen Manor Lodge. As you are
well aware, the number of loyees varies greatly due to the seasonal
nature of our business, range g from only myself during the "off-seasons"
up to a maximum of six (6) emp oyees during our very busiest times.
Currently, we have the equivalen of five (5) full time employees, including
myself, though for business/tax r sons I am considered as "self-employed"
and operate the lodge on a day -to- ey basis under a contract management
arrangement. I believe that the number of employees discussed herein will
be in agreement with the numbers list6d in our business license renewals
with the City of Aspen and with the various "employee -type" reports that
are required by other governmental agencies.
I hope this letter will be of assistance t6\,you in your conversations with
the planning office and your client. \ \
Cordially,
W. Bruce Kerr
General Partner/Manager
0
STRYKER
A R C H I T
/ BROWN
E C T S, P C
March 31, 1997
Chris Bendon
Planner
Aspen/Pitkin Community Development Department
City Hall
Aspen, Co
Re: Aspen Manor Lodge Conditional Use and GMQS Exemption
on behalf of Michael Egan
Dear Chris:
This affidavit is to confirm that I have placed the sign (refer to attached
photographs) on the subject property and mailed notice of Public hearings (two
separate mailings) to the neighbors and property owners within 300' as described by
the Pitkin County Assessor's office. The posting and mailings were made earlier
than reauired by code for the notice (10 days prior to the meetings).
Sincerely,
David P. Brown, AIA
State of Colorado)
County of Pitkin)
This instrument was acknowledged before me on the day of V , , 1997
by �Ux,�`�G� Q �u.iV
My commission expires:
Notary Public �PUBLtG.
3 00 S. SPRING STREET, SUITE 3 0 0 �'�iq'•.,•••,rfp���`�
A S P E N C O L 0 R A D O 8 1 6 1 1
3 0 3- 9 2 5• 2 2 5 4 9 2 5- 2 2 5 8 ( F A X) My COMMISSION EXPIRES,
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ROSALIE ARTHUR TEL:305-527-6182 Feb 21'97 14:55 No;001 P.02
S TRYKER/ 8 ROWN
ARCHITECTS, PC
MEMO
......"..... ......... ,, ................. III ............ ... ............... I ..........
To: ChrU ems►
PLatitec
CUy of pspM DepauLmd of C Mmudtj Da+nlopa t
.OKCX&- DAVM BROWN
DALE: Fd=mry 13, JW7
NOTES:
By by sipa t m below, W Michael Egan, Purdvmr of the AsPen Manor Lodge, agrees to pKy F1a uur%
fees dursed by the City of Aspen for GMQS L%=q) ion & Condidunal Use Review for tiu Aspen Muar
Lodge at,&u S. MOM&
Eradosed is a & ?oait deck for 51,390 as you have requested.
AGREED Tb BY MR =iAEL Er, AN
e
300 9amM SMM Sam SUM 300, Asm, COLORADO $1611 M.925m" 925.WS (rAX)
6 0 rr,,r;G�a?8
lzc6el 'Egan
liJ S,E. Sitt6 JErcc:
F«E I.- •Ir1, FIB,-;d� 37e8':, i
954-527-4757
fax. 627.61.82
February 14, 1997
Mr. C�uri.s Bendon
Planner
Department of Community Developmemt
City of Aspen
City Hall, 130 S. Galena Street
Aspen, Colorado 81611
Dear Ms. Bcadon;
I am the applicant for GrMQS Exemption and Conditional Use Review for the ,aspen
MQ=Or Lodge. I ym tke "purchascr", under contract with Aspen Maziox Lodge, Ltd.,
the "seller".
The Azpan Manor Lo4o, tie "property" is located at A I. S. Monarrl►, Aspen,
Colorado, The legal description is:
J.nt,a P,Q,R, a.,4 S, BlneIr 77, Oty of kgpen, CnInraAn.
My athorized reprebemtative for this application is David P. Brown of Stryleer/Brown
Architects, 300 S. Spring Street, Aspen, Colorado 81611, 970-925-2254 (fag: 925-
2258).
