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HomeMy WebLinkAboutLand Use Case.120 W Hopkins Ave.A084-992735-124-55005 A084-99 Molly Gibson Lodge Minor PUD I a p U i b U COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street► Aspen, Colorado 81611 (970) 920-5090 City of Aspen Land Use: /', (JC) 1041 Deposit 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Environmental Health 1190 Housing Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection Other Fees: 1006 Copy 1302 GIS Maps 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Performance Deposit 1268 Public Right-of-way 1164 School District Land Ded. TOTAL NAME: ADDRESS/PROJECT: PHONE: CHECK# CASE/PERMIT#: # OF COPIES: DATE: INITIAL: �'� REVOCABLE ENCROACHMENT LICENSE =�_-=_-_ - -- :OUNTY RECORDING DATA: RECEPTION NUMBER: BOOK NUMBER: PAGE '`LUMBER: NSA ?UC-'CNS: E=��L_�.v/NG -=S . " =DPP' .c5 -0 ''OUR REQUE� PHIS LICENSE IS FOR: (CHECX ONE) TEMPORARY SHORT TERM OCCUPATION OF PUBLIC ROW FROM TO TEMPORARY, PERPETUATED UNTIL REVOKED BY THE CITY X TEMPORARY FOR PRE-EXISTED CONDITION AND PERPETUATED UNTIL REVOKED BY THE CITY This Agreement made under this license and entered into this day of , 200_, by and between the CITY OF ASPEN. Pitkin County, Colorado, hereinafter referred to as "ASPEN" and Aspen's Molly Gibson Lodge, LLC at 101 W. Main St. & 120 W. Hopkins Ave. hereinafter referred to as "Licensee", WHEREAS, Licensee is the owner of the following described properties located in the City of Aspen,' Pitkin County, Colorado: 101 W. Main St. & 120 W. Hopkins Ave. Street _address Legal Address Molly Gibson Lodge Minor PUD WHEREAS, said properties abut the following described public rights) -of -way:) -of -way: Alley of Block 59, Main St., Garmisch St., & Hopkins Ave. WHEREAS. Licensee desires to encroach upon said right-of-way for the following purposes and as shown and described in Exhibit "_-;l ", attached to this License: � >. 0 And Exhibit "B" attached to this license: Exhibit "A" showing planter & air , _ F conditioner on Main St.; Exhibit "B" showing transformer pad in alley, Block 59 WHEREAS. Section 21.04.050 of City of Aspen Municipal Code delegates the authority to the City oZ Engineer to grant encroachment licenses, N _ ]L Cr F- _Od NNW W Za �W 0 Mz Mm .�. a0 Sao DNA -_ to _N N mom Nw -W O WHEREAS, ASPEN agrees to the grant of a private license of encroachment as built subject to certain conditions, THEREFORE, in consideration of the mutual agreement hereinafter contained, ASPEN and Licensee covenant and agree as follows: 01. A revocable license is hereby granted to Licensee to occupy, maintain and utilize the above described portion of public right-of-way for the purposes described. 02. This license is granted for a specific use and within a specified term as checked above, subject to being terminated at any time and for any reason at the sole discretion of the City Engineer of the City of Aspen. 03. This license shall be subordinate to the right of ASPEN to use said area for any public purposes. 04. Licensee is responsible for the maintenance and repair of the public right-of-way, together with improvements constructed therein, which ASPEN, in the exercise of its discretion, shall determine tc be necessary to keep the same in a safe and clean condition_ The Licensee shall obtain right-of-way and Building Permit as required by the City for any work to be performed in the public right -of --way " c MI. IL N = �> C s� �0 n �m �W Is m z M to to �so c �Nm m �Nn N o► �m0: n with design approvals for such work obtained from the City Engineering Department. Licensee agrees to join any improvement district formed forthe purpose of constructing improvements in and to the public right-of-way. 05. Unless the property that is the subject of this license agreement is covered by a homeowners insurance policy, Licensee shall at all times during the term hereof, carry public liability insurance for the benefit of the City with limits of not less than those specified by Section 24-10-114, C.R.S., (currently S 150,006 per person and $600,000 per occurrence) as may be amended from time to time, naming the City as `,4dditional Insured". 06. Licensee shall maintain said public liability insurance coverage in full force and effect during the term of this License and shall furnish the City with a most current certificate of such coverage evidencing its validity. All insurance policies maintained pursuant to this agreement shall contain the following endorsement: "It is hereby understood and agreed that this insurance policy may not be canceled by the surety until thirty (30) days after receipt by the City, by registered mail, of a written notice of such intention to cancel or not to renew." The Licensee shall show proof of this insurance to the City before this agreement is filed. 07. Licensee agrees to indemnify and hold harmless the City of Aspen, its officers, employees, insurers, and self-insurance, from and against all liability, claims, and demands, on account of injury, loss, or damage, including without limitation claims arising from bodily injury, death, property loss or damages, or any other loss of any kind whatsoever, which arise out of or are in any manner connected with this license, if such injury, loss, or damage is caused in whole or in part by, or is claimed to be caused in whole or part by the act, omission, error, professional error, mistake, negligence, or other fault of licensee. Licensee agrees to investigate, handle, respond to, and to provide defense for and defend against, any such liability, claim or demands at the sole expense of the licensee or, at the option of the City of Aspen, licensee agrees to pay City of Aspen or reimburse City of Aspen for the defense costs incurred by the City of Aspen in connection with, any such liability, claims, or demands. The licensee also agrees to bear all other costs and expenses related thereto, including court costs and attorney fees, whether or not any such liability, claims, or demands alleged are groundless, false or fraudulent. 08. This license may be terminated by Licensee at any time and for any reason following delivery of a written notice of Licensee's intent to cancel. ASPEN may terminate this license at any time and for any reason. Upon termination, Licensee shall at Licensee's expense, remove any improvements or encroachments from said property. The property shall be restored to a condition satisfactory to ASPEN. 09. This license is subject to all state laws, the provisions of the Charter of the City of Aspen as it now exists or may hereafter be amended, and the ordinances of the City of Aspen now in effect or those which may hereafter is. adopted. 10. Nothing herein shall be construed so as to prevent Aspen from granting such additional licenses or property interests in or affecting said public property as it deems necessary. 11. The conditions hereof imposed on the granted license of encroachment shall constitute covenants running with the land, and binding upon Licensee, their heirs, successors and assigns. 12. In any legal action to enforce the provisions of this Agreement, the prevailing party shall be entitled to its reasonable attorney's fees. 13. If the structure for which this license was issued is removed for any reason, Licensee shall not continue to rebuild in the public right-of-way. The public right-of-way is for the general public benefit, and it is not for occupation or construction of encroachments. 14. The licensee waives any and all claims against the City of Aspen for loss or damage to the improvements constructed within the encroachment area. 15. The Licensee clearly understands the following actions of Licensee or his/her agents and employees shall automatically terminate and cancel this agreement: a) Discontinuation of insurance coverage b)Change of ownership or alteration of use from the original specific use in encroached area c)Restriction of ASPEN or its agents and contractorsfrom access to its public land under the encroached area not occupied by a previously constructed building. Under these circumstances, the Licensee shall restore the right-of-way under the encroachment to its original or better conditions immediately. IN WITNESS WHEREOF, the parties executed this agreement at ASPEN the day and year first written. (Licensee) THE FOLLO ti7NG SECTION MUST BE COMPLETED BYA NO T4R Y PUBLIC. STATE OF COLORADO ss. County of Pitkin ) The foregoing insmm t was acknowledged befor J D day of by n T Licensee). Ss sr;pUBL\�'.. WITNESS MY HAND AND OFFICIAL SEAL. ES. j My commission expires: oZ part Nom i Public Address CCCCCCC�CCCCCCCCCCCCCC=�CCCCC���C��CC�C�C�-CCU (DO NOT WRITE BELOW THIS LINE, FOR CITY USE ONLY) APPROVAL CONDITIONS (List if any): CITY OF ASPEN, COLORADO By: NICK EH, City Engineer ATTEST: KATHRY KOCH, City Cleric DATE: � FM':- YN EXHIBIT'A' MOLLY GIBSON LODGE 101 WEST MAIN STREET ' I' = 2 n� D r. r m co r O C� cn cfl =NQ J Z =Q U O Z - M ci F— _-Q Fi m m �mm CD G -N m V m cri N v an -^ O -Q GARMISCH STREET v z U) ;_o I rl F7 —i EXHIBIT H MOLLY GIBSON LODGE 120 WEST HOPKINS AVENUE IIIIIIIIIIII Hill IIIIIIIIIIIIIII 111111111111111111111111111111111111 Hill 1111 IN 447294 09/22/2000 03:09P ENCROACH DAVIS SILVI 5 of S R 25.00 D 0.00 N 0.00 PITKIN COUNTY CO r� 04AW IAa Fi Na /4I'SO49'C w000CM FENC[ laaw il bLJ � II �.B PROPOSED ADDITION i7.0 42 0 � JA Z N j O N W ' cc COVCKD CfW-RCTC WALKWAY I:IDAXr MOLLY GIBSON LODGE T �� �- i 2-7 A BANK MOLLY GIBSON LODGE ASPEN ECOLORADO 81611 101 W. MAIN ST. PH. 970-925-3434 ASPEN, CO 81611 82-326/1021 CHECK NO. DATE Z/-'�ZJL� 501E 501E AMOUNT PAY TO THE ORDER OF AUTHORIZED SIGNATURE M1P II.00 SO L81" l: LO 2 LO 3 26 L':t, 740 L SO90811' October 11, 2000 David Tash Molly Gibson Lodge 101 W. Main Street Aspen; CO.81611 To Whom It May Concern: Enclosed is your receipt for the amount of $25.00 which you remitted for the recording of the Revocable Encroachment License that you obtained from the City of Aspen. City of Aspen Engineering Department Gretchen Larsen Administrative Assistant 130 SOUTH GALENA STREET ASPEN, COLORADo 81611-1975 PHONE 970.9205000 Fqx 970.920,5197 _ Printed M Recycled Paper t, � �i' '+r *yia �L�..