Sincerely,
chael Egan
Recorded at o'c M.,
Recorder.
Reception No t �� _ _ - _ - —
-- tea•.-c'
i
THIS DEED Made this V'r dayof MA7
l 19 84,between CANADA HOUSE OF ASPEN, LTD-, a vzr
i
Colorado corporation—a8sata<GCda
Eelx+eyeF
i( an Oklahoma
—awderof the first part,'and . ASPEN MANOR t GPs
'limited partnership, qualified/
—E}:r'.iAgY
y�3y;sirSsa afsbclasccarthe State of Colorado
of the second part: whose legal address is 411 South Monarch Street,
Aspen, Colorado 81611
of the first part, for and in consideration of thesumsumof
\\'IT �ESSETH. That the said party I77T
TEN DOLLARS ($10.00) and other good and valuableconsideration-------'—
to the said party of the first part in hand paid by the said party of the second part, the receipt whereof is
nted, bargained, sold and conveyed, and by these presents does
hereby confessed and acknowledged, has gra
grant, bargain, sell, convey and confirm, unto the of ]and party
of the seconand be r in the successors and assigns forever,
all of the following described lot -0" eel
County of Pitkin and State of Colorado, to wit:
Lots P, Q, R and S, Block 77, City and To —site of
Aspen, County of Pitkin, State of Colorado.
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging or in anywise
remainder and remainders, rents, issues and profits thereof; and all
appertaining, and the reversion and reversions, t, either in law or
the estate, right, title, interest, claim and demand whatsoever of the said party of the first par
equity, of, in and to the above bargained premises, with the hereditaments and appurtenances
- ces, unto the said
with the appu
TO HAVE AND TO HOLD the said premises above bargained and described, rten of the first part for
party of the second part, its successor and assigns forever. And the said :-:jr.*.. rrar... ilarcain and arree to and with
i el f, its heirs.executors.and administrators. co as . P .Ir — the cnceaiinr and at.; er,•
c :•Ie card party of the second part. its successors any a-'s:rnc. that
these presents. it is well seized of the premises ailoye c. na'e} ed. as of c, oc. wee. peeler:. ausoiutr seal
:iese p ese is:a2e of inheritance, in law. in fee s:mpie. and ha s rood rrr.T. toil I - . :'Tw +aN'•"' at:t nur72y ll. �r[7.
foresaid. and that the
Darguin. sell and convey the same in manner and form as ar
former and other grants, bargains, sales. liens, taxes. assessments and encumbrancescessainof whatever kind or nature
are free and clear from
soever. EXCEPT for general taxes for 1984 and thereafter, payable in 1985 and
that certain deed of trust from Valclav Anthony Adam and
thereafter; the Lien of
thereafter;
Adam to the Public Trustee of the County of Pitkin for the use of Ron A.
Jirina Timroth d/b/a/ Timroth Enterprises to secure (continued on reverse side)
and the above bargained premises in the quiet and peaceful possession of the said party of the second part, its
successor and assigns, against all and every person or persons lawfully claiming or to claim the whole or any part
thereof, the said party of the first part shall and will WARRANT AND FOREVER DEFEND.
sec its hand
INWITNESS WHEREOF. The said party of the first part has hereunto
and seal the day and year first above writr.. CANADA HOUSE OF ASPEN, LTD.,
a Colorado corporation ISEAL)
Sinned. Sealed andT) vered in the Presence
STATE OF COLORADO.
sc
County of Pitkin day of
The foregoing instrumentw'asacknouirdRrdheforemethis of CANADA HOUSE OF ASPEN, LTD., a
•-i. car.' '� —
19 84, by ~' �_ _ - • i Colorado corporation.
�lycommission expires i'` 1 T:J ";11^�'c-'.; �- 'r5 •r'.,. `
a'ITNESS my hand and official seal. ! I
Address: =
�.. .. \1 of:l:\\'il Ilk:t.lr Tlll l,ltl'1l lt.al'lll\—�'ur 1'nu:uy:�l�I.l: 1:rTurd. �N h:. a.T 1....�. _...c l'•.Is... ., - -..
0
(continued from reverse side)
1971 in
Book
$231,000.00 dated September 1, 1971 and recorded
Septembrumentrecordedin Book 2575at
at Page 527 assigned to the Bank of. Aspen
Ltd
Page 529; the lien of that certain deed of trust from Canada oRouuseof for Aspen,
use,
a Colorado corporation, to the Public Trustee of the Count8, OOy00 dated June 1, 1977
of Valclav Anthony Adam and Jirina 825;
Adam to secure $andSUBJECT TO reservations
and -recorded June 3, 1977 in Book 329 at Page
and exceptions as contained in the Deeds from the City of Aspen, recorded in
Book 59 at Page 564 and Page 571; and easement agreement for Electric and
Communication utilities as set forth in instrument recorded in Book 313 at
Colorado.
Page 246. of the records of the Clerk and Recorder of Pitkin County,
Tt+-^n l�i't-'-�'a /\ .-• �\ r - -a /r�\ r �-/i � r•. � rrti �i�� .:-,'� � r . �,::� ' r,M��`, (/� � �� •. S'
f.. r .� �•,�1 .' f 11}/,�- : t� �.l( � .I . il, : ;;L 4 �. d 11 7f�� � � � � ��J} � IFr
� 4•• . ( .`lz �'--• [i :�f • 'A a��/ Ft. 7 � �)} .:. j{ .� � .�r "i2ia'�C.m1��i�C�' V � :�_ �a�� L�AJ� 1 ��.
n •.i �� ) �,t
�%�
,,• =,� ✓ OFFICE OF T10
i tE S�CRETA�E; f OF STAiE
AMENDED
CERTIFICATE OF LEMTED PARTNERSHIP
WHEREAS, the Amended Certificate of Limited Partnership of
ASPEN MANOR LODGE, LTD.
has been filed in the office of the Secretary of State as provided by the laws of the
State of Oklahoma.
NOW THEREFORE, 1, the undersigned, Secretary of State of the State of
Oklahoma, by virtue of the powers vested in me by law, do hereby issue this
Certificate evidencing such filing.
IN TESTIMONY WHEREOF,1 hereunto set my hand and cause to be affixed the
Great Seal of the State of Oklahoma.
Filed in the City of Oklahoma City this 29TH
day of JUNE
By: _
0- 0
4-1 119
EXHIBIT A
The name and place of business of the General Partners interested in the partnership
is as follows:
NAME
PLACE OF BUSINESS
Raymond L. Vaughn, Jr.
408 Timberdale Drive
Edmond, OK 73034
W. Bruce Kerr
411 S. Monarch
Aspen, Colorado 81611
The naive and place of business/residence
of each Limited Partner interested in the
Partnership is as follows:
NAME
PLACE OF BUSINESS/RESIDENCE
Chivcrs/141.11111c11 Investments
2013 Westridge Drive
Edmond, OK 73013
Michael J. Dugan
219 Bobwhite Drive
Edmond, OK 73034
Juanita W. Fabian
3515 Venice Blvd.
Oklahoma City, OK 73112
James W. Freeman, Trustee
5712 Oak Tree Road
Jamcs W. Freeman Trust dated
Edmond, OK 73034
June 24, 1.983
Martin and SUSHI 1-Ialstcad
1917 E. 17th Place
Tulsa, OK 74104
Craig I-lcffington
13501 Apple Valley
Oklahoma City, OK 73120
Ava 1-I. Vaughn Hobson
2100 N.E. 140th Street, Apt. 302D
Edmond, OK 73013
Emily Jones
1805 Chaparral
Edmond, OK 73034
W. Bruce Kerr
411 S. Monarch
Aspen, CO 81611
ARTICLE V
AUTHORITY OF PARTNERS
5.01 Authority of General Partner
The General Partner shall have the exclusive control over the business
operations of this Partnership. In addition to, and not in limitation of,
the powers conferred by law, the General Partner shall have the following
powers:
(a) to buy, sell and convey, invest or sell and leaseback all or any
part of the Partnership real property on such terms as the General Partner
may determine; provided, that the Project shall be sold upon demand of a
majority of the Partners;
(b) to execute, change, amend, modify or otherwise deal with leases or
mortgages of the Partnership real property;
(c) to borrow money; to execute mortgages on all or any part of the
Partnership property; to assign, to transfer, to pledge or to borrow
against any notes or letters of credit from the Partners;
(d) to prepay, in whole or in part, refinance, recast, increase,
modify or exchange any mortgages which may now or hereafter affect the
Partnership real property, and in connection therewith, to execute for and
on behalf of the Partnership any extensions, renewals, or modifications of
such mortgages; PROVIDED, HOWEVER, no power is herein conferred upon the
General Partner to increase the liability of the Limited Partners as herein
stated ;
(e) to enter into development contracts, real estate sales agreements
and construction contracts.