�. PF .� • x \ � mac" �� �,� t °. �a.,:. K w., t "s�*filn„ + v. ,� '- _ t. ...i/Sww • f - y Y L+,SiF.r^ r PITINIiq COUMiT CLERK AND RECORDER ° r U. Ain'^ ;-%-00 ##4 R+ C ORD NG 25 00 5L'BTL 06 TOTAL CHEC.K .00 i -L CHANGE 0.00 ITEM 1 GHELLY 1994 15:'�6TM .a, 5 K^,'t' ;� 'A:_ L,' h. 4.. }...' _`�.. "r... ','+ra a+L.:-• •..ram- ..: ._'�. �.:-. . •v.. 'z �� _..—:... '.-._ w _... .. . .. . '. - - ,. - . _ 1 Z. ^:i r a � � ' Yid ��, �k�, sb1;'�t".•� t�+.. �' �G e� �,•y,�i+a - n. tit r� --�.o".!if).+rs,3 _ y'�^ R F% %-e V ED] ENCR OA CHMENT APPLICA TION` CHECKLIST 7AUG1 2000I ,, iGN,�EER Address G l "o Q S � \ Permit Number—' 0 ZD to Com lete Process MCP b D �" f Check application for completeness, Accept application Gv (appl. fee, signatures - must be either property owner or contractor, notarization, drawing, insurance) 1,60N Log In and assign a number U Q Put a copy of the receipt and check with the Application IDeliver application to Project Engineer: VA e * Review for completeness of technical information and compliance with City Code L.4,c (utl & co w l,iS u pki"cv- 9 * Send e-mail to `encroachment' mailing list of operational City departments. * Provide license with comments to Admin. Asst. and e-mail City Engineer that license is ready for signature. Receive license from Project Engineer Obtain City Engineer's and City Clerk's Signatures 22 Record license if it is a permanent encroachment Mail copy of license to Applicant 16111 Log in complete date, File license with support docs. CAhome\encr.checklist.doc Mr' lY GIBSON LODGE 4970 4970 PITKIN COUNTY MOLLY GIBSON LODGE BANK &TRUST CO. COLORADO 81611 101 W. MAIN ST. PH. 970.925-3434 ASPEN,CHECK NO. ASPEN, CO 81611 82.326/1021 ` DATE 67 AMOUNT 6110 W2- .5�?o /"0-5 PAY V TO THE ORDER OF AUTHORIZED SIGNATURE 111100L,97011' i:10210326III: 1 50 908116 Cc�NlA-,--( -b Qr' is\ s Customer's Order No. Name THE CITY OF ASPEN 130 S. GALENA ASPEN, CO 81611 Phone: 9�5-262Q"' cl Z p .-solo Phone 1906 No. Date All ciaimb uiru Z --- ---- - Q 10776 Rec'd by 0"cq�w INDEPENDENCE ....E INC - -1- CO Date: UGI/J.U/VV '1:3.rm: w:ic rra — ACORD, CERTIFICATE OF LIABILITY INSURANCE 08/09/2000 PRODUCER (970) 43-3421 FAX (970) 242-1894 THIS CERTIFICATE IS ISSUED AS A P41ATTER OF INFORMATION Moody -Valley Insurance Agency, Inc. ONLY AND C014FERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AMEND, EXTEND OR P 0 Box 150! ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. Grand Junct- on, CO 81502 INSURERS AFFORDING COVERAGE JSURED Moll y (1 bson Lodge Dba Aspen's Moll y INSURER A Colorado Casualty Ins Cc Gibson Lodge INSURER Deep South of Colorado, Inc. Aspen, C0 81611 INSURER Pinnacol Assurance INSURER CGU/Hawkeye-Security Insurance INSURER E I.VYCR/1VCQ THE POLICIES OF NSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REOUIREMEP'r TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, TH I INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. AGGRE SATE LIMITS SHOWN MAY HAVE BEEN REDUCEC BY PAID CLAIMS. LTR A TYPE OF 114SURANCE GENERAL UABILIFY i( COMMERCIA GENERAL LIABILITY CLA MS 'AADE L-_.J OCCUR POLICY NUMBER P051621103 DATE MMMD 09/30/1999 DATE MM/DDM' 09/30/2000 LIMITS EACH OCCURRENCE $ 1,000,00() FIRE DAMAGE (Any on; tiral $ 50 , 000 $ 5.000 T 1,000,000 MED EXP {Any one person) PERSONAL A ADV INJUPY GENERAL A GGREGhJE $ 1,000,000 - GEN'L AGGREC-,ATI l IMIT PJ'PLIES PER $ 1,000,000 PRODUCTS - CONIP/OP AGG POLICY' RE 7 LOC AUTOMOBILE LIAI ILTTY ANY AUTO MA000000037 09/30/1999 09/30/2000 'OM8INED SINGLE L!N9i? (Ea accident) $ 1,000,000 B X ALL OWNED �.LIT0S $CHED!JLED '��t �TOS HIREDAIJTO; BODILY INJURY (Per pwson) $ BODILYINJUPY (Per accident) NON-OWPEC A ITOS PROPERTY DAMAGE jPer K: dent) $ - GARAGE LIABILIT ANY AUTO AUTO C(A Y - EA ACCI DENT S OTHER THAN EA ACC AUTO ONLY- AGG $ $ EXCESS LIABILIT) UP0509131-04 09/30/1999 09/30/2000 EAC7-I OCCURRENCE $ 2000000 AGGREGATE $ OCCUR CLAJMS MADE A -] DEDUCTIBLE RETENTION WORKERS COMP INSATIONAND EMPLOYERS' LIAE ILrrY �4029354 I 05/05/2000 11/05/2000 TORY LIMITS ER E L EACH AC�CIDEIJT $ 100,000 E L D $EASE - EA EHIPLOTEE $ 100,000 C E L DISEASE- POLICYLIIv11T $ SQO QQQ D ory of 1 E� er & F atchinery TR434912 09/30/1999 09/30/2000 DESCRIPTION OF OPER,TIOEJSILOCATIONS/YEHICLESMXCLVSIOIJS ADDED BY ENDORSEMENT/SPECIAL PROVISIO14S The City of Aspen is additionally insured as regard encroachments. CERTIFICATE HO .JDER I I ADDITIONAL INSURED; INSURER LETTER CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL K)QYMXXLXMAIL 30 DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE LEFT, City of Aspen City Er y i nee ri ng Department BUT FAILURE TO MAE SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY Galena OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES. 130 Sot t h G Aspen, ' AUTHORIZED REPRESENTATIVE C.O 8al en Car n DiDonato/CLD ACORD 25-S (7191 1 ©ACORD CORPORATION 1988 IMPORTANT .:the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. A statement )n this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may esquire an endorsement A statement on this certificate does not confer rights to the certificate Molder in lieu of such endorsement(s). DISCLAIMER f-ie Certificate of Insurance on the reverse side of this form does not constitute a contract between he issuing insurer(s), authorized representative or producer, and the certificate holder; nor does it dfirmatively or negatively amend, extend cr alter the coverage afforded by the policies listed thereon. Chuck Roth, 02:54 PM 8/11/00 -0500, Permanent encroachment application Page 1 of 1 X-Sender: chuckr@comdev X-Mailer: QUALCOMM Windows Eudora Pro Version 4.1 Date: Fri, 11 Aug 2000 14:54:36 -0500 To: engineering@ci.aspen. co. us, jackr@ci.aspen.co.us, philo@ci.aspen.co.us, davidc@ci.aspen.co.us, stephene@ci.aspen.co.us, johnk@ci.aspen.co.us, acsdoffc@rof.net, timw@ci.aspen.co.us, richardr@ci.aspen.co.us, saraho@ci.aspen.co.us, amyg@ci.aspen.co.us, afpd@rof.net, orrinm@ci.aspen.co.us, edv@ci.aspen.co.us, katieh@ci.aspen.co.us From: Chuck Roth <chuckr@ci.aspen.co.us> Subject: Permanent encroachment application Cc: benl@ci.aspen.co.us We have an application for several permanent encroachments at 101 W. Main, the Molly Gibson Lodge. A planter in the front and a swamp cooler next to it. The parking spaces along Garmisch which may have been licensed historically but has not been recorded. And about 6" of transformer pad in the alley when the transformer is relocated for the construction of an approved AH unit. Please send comments to BEN LUDLOW @ benl by the end of the day, Wednesday, August 16. (I will be on vacation.) Thank you. Printed for Chuck Roth <chuckr@ci.aspen.co.us> 9/5/00 encroachment, 02:54 PM 8/11/00 -0500, Permanent encroachment application To: encroachment From: Chuck Roth <chuckr@ci.aspen.co.us> Subject: Permanent encroachment application Cc: benl Bcc: chuckr Attached: We have an application for several permanent encroachments at 101 W. Main, the Molly Gibson Lodge. A planter in the front and a swamp cooler next to it. The parking spaces along Garmisch which may have been licensed historically but has not been recorded. And about 6" of transformer pad in the alley when the transformer is relocated for the construction of an approved AH unit. Please send comments to BEN LUDLOW @ benl by the end of the day, Wednesday, August 16. (I will be on vacation.) Thank you. Printed for Chuck Roth <chuckr@ci.aspen.co.us> 1 REVOCABLE ENCROACHMENT LICENSE COUNTY RECORDING DATA: RECEPTION NUMBER: BOOK NUMBER: PAGE NUMBER: INSTRUCTIONS: COMPLETE THE FOLLOWING 4S IT 4P.PLIES TO YOUR REOUEST THIS LICENSE IS FOR: (CHECK ONE) ❑ TEMPORARY SHORT TERM OCCUPATION OF PUBLIC ROW FROM TO TEMPORARY, PERPETUATED UNTIL REVOKED BY THE CITY TEMPORARY FOR PRE-EXISTED CONDITION AND PERPETUATED UNTIL REVOKED BY THE CITY This Agreement made under this license and entered into this day of , 200_, by and between the CITY OFF' ASPEN, it County, Colorado, hereinafter referre to as "ASPEN" and 0 6 ,at 01 Wex'5� MA. 0 2f;� a rd hereinafter referred to as "Licensee", 4T Ins P lAelA - WHEREAS, Licensee is the owner of the following described properties located in the City of Aspen, Pitkin County, Colorado: y Street Address: 1/f1� M,94% Legal Address: WHEREAS, said properties abut the following descried putllic rights) -of -way. Bloc � 1 �1LYy • A f 11 1 F I / al I., A /3 WHEREAS, Licensee desires to encroach upon said right-of-way for the followm u oses and as shown and descnbed in Exhibit "A ", attached to this LicensearA �ic h)�(�' �D Ot1TaG j D J1.L ��_,,..,,.,,�_ . �..