(f) transfer, buy, sell or assign Partnership interests as it deems
necessary.
5.02 Authority of Limited Partners
The Limited Partners shall take no active part in the management of
the business. They shall have no authority to act in any way whatever on
behalf of, or to bind or obligate, the Partnership; PROVIDED, HOWEVER, that
a majority in interest of the Partners may require that the Project be
sold. The Limited Partners shall have no authority to do or perform any
act or thing concerning the affairs of the Partnership, or involving the
relationship among the Partners, General or Limited, which would cause or
occasion a Limited Partner to be classified or become a General Partner
under the laws of the State. Any Limited Partner may lend money to the
Partnership or advance money for it but shall not receive or hold any
Partnership property as collateral security therefor. As to such loans or
advances, such Limited Partner shall have the same rights as any other
general creditor.
A-14
5.03 Execution of Legal Instruments
Any instrument or contract or the purchase, sale, lease or mortgage
for t
of real and personal property; any instrument or contract anty,insb�ancel og
of money or obtaining of credit; any surety bond,
indemnity agreeme�hshall be d1gPat nets by ahereto nd L(hereby Vaughn for himself, his
Kerr. Each of
executors, administrators, personal representatives, successors, trustees
and assigns) irrevocably constitutes and appoints Raymond L. Vaughn, Jr. or
W. Bruce Kerr, as his true and lawful attorney, in his name, place and
stead, to execute and acknowledge any and all instruments contemplated by
this Partnership Agreement (the Certificate of Limited Partnership, any
Amended Certificate of Limited Partnership, the Certificate of Fictitious
Name and any Amended Certificate of Fictitious Name) and by
way of
extension, and not in limitation, to do all such other things as shall be
necessary or advisable in connection with operating and continuing the
business of the Partnership, including, but not limited to,
the formation
of a new Partnership under the laws of said State,
the grant of the
foregoing power of attorney by each Limited Partner being coupled with an
interest; PROVIDED, HOWEVER, that this Section shall in no way limit the
liability of the Partnership tohird parties to the liability amongyof the the Partnersreinabove
instruments but shall be limited
5.04 Execution of Checks
All withdrawals fromnatures of bank any s one et (1) he Partnership
tmorehper persons designated
checks requiring the s g
by the General Partner.
A-15
alley above
i
---- -- - --- - ---- -----------------------
!
i roof ,
I i i
Balcony — --- — —
Balconstei
i
Suite roof 4ste450 sf ju0tsf r
! roof below 600 sf
i gassed 1/2 level
above kitchen
T Y�t ER/
R�HITECTS
300p S. S rin Street
997 92,k-2254 ado 81611
fax 925-2258
evaro
!
THE ALAMO
Aspen
i
roof Sta
r Hall
a
o
<
ft
rand
talr
Suite
i
o
500 sf
x
i
Mks r
s
$
fe
f:f
Family
Room
a
z
o
700
i3
i
Suite
500 sf
�
balcony
i
0' 10' 20'
L- -----------
----------------------------------J
!
January15,1997
i
setback line
i
i
At
4850 sf
Property line
DUKANT STREET ABOVE
noteshoh yet
UPPER LEVEL
+15' above street
I ql
7
U
171
alley above
--------- _ .- ---- -- -- - - ca "doab a"ppppppaiked--- --- -- - - --- ----- - -- --
icnaWnt o� garage
m �t m i, Par ing
requirrilnents g 40C r� rey fired
S r vided
ew-a• above I
BROWN
ARCHITECTS
300 S. SpprippKK Street
As en Colorado 81611
97X92,k§54
fax 925-72.98
11 1 1 I' Uj I
I u u u i
Loading
PARKINS Dock g�
G��AG Stairre G e
hi eve up half
g llev
�el u {
3 CARSa v _ _
Mu
THE ALAMO
Room ex o bar Aspen
Stair. corridor � at. 9,111AW1 ` 1 wer•(
do;
Restrooms s�t'alyd foyer CGieSOi�C�%
Pporm Rooms (oral ublic �V,J
or fvnctj�ns a
Cornell elevator i
Interns I z
Thi prea is 635 sf and I
rou�d be trade fo half I
that a fount yy e room
space above (318 s
Pati Df n I
GaIf ren S e I
1 Iw& P.DI I
I I
I I
line of floor below I I
------------------------------ -----------------
setback line—
2T 9' 52'-7• 19'-5' 10'-2'
property line
DURANTSTREET ABOVE
-------------- ---- -
sidewalks
not shown yet
0' 10, 20' •
1 1 1
January 15,1997
/ n1
4$00 sf �•� , Y
plus garage
5QWER LEVEL
alley above
I
i
1 — ---------------------
I
I ABOVE G APRON ABOVE LOADING
PARKING
i I
i I
i I
I
mechanical
�ARAGE room
BOVE service
stairs
i I elevator
i I equipment
I N_Z
UNEXCAVATED s 1Ce
e�evator
stairs corridor
M e
tc
Phen
arga
possible
setback line
----------------
property line
elevator
quipmen
STORAGE
DURANT STREET ABOVE
X5`0'
N
58°
joky Imo'
elevator
Patio above I
I
.j
I
I 1
I
I I
--------------
----
i
i
i
aidewalka
not shown yet
TRYK R/
BROWN
300p S. Seerin Street
A7sp92C ado 81671
fax 925-2258
THE ALAMO
Aspen
e
Ga
23
0' 10, 20'
1 1 1
January 15,1997
January 15,1997
6340 sf A •
SUB -BASEMENT
-15,
is
n
J
alley above
'------28-0,----------'� 25`0*---.-------�---8'-0"—��'--- ��=2 �'-���-----4'---- 15�'4•----�' i
I
— --
I I
1 I i
I I Pos ible Porte: i
1 Coc r
tthbalcony b5[cony abv
ovea oe I i
I
UTCHEN wow2
atrynand
ervice GRILLE 1
roof above ruP rt 3tair ;
garage
above garage/receiving 10 G
vel up
i WON
corridor
PARLOR�•�
,.tair
Media
■
i
LIVING
FAMELY
6 ua o
try i
this om
rp
280 st co ld
1
1
1
i
i
be art o a
sui�e a ove
Garden i
Porch
Porch
Porch '
in
I
is i>required i
i
openspaCe 1 i
I
- ;
i
setback line
i
14'-0•
i-_���
23'.4'
W-W
L 14'-9'
L 15'-10' L 11'-11' L 10'-Z' '
4
1
Ilne
i
n.,.I.
property
DURANTSTREET ABOVE
yet
BROWN
ARCHITECTS
.300S . Sprift Street
Asppen o o ado 8161]
970 90�2254
fax 925-2258
t�"0I(, �A -
m I
THE ALAMO
Aspen
a
�A
zL
23
i
0' 10' 20' 1" = L� •
January 15,1997
4750 sf
2:")
MAIN LEVEL
+5' above street
alley above
I roof
I
I
Balcony
1
1
------------------ --------------------
setback line
..-------.............................................