►.l '1'L1,1...�_, _1...�,..----Ua.-ff�t Mai C3 , s�arp+ >� +6r }1'Qn 1 r�no 814L51"oLnSection .. 04.05 oaf Cityo spen umc>pa Code deleates tyyto the City Engineer to grant encroachment licenses, WHEREAS, ASPEN agrees to the grant of a private license of encroachment as built subject to certain conditions, THEREFORE, in consideration of the mutual agreement hereinafter contained, ASPEN and Licensee covenant and agree as follows: 01. A revocable license is hereby granted to Licensee to occupy, maintain and utilize the above described portion of public right-of-way for the purposes described. 02. This license is granted for a specific use and within a specified term as checked above, subject to being terminated at any time and for any reason at the sole discretion of the City Engineer of the City of Aspen. 103. This license shall be subordinate to the right of ASPEN to use said area for any public purposes. 04. Licensee is responsible for the maintenance and repair of the public right-of-way, together with improvements constructed therein, which ASPEN, in the exercise of its discretion, shall determine to be necessary to keep the same in a safe and clean condition. The Licensee shall obtain right-of-way , ,-, .11. .. 1 1 A - �r_ . - _ - -. 1. . - r. A, A 1 1' I, r bT Aspen's Molly Gibson Lodge, LLC 101 W. Main St. & 120 W. Hopkins Ave. Molly Gibson Lodge Minor PUD Alley of Block 59, Main St., Garmisch St., & Hopkins Ave. And Exhibit "B" attached to this license: Exhibit "A" showing planter & air conditioner on Main St.; Exhibit "B" showing transformer pad in alley, Block 59 Aspen's Molly Gibson Lodge, LLC 101 W. Main St. & 120 W. Hopkins Ave. Molly Gibson Lodge Minor PUD Alley of Block 59, Main St., Garmisch St., & Hopkins Ave. And Exhibit "B" attached to this license: Exhibit "A" showing planter & air conditioner on Main St.; Exhibit "B" showing transformer pad in alley, Block 59 Aspen's Molly Gibson Lodge, LLC 101 W. Main St. & 120 W. Hopkins Ave. Molly Gibson Lodge Minor PUD Alley of Block 59, Main St., Garmisch St., & Hopkins Ave. And Exhibit "B" attached to this license: Exhibit "A" showing planter & air conditioner on Main St.; Exhibit "B" showing transformer pad in alley, Block 59 00m 146 Z D UI O O' o D ry 12.9 14.2 J 2 CONCRETE WALK o SHED I HOT TUB CHAIN LINK FENCE -P O N14°50'49'E WOODEN FENCE _ > TR/NSFCRMER 100.00, m o �- � o, m 4.8 PROPOSED ADDITION 40.7 12.9 w S14°50'49'W 100.00, cn IU COVERED CONCRETE WALKWAY Ll °� IO 20 l " = 10' r 7.8 4.2 In M 0 Z O' 0 -C O m �7 D Z 4� O co CLERK AND RECORDERS ACCEPTANCE THIS IMPROVEMENT SURVEY PLAT WAS ACCEPTED FOR FILING IN THE ❑FFICE OF THE CLERK AND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO, AT ---- ❑'CL❑CK,-_-M. THIS DAY OF ------- IN PLAT BOOK _____ AT PAGE ----- AS RECEPTI❑N NUMBER CLERK & RECORDER --------- NOTICE: According 'to Colorado law you roust 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 certificatlon shown hereon. M Uj 0 (_Jl CD D O nl�e<�n no•r lnnnn' uinnnrl: HIRED GUN SURVEYING RFl, BOX 9 >NOWMASS, COLORADO 81.654 (970) 923-2794 211 ? t CARMI:SH STREET IMPROVEMENT SURVEY PLAT MOLLY GIBBON LODGE BASIS OF BEARING = FOUND M5 REBAR AND YELLOW PLASTIC CAP LS #9814 AT THE SOUTH EAST PROPERTY CORNER AND A #5 REBAR AND ILLEGIBLE RED PLASTIC CAP AT THE SOUTH WEST PROPERTY CORNER LEGAL DF;SCIZIPI'IOI PARCEL 1: CONDOMINIUM UNITS 1 THROUGH 34, THE ASPEN SKI LODGE CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED DECEMBER 30, 1980 IN PLAT BOOK 10 AT PAGE 92, AND AS FURTHER DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE ASPEN SKI LODGE CONDOMINIUMS RECORDED DECEMBER 30, 1980 IN BOOK 402 AT PAGE 236. PARCEL 2; LOTS O,P, AND 0 BLOCK 59, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. Legend and Notes: t1�N❑TE: THIS MAP IS INVALID AS A LEGAL DOCUMENT AND P❑SSESSI❑N OR USE OF THIS MAP IS UNAUTH❑RIZED BY THE SURVEYOR UNLESS IT BEARS THE ❑RIGINAL SIGNATURE AND WET STAMP OF CARL R, CARMICHAEL PLS. DOCUMENTS PREPARED BY THE SURVEYOR AND WITH❑UT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INF❑RMATI❑N SHOWN THEREON IS SUBJECT TO CHANGE. SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS A TOP❑GRAPHIC MAP AND AN IMPR❑VEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISION ON NOVEMBER 14, 1998 OF THE ABOVE DESCRIBED PARCEL LII LAND. THE LOCATION AND DIMENSI❑NS OF ALL, IMPROVEMENTS, EASEMtNTS, RIGHTS -OF -WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN. CARL R, CARMICHAEL P,L,S. 24303 DATE NOVEMBER, 14, 1998 DRAWN BY TOM Y❑CUM BOX 9, SN❑WMASS, COLORADO 81654 (970) 923-2794 DATE SURVEYED+ 11/14/98 DATE DRAFTED: 11/18/98 DATA FILE NAME, 9811194 REVISED: 12.9 14.2 I I V i rn CONCRETE WALK o SHED Z V D CA O p N HOT CTUB 40.7 12.9 w WOODEN FENCE IMPROVEMENT SURVEY PLAT MOLLY GIBSON LOD � TRNSFCRMER ° _ N14SO'49'E 100.00' WOODEN FENCE GE O O � _ m4.8 rn o a 4.8 4.9 3.8 orn PROPOSED -o z ADDITION o 1 4 T 17.7 , 7.8 4:2 rn 0 V O Cn Z o O o'er (n Rl - O m X O 31 D Z G% N 6 Uj r-- O 7\ C-n O CHAIN LINK FENCE S14'50'49'W 100,00, COVERED CONCRETE WALKWAY CLERK AND RECORDERS ACCEPTANCE THIS IMPR❑VEMENT SURVEY PLAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK AND RECORDER OF THE COUNTY OF PITKIN, STATE OF C❑LORADO, AT ---- O'CLOCK,_--M. THIS DAY OF ------- IN PLAT BOOK ----- AT PAGE ----- AS RECEPTION NUMBER CLERK &RECORDER ----------- NOTICE: 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 fi^om the date of the certification shown hereon. U . GARMISH STREET HIRED GUN SURVEYING P.D. BOX 9 SNOWMASS, CDLDRADD 81654 (970) 923-2794 BASIS OF BEARING = FOUND ®5 REBAR AND YELLOW PLASTIC CAP LS #9814 AT THE SOUTH EAST PROPERTY CORNER AND A #5 REBAR AND ILLEGIBLE RED PLASTIC CAP AT THE SOUTH WEST PROPERTY CORNER LEGAL DESCRIPTION PARCEL 1: CONDOMINIUM UNITS 1 THROUGH 34, THE ASPEN SKI LODGE CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED DECEMBER 30, 1980 IN PLAT BOOK 10 AT PAGE 92, AND AS D FURTHER DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE ASPEN SKI LODGE CONDOMINIUMS RECORDED DECEMBER 30, 1980 IN BOOK 402 AT PAGE 236. PARCEL 2. LOTS O,P, AND Q, BLOCK 59, CITY AND TOWNSITE OF ASPEN, UI COUNTY OF PITKIN, STATE OF COLORADO. l T r] Legend and Notes (I)NOTE, THIS MAP IS INVALID AS A LEGAL DOCUMENT AND POSSESSION OR USE OF THIS MAP IS UNAUTHORIZED BY THE SURVEYOR UNLESS IT BEARS THE ORIGINAL SIGNATURE AND WET STAMP OF CARL R. CARMICHAEL PLS. DOCUMENTS PREPARED BY THE SURVEYOR AND WITHOUT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INFORMATION ,SHOWN THEREON IS SUBJECT TO CHANGE. SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS A T❑P❑GRAPHIC MAP AND AN IMPROVEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISI❑N ON N❑VEMBER 14, 1998 OF THE ABOVE DESCRIBED PARCEL LAND, THE L❑CATION AND DIMENSI❑NS OF ALL, IMPR❑VEMENTS, EASEMENTS, RIGHTS-❑F-WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN, CARL R. CARMICHAEL P.L.S. 2430 DATE: N❑VEMBER, 14, 1998 DRAWN BY TOM Y❑CUM BOX 9, SN❑WMASS, C❑L❑RAD❑ 81654 (970) 923-2794 DATE SURVEYED; 11/14/98 DATE DRAFTED 11/18/98 REVISED: DATA FILE NAME, 9811194 Z V �D CfI O p o D RU 9,L CHAIN LINK FENCE O _T N14°50'49'E WOODEN FENCE z TR 100.00, n O 4.8 PROPOSED ADDITION � I 40.7 . cn !U 12.9 w aJ 7.8 4.2 W m n O M v� V p O ID L Z o 0 (n 0 0' p O N r � O F*I � A O --A O m 0 ;U D = D z A Z 1A 0 W O OJ M V 0 COVERED CONCRETE WALKWAY S14'50'49'W 100.00' 0 ❑ 10 a 1 " = 10' 0 CLERK AND RECORDERS ACCEPTANCE THIS IMPROVEMENT SURVEY PLAT WAS ACCEPTED FOR FILING IN THE ❑FFICE OF THE CLERK AND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO, AT ---- ❑'CLOCK,___M. THIS DAY OF ------- IN PLAT BOOK ----- AT PAGE----- AS RECEPTION NUMBER ------------------------ CLERK & REC❑RDER NOTICE, According to Colorado taw 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. 