property line
DURANT STREET ABOVE
SBRRpYIER/
ARCHITECTS
10o S. Sprlpe Street
Aspen `o o ado 81611
g7D-92� 2254
fax 925.2258
THE ALAMO
Aspen
0a
F
V�
�4
Z�
W
0' 10, 20'
L— 1__ __J
January 15,1997
4850 sf
UPPER LEVEL
„� street
•
•
alley above
F- - - -- - - - - - - - - - - - - ---
roof
Balcony
BalconL_
roof Oster
f
Suite uite
Suite s
roof below 600 sf 450 sf F50 sf
Raised 1/2 level
above kitchenService Balcontr
Star
roof Hallway
Of
�Sta
ir
air
Suite
500 sf
M4ster Suite Famil00y
500 sf Room
Suite
500 sf
balcony
L--- ----------------------------------------- --------------
setback line
------------------- -------- -- -------------- -------------------- -- ----------- -- ---- --- ---- - -----------------------
property line not DURANTSTREFIFABOVE yet
SBRTRYKER/
?WN
ARCHITECTS
300S
iS�r!nSrIL'
9A'2Fe22oI.d.8I611
fax 925-2258
THE ALAMO
Aspen
0
0
X3
01 10, 20'
1 1 1
January 15, 1997
4850sf
UPPEJR LEVEL
+15' above street
174
alley above
,— --------------------- ----------.---- ----------------------------- —I
8.0--`—�2�-2-- ���-6--- 15-4� _
---r--------- - - - -------------------- - - - -
i
i
Dini 9
i Possible Porte: Porch
Cocher
i :with balcony'
i ;above balcony a ove i
kITCHEN SHOW
ppant and ervice GRILLE
roof above Support tair
garage
above garage / receiving
DINING RANT
half level up e
stair corridor door
owde Grind s}talrs
PARLSta1rOR lift
/ FOYER
Media
LIVING'
Ele for
i
DINING
i-
stairs i s
entry
i
this rgom
280 st coy ld
i
i
be -Part of a
sat e a ove
!
Garden
i
i
Porch
Porch
Porch ossible
min
is i�req�ired
i i
—
- open spa,
----------------------------------
-----------------J
i
setback line
i
i 14'-0"
i
23'-4'
20'-0" 14'-9"
15'-10" 11'-11" ,, 10
not
property line
DURANT STREET ABOVE
shown yet
BROWN
ARCHITECTS
300p S. SprinR Street
997s0 92� 2254 ado 81611
fax 925-2258
•
To
m
THE ALAMO
0
Aspen
S
�d
€!
03
0' 10, 20'
January 15,1997
4750 sf
MAIN LEVEL
+5' above street
•
5"�-- -- ------1101-01 alley above
nr'i1oaBe asked -. ..----- - ---
}goof of Q rage
maWy ngtVco�intg Pal
requireg nits 22
Bpi
i I
i N I
i
! I
I
t=er I
above
PARKING
Loa 1ng
Doc
The
PUB
!
G.�AG
ha eve up
half
�e
Starke Grille
i•
lever
g
�netl f sable"
ie, pu� T access
!
i
LgVEL 0
3 CARS
g
Fdm ly
- - - - - -
i
Room
ex resso bar/
Stair
-
corridor
Rfe a or
ttCOFFEE
SHOP"
out
i
door
Rooms
Restrooms
Strand foyer
fair
Y
Restaurant
Store
stairs
+
Porm
or
f
funct1Sne lac
lift
i
Cornell
elevator
i
merns I
This area is 635 sf and Storage ; !
could be trade fo half !
that amount qq room 1
space above t318 s
I i
�at� Di�fing I i
a en e I
I I i
I I i
I I i
I I
line of floor below I I
---------------------------------------------------------J !
setback line
27'-9' 52'-7' 19'-5' 10'-2'
i
BROWN
ARCHITECTS
300ppS. S82 Street
9A7s0-92§-222154iado 81611
fax 925-2258
THE ALAMO
Aspen
0
e
Exi �
c0L
Zr
o' 10, 20,
t 1 1
January 15,1997
---------------------------------------- ------------------------- ------------------------------------------------ J 4§00 sf
property line not shown
DURANT STREET' ABOVE yet pllus garage
LOWER LEVEL
0
•
9
110-0"...._.. _
alley above
i
i
i r--
i
---------—------
------------------
N.....a......_
l
C APRON
LOADING
I
ABOVE
PARKING
PARKING
i I
j I
OVE
i I
ir-----
----------------
....a
i I
mechanical
�ARAGE
room
BOVE
service
I
stairs
i I
elevator
1
I
equipment
_ -------_...
I
49'_0'
i
! I UNEXCAVATED Sgrvlce WINE
! elevator CELLAR
stairs
tht8jenfis a
possible
setback line
L--------------- -------------------------
property line
corridor
elevator
elevator I
! quipmen
STORAGE Patio above 1
I
1
I
l
- - - - - - - - - - - - - - - - - - -
76'-0' 4 _ _— U."0' �
---------------------- ----- ----- ----------------------------------------------
sidesyalks
DURANT STREET ABOVE not shown yet
BROWN
ARCHITECTS
300p S S�ripQ Street
970-925.221154iiado 81611
fax 925-22.58
THE ALAMO
Aspen
1�A
�d
ok
23
01 10,
I I
January 15,1997
January 15,1997
6340 sf
20'
SUB -BASEMENT
-15t
•
0
Durant Street
Balcony I Bedroom I hall
Balcony
{• . �, •J4-, Storage
it
j
•Storage
•
hall
Bedroom
Kitchen C
Mudroom 11 Receiving
Balcony 0
alley
OPAI
Im
30
M
Building
• ,
CITY OF ASPEN
PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Chris Bendon DATE: 2/7/97
PROJECT: Not the Alamo GMQS Exemption & Conditional Use Review
LOCATION: 411 S. Monarch St.
REPRESENTATIVE: David Brown Phone/Fax: 925-2254
OWNER: ?
TYPE OF APPLICATION: GMQS Exemption & Conditional Use Review
DESCRIPTION OF PROJECT/DEVELOPMENT: Replacement of Aspen Manor Lodge with new lodge containing 7 or 8
lodge rooms and restaurant.
Land Use Code Section
26.100.050(A)(2)(a), GMQS Exemption for reconstruction of existing lodge units
26.100.050(B)(3)(a), GMQS Exemption for change in use (from tourist accommodations to commercial for restaurant)
26.60.040, Conditional Use Review for restaurant in L/TR zone district
Review by: GMC (Change in Use) and P&Z (Conditional Use)
Public Hearing: at P&Z. Applicant must post public notice sign 10 days prior to hearing.
Referral Agencies: Engineering, Pas, Housing, AC�SD, Environmental Health, Fire Marshal, Zoning
1 J +
Planning Deposit: $1080
Referral Agency Fees: $110 (Engineering) + $76 (Env Health) + $70 (Housing)
TOTAL DEPOSIT: $1330 (additional hours are billed at a rate of $180/hour)
To apply, submit the following information:
-Al. Proof of ownership
% 2. Signed fee agreement
.43. Applicant's name, address and telephone number in a letter signed by the applicant, which also states the name,
address and telephone number of the representative. Include street address and legal description of the property.
P-4. Total deposit for review of the application
P65. copies of the complete application packet and maps.
V-6. Summary letter explaining the request (existing conditions and proposed uses) and addressing the standards of
the Land Use Code sections noted above. Include information on employee generation and housing mitigation.
►c.7. An 8 1/2" by I I" vicinity map locating the parcel within the City of Aspen.
—8. Site Improvement Survey, include present parking, easements
;A9. Site plan showing landscaping, open space (25% required)
p� 10. Floor plans & elevations
,,e.11. List of adjacent property owners within 300'.