0 Uj 0 C) (0 v D 0 Ari A«Mn O-C tnn nn/ u,nnnru �. CARM I SH STREET IMPROVEMENT SURVEY PLAT MOLLY GIBBON LODGE BASIS OF BEARING = FOUND 1#5 REBAR AND YELLOW PLASTIC CAP LS #9814 AT THE SOUTH EAST PROPERTY CORNER AND A #5 REBAR AND ILLEGIBLE RED PLASTIC CAP AT THE SOUTH WEST PROPERTY CORNER LEGAL DESCRtPTION PARCEL 1: CONDOMINIUM UNITS 1 THROUGH 34, THE ASPEN SKI LODGE CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED DECEMBER 30, 1980 IN PLAT BOOK 10 AT PAGE 92, AND AS D FURTHER DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE ASPEN SKI LODGE CONDOMINIUMS Z RECORDED DECEMBER 30, 1980 IN BOOK 402 AT PAGE 236. PARCEL 2: Cis LOTS O,P, AND Q, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. Legend and Notes: • (I)NOTE: THIS MAP IS INVALID AS A LEGAL DOCUMENT AND P❑SSESSION OR USE OF THIS MAP IS UNAUTHORIZED BY THE SURVEYOR UNLESS IT BEARS [HE ORIGINAL SIGNATURE AND WET STAMP OF CARL R. CARMICHAEL PLS, DOCUMENTS PREPARED BY THE SURVEYOR AND WITH❑UT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INFORMATI❑N SHOWN THEREON IS SUBJECT TO CHANGE. SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS A T❑P❑GRAPHIC MAP AND AN IMPR❑VEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISION ON N❑VEMBER 14, 1998 OF THE ABOVE DESCRIBED PARCEL P LAND, THE L❑CATI❑N AND DIMENSI❑NS OF ALL, IMPR❑VEMENTS, EASEMENTS, RIGHTS-❑F-WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN, CARL R. CARMICHAEL P.L.S. 24303 DATE: N❑VEMBER, 14, 1998 HIRED GUN SURVEYING DRAWN BY TOM Y❑CUM BOX 9, SN❑WMASS, COLORADO 81654 (970) 923-2794 DATE SURVEYED 11/14/98 BOX 9 DATE DRAFTEDr 11/18/98 DATA FILE NAME, 9811194 >NOWMASS, COLORADO 81654 REVISED, (970) 923-2794 _� N14°50'49'E WOODEN FENCE z TR NSF _ MER - -- ---- - 100,00' n O -- o 70 _ m A 4.8 / PROPOSED ADDITION � i i 40.7 cn 12.9 ro 14.2 - 12.9 w --- = 00 CONCRETE WALK 7.8 4.2 07 i—� C) v> O m -4 SHED z o cvn (n R) Z O N R). __j ~ D `p M CD rev ° HOT �f _0 (— TUB / D n o O M r I'I A M r n Z Z p Co 0 0) 0j G C) U0 CHAIN LINK FENCE. COVERED CONCRETE WALKWAY >14`50'49'W 100.00' Z-4.p0Z 0 5 10 ='J CLERK AND RECORDERS ACCEPTANCE THIS IMPROVEMENT SURVEY PkAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERKIAND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO, AT ___O'CL❑CK,___-M. THIS DAY OF IN PLAT BOOK ----- AT PAGE-____ AS RECEPTION NUMBER ----------------- L'LERK & REC❑RDER NOTICE: 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. v n 0 N14'S0'49'F 100,00' WOOnFN FFNCF U GARMISH STREET HIRED GUN SURVEYING SN❑WMASS, C❑L❑RAD❑ 81654 (970) 923-2794 IMPROVEMENT SURVEY PLAT MOLLY-GIBSON LODGE D z FT 1 BASIS OF BEARING = FOUND #5 REBAR AND YELLOW PLASTIC CAP LS #9814 AT THE SOUTH EAST PROPERTY CORNER AND A #5 REBAR AND ILLEGIBLE RED PLASTIC CAP AT THE SOUTH WEST PROPERTY CORNER LEGAL DES'CRIPTION PARCEL 1: CONDOMINIUM UNITS 1 THROUGH 34, THE ASPEN SKI LODGE CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED DECEMBER 30, 1980 IN PLAT BOOK 10 AT PAGE 92, AND AS FURTHER DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE ASPEN SKI LODGE CONDOMINIUMS RECORDED DECEMBER 30, 1980 IN BOOK 402 AT PAGE 236. PARCEL -': LOTS O,P, AND O, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. Legend and Notes (I)NOTE: THIS MAP IS INVALID AS A LEGAL DOCUMENT AND POSSESSION OR USE OF THIS MAP IS UNAUTHORIZED BY THE SURVEYOR UNLESS IT REARS THE ORIGINAL SIGNATURE AND WET STAMP OF CARL R. CARMICHAEL PLS. DOCUMENTS PREPARED BY THE SURVEYOR AND WITHOUT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INFORMATION SHOWN THEREON IS SUBJECT TO CHANGE, SURVEY❑RS CERTIFICATE I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS A T❑POGRAPHIC MAP AND AN IMPROVEMENT SURVEY PLAT PERFORMED LINDER MY SUPERVISION ON N❑VEMBER 14, 1998 OF THE ABOVE DESCRIBED PARCEL P[ LAND, THE LOCATION AND DIMENSIONS OF ALL, IMPROVEMENTS, EASEMENTS, RIGHTS -OF -WAY IN EVIDENCE ❑R KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN, CARL R. CARMICHAEL P.L,S, 2430 DATE NOVEMBER, 14, 1998 DRAWN BY TOM Y❑CUM BOX 9, SN❑WMASS, COLORADO 81CD54 (970) 923-2794 DATE SURVEYED: 11/14/98 DATE DRAFTED, 11/19/99 DATA FILE NAME, 9811194 REVISED r- CHAIN LINK FENCE S14°50'49'W 100.00, WOODEN FENCE -P O ❑ 5 10 20 V = 10, i CLERK AND RECORDERS ACCEPTANCE THIS IMPR❑VEMENT SURVEY PLAT WAS ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK AND RECORDER OF THE COUNTY OF PITKIN, STATE OF COLORADO, AT ---- O'CL❑CK,--_M. THIS DAY OF ------- IN PLAT BOOK ----- AT PAGE----- AS RECEPTION NUMBER CLERK & RECORDER ----------- NOTICEz According to Colorado taw you must commence any tegat 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. MER ��� 0 D �rn I 1 M 0 U Q0 v D A11d°SnlAQ•C innnn, wnnnc►l rrunr GARMISH STREET IMPROVEMENT SURVEY PLAT MOLLY GIBBON LODGE BASIS OF BEARING = FOUND #5 REBAR AND YELLOW PLASTIC CAP LS #9814 AT THE SOUTH EAST PROPERTY CORNER AND A #5 REBAR AND ILLEGIBLE RED PLASTIC CAP AT THE SOUTH WEST PROPERTY CORNER LEGAL DESCRIPTION PARCEL 1: CONDOMINIUM UNITS 1 THROUGH 34, THE ASPEN SKI LODGE CONDOMINIUMS, ACCORDING TO THE MAP THEREOF RECORDED DECEMBER 30, 1980 IN PLAT BOOK 10 AT PAGE 92, AND AS FURTHER DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR THE ASPEN SKI LODGE CONDOMINIUMS RECORDED DECEMBER 30, 1980 IN BOOK 402 AT PAGE 236. PARCEL 2: LOTS O,P, AN-D 0, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. Legend and Notes: (I)NOTE: THIS MAP IS INVALID AS A LEGAL DOCUMENT AND POSSESSION OR USE OF THIS MAP IS UNAUTHORIZED BY THE SURVEYOR UNLESS IT BEARS THE ORIGINAL SIGNATURE AND WET STAMP OF CARL R. CARMICHAEL PLS, DOCUMENTS PREPARED BY THE SURVEYOR AND WITHOUT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INFORMATION SHOWN THEREON IS SUBJECT TO CHANGE. SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS A T❑P❑GRAPHIC MAP AND AN IMPROVEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISION ON N❑VEMBER 14, 1998 OF THE ABOVE DESCRIBED PARCEL LAND, THE LOCATION AND DIMENSIONS OF ALL, IMPROVEMENTS, EASEMENTS, RIGHTS -OF -WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN, CARL R, CARMICHAEL -P.L.S. 24303 DATE: NOVEMBER, 14, 1998 DRAWN BY TOM Y❑CUM BOX 9, SNUWMASS, COLORADO 81CD54 (970) 923-2794 b� DATE SURVEYED- 11/14/98 DATE DRAFTED, 11/18/98 DATA FILE NAME, 9811194 REVISED PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 1 PLANNED UNIT DEVELOPMENT AGREEMENT FOR MOLLY GIBSON EMPLOYEE HOUSING CITY OF ASPEN PITKIN COUNTY, COLORADO This Planned Unit Development Agreement ("PUD Agreement"), entered into this day of 2000, by and between the City of Aspen, Colorado, a municipal corporation ("City") and Molly Gibson Lodge Company LLC ("MGLC"), shall bind the real property described in Exhibit A, which is attached hereto (which property shall be described herein as the "Real Property"). RECITALS WHEREAS, MGLC submitted an application to the City for a Minor Planned Unit Development (PUD), and Growth Management Quota System Exemption for Affordable Housing to add a 3 bedroom deed restricted employee unit to the Molly Gibson Lodge. WHEREAS, the Real Property is located in the R-6, Medium Density Residential, Office and Lodge Preservation Overlay District; WHEREAS, pursuant to Section 26.445 of the City's Land Use Code, dimensional requirements of properties may be established through the PUD review process; WHEREAS, during a duly noticed public hearing on December 7, 1999, the Aspen Planning and Zoning Commission approved a request for Minor PUD Review related to the Real Property; WHEREAS, on January 10, 1999, during a duly noticed public hearing the City Council approved a Minor Planned Unit Development and Growth Management Quota System Exemption for Affordable Housing where it considered (1) a recommendation from the Planning and Zoning Commission, (2) comments from the general public, (3) a recommendation of approval from the Community Development Director and (4) recommendations from relevant referral agencies; WHEREAS, the Aspen City Council memorialized its approval of MGLC's application in Ordinance No. 56, Series of 1999 (the "Approval Ordinance"), which is incorporated here by this reference; WHEREAS, MGLC has submitted to the City for approval, execution and recordation a PUD Plat for the improvements located on the Real Property within the City of Aspen, Colorado; WHEREAS, City has fully considered the PUD Plat, the proposed development and I 11111111111111111111111111111111111111111111111111111111111 448310 10/26/2000 03:13P PUD DAVIS SILVI 1 of 7 R 35.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 2 improvement of the lands therein and the effects of the proposed improvement of the Real Property; WHEREAS, City has imposed certain conditions and requirements in connection with its approval of MGLC's application, such matters being necessary to protect, promote and enhance the public welfare; and WHEREAS, MGLC is willing to acknowledge, accept, abide by and faithfully perform the conditions and requirements imposed by City in its approvals, as more specifically stated herein. NOW THEREFORE, for and in consideration of the premises, and the approval, execution and acceptance of the PUD Plat for recordation by the City, it is mutually agreed as follows: 2. 4. C'! General. It is hereby recognized that the Approval Ordinance, this Agreement and the PUD Plat, all burden the Real Property and the improvements located thereon (to be known collectively as "Molly Gibson Employee Housing" or the "Project"). Recording. This Agreement shall be recorded within 180 days of the date the Approval Ordinance is recorded in the real property records of Pitkin County ("the County"). Notice of PUD Designation. Before any building permit may be issued to MGLC for development, redevelopment or remodeling of the improvements located on the Real Property, MGLC shall record a notice of PUD designation pursuant to Section 26.455.080 in the real property records of the County. Final PUD Plat. A Final PUD Plat shall be recorded within 180 days of the date the Approval Ordinance is recorded in the real property records of the County. A PUD Agreement shall be recorded within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). A final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements and parking spaces within City rights -of -way , location of utility pedestals, and a note stating that a witness corner will be installed on the north east corner of the property after completion of construction. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. 1111ii 111111111111111111111111111111111111111111 448310 10/26/2000 03:13P PUD DAVIS SILV 2 of 7 R 35.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 3 7. The PUD Agreement and the Final PUD Plans shall be recorded prior to an application for a building permit may be accepted by the Building Department. 8. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval, for both the lodge expansion and the Minor PUD, printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. A tree removal permit as required by the City Parks Department and any approval from the Parks Department Director for off -site replacement or mitigation of removed trees. e. A completed curb, gutter, and sidewalk agreement. f. A completed agreement to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights -of -way. g. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. h. A lighting plan for the new employee dwelling unit that shows the following: 1) The location and height above grade of light fixtures; 2) The type (such as incandescent, halogen, high pressure sodium) and luminous intensity of each light source; 3) The type of fixture (such as floodlight, full -cutoff, lantern, coach light); 4) Estimates for site illumination resulting from the lighting, as measured in foot- candles, should include minimum, maximum and average illumination. Comparable examples already in the community that demonstrate technique, specification, and/or light level should be provided if available to expedite the review process; and 5) Other information deemed necessary by the Community Development Director to document compliance with provisions of the Land Use Code. 9. There shall be 150 or greater net livable square feet of living area per person, including sleeping and bathroom. 10. At least one bathroom shall be provided for shared use by no more than four persons. 11. A kitchen facility or access to a common kitchen shall be provided. IIIIIIIIII Hill IIIIIIIIIIII 11111i IIIIIIIIIII IIIIIIIII IIIIIIIII Ill IIIIIIIIIIIII lill I'll 441310 10/26/2000 03:13P PUD DAVIS SILVI 3 of 7 R 35.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 4 12. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 13. No excavation or storage of dirt or material shall occur within tree driplines. 14. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. All vehicle parking, including contractors' and their employees', shall abide by the 2 hour residential parking limitation of the area. The applicant shall inform the contractor of this condition. 15. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. 16. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the employee unit, a member of the Aspen/Pitkin County Housing Authority shall inspect the units to determine if the units comply with the representations made in the application. 17. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 18. That optional safety features, as required and approved by the Fire Marshal, be shown on the building permit plans. 19. The three (3) bedroom unit shall be deed restricted to Category 2, with the limitation that only Molly Gibson Lodge employees may occupy the unit. The deed restriction shall be recorded with the Pitkin County Clerk and Recorder prior to the issuance of a building permit. 20. The Molly Gibson Lodge, LLC, agrees that all material representations and commitments made by the Molly Gibson Lodge, LLC to the development proposal approvals as awarded by Ordinance No. 56, Series of 1999, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in this agreement and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. 21. If any section, subsection, sentence, clause, phrase, or portion of this Agreement is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the 111111111111111111111111111111111111111111111111111 IN 448310 10/26/2000 03:13P PUD DAVIS SILVI 4 of 7 R 35.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 5 validity of the remaining portions thereof. 22. The provisions hereof shall be binding upon and inure to the benefit of MGLC and the City and their respective successors and assigns. 23. This PUD Agreement shall be subject to and construed in accordance with the laws of the State of Colorado. 24. This PUD Agreement contains the entire understanding between the parties hereto with respect to the transactions contemplated hereunder and may be altered or amended from time to time only by written instruments executed by all parties hereto. 25. Notices to be given to the parties to this PUD Agreement shall be considered to be given if hand delivered or if deposited in the United States Mail to the parties by registered or certified mail at the addresses indicated below, or such other addresses as may be substituted upon written notice by the parties or their successors or assigns: CITY OF ASPEN City Manager 130 S. Galena Street Aspen, Colorado 81611 ASPENS MOLLY GIBSON LODGE Attn: David Tash 101 West Main Street Aspen, Colorado 81611 26. The terms, conditions, provisions and obligations herein contained shall be deemed covenants that run with and burden the Real Property and any and all Owners thereof, their successors, grantees or assigns, and further shall inure to the benefit of and be specifically enforceable by or against the parties hereto, their successors, grantees or assigns. I 11111111111111111111111111111111111111111111111111111111111111 448310 10/26/2000 03:13P PUD DAVIS SILVI 5 of 7 R 33.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 6 IN WITNESS WHEREOF, the parties have hereunto set their hands and seals as of the day and year first above written. CITY: CITY OF ASPEN, COLORADO, a municipal corporation By: Rachel E Richards, Mayor By: Kathryn G. Koc it C rk /� APPROVED AS TO FORM: AorcJohnter, City Attorney MGLC: Molly Gibson Lodge Company LLC By: N'U •� � 6 � �c �t Ear i1 r7L 111111111111111111111111111111111111111111111111111111 448310 10/26/2000 03:13P PUD DAVIS SILVI 6 of 7 R 35.00 D 0.00 N 0.00 PITKIN COUNTY CO PUD Agreement City of Aspen — Molly Gibson Lodge Company LLC Page 7 STATE OF COLORADO ) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this Zip of by Rachel E. Richards as Mayor, Kathryn S. Koch as City Clerk, City of Aspen, Colorado, a Municipality. Witness my hand and seal. My commission expires: a6w Notary Public STATE OF C�RADO ) ss. COUNTY OF KIN ) `( P V B �7 GrERY E KOEHN F� The foregoing instrument was acknowledged before me this MY of �j _, by �cw�ci a . <<< 1 �✓� of the Molly Gibson Lodge Company LLC. Witness my hand and seal. My commission expires: tcbv p��,,U Notary Public �C U G\\' �. I 111111111111111111111111111111111111111111111111111111111 448310 10/26/2000 03:13P PUD DAVIS SILVI 7 of 7 R 33.00 D 0.00 N 0.00 PITKIN COUNTY CO �dlj� �� E7xHgo- MEMORANDUM To: Nick Lelack, Planner Thru: Nick Adeh, city Enginee��L From: Chuck Roth, Project Engineer /9'� Date: November 12, 1999 Re: Molly Gibson Lodge Planned Unit Development Minor Amendment General — (1) These comments are based on the fact that we believe that the submitted site plan is accurate, that it shows all site features, and that it is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to halt complaints related to approvals tied to "issuance of building permit." (2) If there are any encroachments into the public right-of-way, the encroachment must either be removed or be subject to current encroachment license requirements. The Development Review Committee has reviewed the above referenced application at their October 6, 1999 meeting, and we have the following comments: 1. Improvement Survey — The improvement survey submitted with the application is deficient in several aspects. An improvement survey must be wet sealed and signed. State and local statute require that an improvement survey show that the property is fully monumented. The survey needs to contain the statement, "All easements of record as indicated on title policy number , dated , are shown hereon." The transformer easement needs to be indicated and sized, including the height and air space. Improvements in the public right-of-way of the Hopkins Avenue frontage need to be shown. 2. Site Drainage - The existing City storm drainage infrastructure system does not have additional capacity to convey increased storm runoff. The site development approvals must include the requirement of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.C.4.f and a requirement that, prior to the building permit application, a drainage mitigation plan (24"06" size plan sheet or on the lot grading plan) and a report signed and stamped by an engineer registered in the State of Colorado, must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. If drywells are an acceptable solution for site drainage, a soils report must be 1 provided with percolation test to verify the feasibility of this type system. Drywells must have depths well below depth of frost (10' minimum) to function in cold weather. The drainage plan must contain a statement specifying the routine maintenance required by property owner(s) to ensure continued and proper performance. Drywells may not be placed within utility easements. The foundation drainage system should be separate from storm drainage, must be detained and routed on site, and must be shown on drainage plans prior to building permit drawings. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm. 3. Trash Storage — The improvement survey does not indicate the location of trash storage. This needs to be indicated on the revised improvement survey in order to ensure that the alley public right-of-way is not being used for that purpose. 4. Parking — Although on -site employee housing will reduce Highway 82 commuting traffic, it is probable that the employee will own at least one vehicle. Since the application states that there is no room on site for additional parking, the applicant should be required to pay cash in lieu for which the applicant should receive a condominiumized parking space, preferably located outside of town on a transit route. 5. Transformers — The application indicates that the applicant has contacted the City Electric Department and that it is possible to relocate the transformers. An easement would need to be provided at another location acceptable to City Electric and transformer relocation expenses paid by the applicant. The applicant would also need to provide a plat amendment or other legal instrument to vacate the existing transformer easement(s). 6. Utilities — Any new or relocated utility pedestals may not be installed in the public right-of-way and need to be installed on private property with easements provided. 7. Fire Marshal — The proposed unit would need to be sprinklered. DRC Attendees Staff. Karma Borgquist, Ed Van Walraven, Joyce Ohlson, Chris Bendon, Stephen Kanipe, Tom Bracewell, Chuck Roth 99M 164 OA EXHIBIT D Locations of downstairs kitchen and 3 stacked bedrooms. The kitchen is located to the left; the 3-stacked bedrooms would be flush with the two sides. Molly Gibson Lodge Minor PUD 23 Molly Gibson Lodge w MAIN ST c 100 0 100 200 Feet W N S E CASE NUMBER A084-99 PARCEL ID # 2735-124-55005 CASE NAME Molly Gibson Lodge PROJECT ADDRESS 120 West Hopkins Ave. Lots O, P, Q Block 59 PLANNER Nick Lelack CASE TYPE Special Review, Minor PUD OWNER/APPLICANT Aspen Molly Gibson Lodge LLC./David Tash REPRESENTATIVE Francis X. Krizmanich DATE OF FINAL ACTION 1 /21 /00 CITY COUNCIL ACTION Ord. 56-99 PZ ACTION ADMIN ACTION Approved BOA ACTION DATE CLOSED 2/8/00 BY J. Lindt PARCEL ID: 2735-124-55005 9/22/99 CASE NAME:jMolly Gibson Lodge PLNR: PROJ ADDR: 120 West Hopkins Ave. Lots O, P, O CAS . Special Review, Minor PUD OWN/APP: Aspen Molly Gibson MADRE1 W. Main Street C/S/Z: Fspen PHN: 925-3443 REP: Francis X. Krizmanich DR: 79 Light Hill Road C/S/Z: Snowmass/Co/8165 PHN 927-4263 FEES DUE: 1110 D 160 E 160 H FEES RCVD: 1430 STAT: DEVELOPMENT ORDER of the City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order shall expire on the day after the third anniversary of the effective date of the Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption from expiration, extension or reinstatement is granted or a revocation is issued by the City Council pursuant to Section 26.308.010. This Development Order is associated with the property noted below for the site specific development plan as described below. Molly -ibson LLC., 101 W. Main St., Aspen, CO 81611 Property Owner's Name, Mailing Address and telephone number Lots O, P, Q of Block 59, Aspen, CO 81611 Legal Description and Street Address of Subject Property Minor PUD, Special Review Written Description of the Site Specific Plan and/or Attachment Describing Plan Ordinance 56-99, 1/10/00 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) January 21, 2000 Effective Date of Development Order (Same as date of publication of notice of approval.) January 22, 2003 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 21 st day of January, 2000, by the City of Aspen Community Deve.lot)ment Director. . JuliV,Ann Woods, Community Development Director G. Plan ning.Aspen. forms. DevOrder i w W. PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: Lots O, P, Q, Block 59 of the City and Townsite of Aspen, by Ordinance No. 56, Series of 1999 of the Aspen City Council. For further information contact Julie Ann Woods, at the Aspen/Pitkin Community Development Dept., 130 S. Galena St, Aspen, Colorado (970) 920-5090. s/Kathryn S. Koch, City Clerk, City of Aspen Publish in The Aspen Times on January 21, 2000. MEMORANDUM TO: Mayor and City Council THRU: Steve Barwick, City Manager John Worcester, City Attorney Julie Ann Woods, Community Development Directo Joyce Ohlson, Deputy DirectorJA-0 FROM: Nick Lelack, Planner4e RE: Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee Dwelling Unit — 1" Reading DATE: December 13, 1999 APPLICANT: Molly Gibson Lodge Company, LLC REPRESENTATIVE: Francis X. Krizmanich LOCATION: 101 West Main Street and 120 West Hopkins Avenue ZONING: R-6, Medium Density Residential Lodge Preservation Overlay CURRENT LAND USE: Lodge PROPOSED LAND USE: Lodge with employee dwelling unit LOT SIZE: 9,000 sq. ft. FAR: Allowable: 8,112 sq. ft. Proposed: 8,112 sq. ft. 00ti. Bedrooms Now - Kitchen Location of the proposed employee dwelling unit. Existing lodge space would be converted to a kitchen, and 3 new stacked bedrooms would "fill in" the Lodge's northwest (alley) corner. Additional nhotoeranhs are included in Exhibit E. SUMMARY: This application is for a Minor PUD to create an employee dwelling unit attached to the Molly Gibson Lodge. The project is exempt from GMQS because it is 100 percent affordable housing. The Planning and Zoning Commission recommended approval with conditions on December 7, 1999. Molly Gibson Lodge Minor PUD REVIEW PROCEDURE: • Minor Planned Unit Development Review (Two -Step Review). Due to the limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation Overlay (LP) Zone District shall be processed pursuant to the terms and procedures of Minor Planned Unit Development plan review (Minor PUD). This two step process does not require approval of a conceptual development plan, only review and approval of a final development plan by the Planning and Zoning Commission and the City Council, with public hearings occurring at both. STAFF COMMENTS: Molly Gibson Lodge LLC, owner, represented by Francis X. Krismanich, is requesting Minor Planned Unit Development (PUD). approval to construct an attached employee dwelling unit on the northwest corner of the building in the alley. ,This unit will be approximately 828 square feet; about 238 square feet on the ground floor of the existing building will be renovated and converted into in kitchen/dining and living area with a full bathroom. The project will infill approximately 590 square feet on the northwest corner of the building in the alley with a 186 square foot footprint. The ground floor will contain one bedroom; a spiral staircase takes residents up two floors with one bedroom on each floor. This is the second project to come forward under the revised PUD regulations and Lodge Preservation Program. The LP Program was designed to maintain and bolster the small lodge experience that is unique to Aspen. However, operating a small lodge is a monumental task due to the changes in the lodging market and the tight labor market, among other factors. Approval of this application will enable the Molly Gibson Lodge to more effectively compete for and keep high quality employees by offering existing and future workers high quality on - site housing for free or a nominal rent. As a result, the unit will help preserve the lodge by improving its operations. The City's newly adopted PUD process allows all of a property's dimensional requirements to be established through the final PUD. This includes parking, FAR, and setbacks. The dimensional requirements are discussed in the Review Criteria and Staff Findings section of this memorandum. The Minor PUD process requires adoption of an Ordinance by the City Council after recommendations from staff and the Planning and Zoning Commission are forwarded. Staff has reviewed this Minor PUD against all of the applicable criteria and finds the project to be in substantial compliance. Section 25.515.040 of the Land Use Code states that "Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The Applicant is requesting a waiver of the parking requirements for two (2) spaces for the employee dwelling unit because there is no place to expand the Lodge's parking. Currently, the Lodge has 51 rooms but only 18 on -site parking spaces. Tim Ware, Parking Control, stated that Molly Gibson Lodge does not have to designate the two spaces for the employee unit because the employees living in the unit may apply for and receive Molly Gibson Lodge Minor PUD 2 residential parking passes to park on the public streets. In addition, the Lodge operates a courtesy van for its guests from 7 a.m.