A u�,
J
w
�- v
I
I "= I O'
10 20
YEL PLA CAP
9184
4' N OF ALUM CAP
ALUM CAP DISTURBED
Q XFM EASEMENT BK 313, PG 246
I
PARKING
52 0
DECK
DECK ENCROACHES
0
' N
5. 6
o
cD
1.3
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0.2
YEL PLA CAP
N
N
- 9184 '0.4 •
N OF ALUM
I
CITY MONUMENT CAP .,
�—�•4—'
_
1 49, 46'
I
S 750 09' 1 1 "E 269.-03
ROCK WALL
POOL AREA
CITY MCNUMENT
W
ALLEY BLOCK 77
GRAVEL
N 75009'Il."W 119 57'
�3 3
38. 9 Ln _
o �
UTILITIES m i
N
Y i
Q ti I , Iw
0 rcnl
W
3 4 I II.I
v
I
vl CONC i C
RAT10 T
I
R ! ��
12 7
I ;r
Ilj I r
I
c PARKING
rw
N !.
OVERHANG
CONC. WALK'
77, 6
TOTAL AREA
11,057 SO FT.
I STORY BUILDING
I.
fir,. w ,., .,;., ;,,u%wrl.• 1W .�auew
I
I
110.3 I
CONC WALK
119,57'
ALUM CAP QSTREET LIGHT TYPICAL
DISTURBED CURB
'i.
FIRE
LUG
�I.
t
--
I
—
7
i PARTIAL '
IN CONC.
K NOT USED
EAST DURANT STREET
RE -CERTIFICATION
I. DAVID W. McBRIDE. A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO. DO HEREBY CERTIFY THAT ON SEPT.
1996 A VISUAL INSPECTION OF THESE PREMISES WAS MADE UNDER MY SUPERVISION AND THAT THERE WERE NO CHANGES
EXCEPTED THOSE AS HEREON NOTED.
SIGNED T2tj DAY S Rif 199
DAVID W. McBRI RLS�16129
CERTIFICATION
THE UNDERSIGNED DOES HEREBY CERTIFY THAT THIS SURVEY WAS FIELD SURVEYED DURING JANUARY. 1990
ON THE GROUND OF THE PROPERTY LEGALLY DESCRIBED HEREON, AND IS CORRECT BASED ON THE FIELD EVIDENCE
SHOWN ON THIS PLAT AS FOUND, AND THAT THERE ARE NO DESCREPANCIES, CONFLICTS. SHORTAGES IN AREA,
BOUNDARY LINE CONFLICTS, RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME, EXCEPT AS HEREON SHOWN.
UNDERGROUND UTILITIES WITH NO VISIBLE ABOVEGROUND VALVE BOXES, MANHOLES, OR OTHER APPURTENANCES.
AND DOCUMENTS OF RECORD NOT SUPPLIED TO THE SURVEYOR ARE EXCEPTED.
DATED THIS-5"'
DAY OF _.1 1 1990
SIGNED:
DAVID W. McBRIDE.L.S. 16129
ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY
WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED UPON
ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION
SHOWN HEREON
LEGEND AND DOTES
O FOUND SURVEY MONUMENT NO.5 REBAR WITH CAP AS DESCRIBED
BASIS. OF BEARINGS: FOUND CITY MONUMENTS SW COR. BLK 77
AND THE SW COR BLK 106. N 75°09'II"W
BLOCK PRORATED BASED ON CITY MONUMENTS ON BLOCK 77
PITKIN COUNTY TITLE. INC COMMITMENT
FOR TITLE INSURANCE CASE NO. PCT-11113. DATED, 08/20/96
WAS USED IN ThE PREPARATION OF THIS PLAT
SNOW ON GROUND AT TIME OF IMPROVEMENT SURVEY 1/90
O UTILITY BOX
♦ SURVEY CONTROL POINT
ROOF OVERHANG EXTENDS INTO R 0 W AS SHOWN
IMPROVEMENT SURVEY
OF
LOT P,O.R, AND S. BLOCK 77•, CITY AND TOWNSITE OF ASPEN.
COUNTY OF PITKIN, STATE OF COLORADO
PREPARED BY,
ASPEN SURVEY ENGINEER'S INC.
210 S GALENA ST
P.O BOX 2506
ASPEN. COLORADO 81612
(970) 925-3616
DATE jOB NO.
1/90 20003
UPDATED SEPT. 5. 1996