-11 p.m. every day. Staff believes that the property is ideally situated employee housing because of its close proximity to parks, sidewalks, public transit and the downtown core. Residents may access these amenities on foot, bus, bike, or courtesy van. In addition, the Planning and Zoning Commission recommended approval with conditions contained in the Ordinance at a public hearing on December 7, 1999. Specifically, they added Conditions 16-18, which would require the following: 16. That the applicant shall explore the addition of a powder room (sink and toilet) on the second floor prior to City Council's final consideration of the ordinance. 17. That safety egress windows and a ladder escape mechanism be shown on the building permit plans. Such safety features shall meet with the approval of the Chief Building Official. 18. That a deed restriction which meets with the Housing Authority approval be filed in the records of the County Clerk and Recorder prior to the building permit. Finally, the Housing Board reviewed the application at a meeting held October 20, 1999, and recommended approval. The Board feels the project is "an excellent example.of providing deed restricted infill housing." RECOMMENDATION: Staff is recommending approval of the Molly Gibson PUD with the following conditions: A PUD Agreement shall be recorded within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements and parking spaces within City rights -of -way , location of utility pedestals, and a note stating that a witness corner will be installed on the north east corner of the property after completion of construction. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be Molly Gibson Lodge Minor PUD 3 required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 3. The PUD Agreement and the Final PUD Plans shall be recorded prior to an application for a building permit may be accepted by the Building Department. 4. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval, for both the lodge expansion and the Minor PUD, printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. A tree removal permit as required by the City Parks Department and any approval from the Parks Department Director for off -site replacement or mitigation of removed trees. e. A completed curb, gutter, and sidewalk agreement. f. A completed agreement to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights -of -way. The building plans shall demonstrate an adequate fire sprinkler system and alarm system for the new portion of the structure. 6. There shall be 150 or greater net livable square feet of living area per person, including sleeping and bathroom. 7. At least one bathroom shall be provided for shared use by no more than four persons. 8. A kitchen facility or access to a common kitchen shall be provided. 9. The maximum rental rate should not exceed $350 per person for this unit. 10. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 11. No excavation or storage of dirt or material shall occur within tree driplines. 12. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. All vehicle parking, including contractors' and their employees', shall abide by the 2 hour residential parking limitation of the area. The applicant shall inform the contractor of this condition. 13. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. Molly Gibson Lodge Minor PUD 4 14. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the employee unit, a member of the Aspen/Pitkin County Housing Authority shall inspect the units to determine if the units comply with the representations made in the application. 15. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 16. That the applicant shall explore the addition of a powder room (sink and toilet) on the second floor prior to City Council's final consideration of the ordinance. 17. That safety egress windows and a ladder escape mechanism be shown on the building permit plans. Such safety features shall meet with the approval of the Chief Building Official. 18. That a deed restriction which meets with the Housing Authority approval be filed in the records of the County Clerk and Recorder prior to the building permit. RECOMMENDED MOTION: "I move to approve the Molly Gibson Minor PUD for an attached three -bedroom employee dwelling unit on First Reading." CITY MANAGER COMMENTS: ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Site Photographs Exhibit E -- Map of Site Structures CAhome\Active Cases\Molly Gibson\MollyGibsonPUDcc.doc Molly Gibson Lodge Minor PUD 5 EXHIBIT A MOLLY GIBSON MINOR PUD REVIEW CRITERIA & STAFF FINDINGS 26.445.050 Review Standards: Minor PUD A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain standards shall not be applied as noted. The burden shall rest upon an applicant to show the reasonableness of the development application, and its conformity to the standards and procedures of this Chapter and this title. A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding The Aspen Area Community Plan (AACP) encourages the preservation of lodges such as the Molly Gibson. The AACP's Commercial/Retail section philosophy statements declare, "The community must find ways to maintain these small lodges and the experiences they offer our guests." In addition, the purpose of the Lodge Preservation Program Ordinance is to preserve small lodges and aid in their development and re -development as lodges. Staff believes that the proposed employee dwelling unit will help preserve the Molly Gibson Lodge by providing affordable housing to its workers. Currently, the lodge has a difficult time attracting and retaining employees because it does not provide housing, which makes operating the facility a difficult task. Further, the AACP supports the provision of employee housing units in the Aspen Metro Area. It recommends the following policies and actions that support this project: ♦ Revise the downtown zone districts to encourage, where possible, alley structures for housing, businesses, and offices. ♦ Encourage infill development within the existing urban area so as to preserve open space and rural areas and allow more employees to live close to where they work. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding The project is consistent with the character of existing land uses in the area. The location is about a half block from Main Street, and consists of a mix of land uses, including lodges, single family homes, duplexes, shops and offices, and a park. Molly Gibson Lodge Minor PUD 6 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding The infill nature of the project will not in any way adversely affect the future development of the surrounding area because of its small size (approximately 590 new square feet, 186 square foot footprint) and location in the alley. The applicant will be upgrading infrastructure as needed and will be improving fire safety of the building by adding sprinklers to the addition. The surrounding area is primarily built -out with only redevelopment potential remaining. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding The development is exempt from GMQS because it is a 100 percent affordable housing project. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding The property is approximately 9,000 square feet. The existing floor area is approximately 7,500 square feet. The Lodge Preservation (LP) Zone District has a base Floor Area Ratio (FAR) of .75:1, which can be increased to 1:1 for employee housing. The existing Molly Gibson Lodge Minor PUD 7 Lodge floor area plus the proposed addition will total 8,112 square feet for a combined FAR of .90, which is in compliance with the zone district. The specific dimensions of the project will include a side -yard setback of four (4) feet; and rear -yard (alley) set back of four (4) feet; and a 28-foot roof height limit. The Applicant believes the dimensions are the "minimum necessary" to receive natural light from above the 25-foot roof line of the existing Lodge. The side and rear -yard dimensions will be even with the existing Lodge facade. The addition is designed to be compatible with the existing building, while also providing a separate, private residence for employees. Staff believes the proposed dimensions of this PUD to be appropriate and compatible with the surrounding area. There are no natural hazards or site conditions that make this level of development difficult, unsightly, or undesirable. In fact, this development will benefit the existing development and help preserve the lodge. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding The addition, which will be located along the alley way, will not create a feeling of significant massing along South Garmisch Street or South 151 Street. The addition (590 square feet) comprises less than 10 percent of the floor area of the existing Lodge (7,500 square feet). Open space and landscape areas will not be affected by this proposal. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Section 25.515.040 states that "Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The Applicant is requesting a waiver of the parking requirements for two (2) spaces for the employee dwelling unit. Tim Ware, Parking Control, said that the employees living in the unit can apply for and receive residential parking passes to park on the public streets, thereby reducing the parking impact on the Lodge. Molly Gibson Lodge Minor PUD 8 The existing Lodge has 51 rooms for sleeping. The Lodge operates a courtesy van for its guests from 7 a.m.-11 p.m., and has no ability to expand parking on -site. Staff believes that providing employee housing in this location will more than offset any need for additional parking that may be created by this project. The property is ideally situated for pedestrian and mass -transit use. Parks, sidewalks, public transit and the downtown core are all easily accessed from this location on foot, bus, bike, or courtesy van. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding There are no infrastructure capacity issues that would prohibit the amount of development being considered. Staff does not recommend any reductions in the development being proposed. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mud flow, rock falls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding There are no known natural hazard or site limitations that prohibit the amount of development being considered. Staff does not recommend any reductions to the proposed development based on this standard. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: Molly Gibson Lodge Minor PUD 9 a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The applicant is not requesting an increase in density beyond what is allowed within the PUD although a significant community goal — affordable housing — is being achieved through this development. In addition, the site's physical capabilities can accommodate the additional density, and the development pattern is compatible with and complimentary to the area. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding The proposed development complies with the man-made features on the site and does not detract from the site's natural features or visual interest. It contributes to the town's identity by preserving the small lodge experience that is unique to this City. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed addition is an infill of the northwest corner on the southern building (please see Exhibit F for a diagram illustrating the portion of the building to be "infilled"). This project will not affect open spaces or vistas in any way. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Molly Gibson Lodge Minor PUD 10 Staff Finding This employee unit is located on a public alley, not a street. The infill nature of the project contributes to the urban context of the area. It will not affect vehicular or pedestrian movement other than to reduce the number of trips to and from work for three (3) Molly Gibson employees who will live and work on the same property. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding This infill unit will be situated in an undeveloped corner of the building and will, therefore, not affect emergency or service vehicle access. These vehicles will continue to be able to service the building in the same manner as they currently do. The new portion of the building will need to be equipped with a sprinkler system and an alarm. 5. Adequate pedestrian and handicapped access is provided. Staff Finding Again, the infill nature of this project will not in any way impact pedestrian and handicapped access to the Molly Gibson Lodge. Adequate pedestrian and handicapped access is provided to the employee unit via the alley in which it is located. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding Drainage should not be affected to any great degree because the proposed footprint of the addition is approximately 186 square feet. The existing facilities can easily accommodate drainage on site. It should not negatively impact surrounding properties. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The proposed unit will be built flush against the existing facades of the Molly Gibson Lodge to fill in an undeveloped corner (please see Exhibit F). This development would not impact existing programmatic functions associated with the lodge use. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: Molly Gibson Lodge Minor PUD 11 1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding This standard is not applicable because the proposed addition is located at the rear of the Lodge on an unused and barely visible portion of the property. No landscaping is proposed or necessary for this area — an alley. This photograph demonstrates why landscaping is not an issue for this project. Existing landscaping around the Lodge will not be affected by this development. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The architecture proposed for the addition is in the same style as the existing building, which is particularly important because it will fill in a corner of the building. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. Molly Gibson Lodge Minor PUD 12 Staff Finding The applicant requests that the height of the unit be 28 feet to take advantage of natural light and solar access. The architectural plans in the attached application show how the unit will gain access to natural light. Staff supports the proposed height of the addition because it is the only way for the unit — located on the northwest side of the building — to have natural light and solar access. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The roof pitch of the proposed addition will prevent the shedding of snow, ice, and water from falling on or accumulating in front of the unit's entrance, and will not require significant maintenance. F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up -lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding All new lighting for the proposed addition will be down directional and in compliance with the City's lighting code and Uniform Building Code for safety. The new lighting will be designed to minimize glare onto adjacent properties. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. Molly Gibson Lodge Minor PUD 13 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding This standard is not applicable because the proposed development does not include a park, open space or recreation area. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. Staff Finding All appropriate utility agencies and the City Engineer were referenced on this application and reported the ability to serve this project. However, the applicant will be required to move two electrical transformers that are currently located in front of the proposed development site (see photograph above). David Tash, Lodge manager, has had preliminary discussions about the movement of the transformers. A condition of approval will be that the new location of the transformers be included on the Final Plat prior to obtaining building permits. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. Staff Finding A condition of approval shall be that the Molly Gibson Lodge mitigate any public impacts that this project causes, including but not limited to utility expenses and sanitary sewer and water lines. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding No oversized utility stubs were requested to be installed with this development. Molly Gibson Lodge Minor PUD 14 L Access and Circulation. (Only standards 1 &2 apph, to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. Staff Finding The proposed employee unit would be located in and gain direct access from a public alley situated between S. Garmisch Street and S. I" Street. This alley provides adequate access to the public street system. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. Staff Finding The small size of the proposed employee unit will not create traffic congestion on the roads surrounding the Molly Gibson Lodge. The provision of on -site employee housing will reduce existing impacts of workers commuting daily to work from down valley communities. The employees living in the unit can apply for and obtain residential parking permits to park on the public street. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees -in - lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Molly Gibson Lodge Minor PUD 15 Staff Finding This standard is not applicable because there will only be one phase to construct one employee dwelling unit. Molly Gibson Lodge Minor PUD 16 MEMORANDUM TO: Mayor and City Council THRU: Steve Barwick, City Manager John Worcester, City Attorney Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Nick Lelack, Planner& RE: Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee Dwelling Unit — 2°' Reading/Public Hearing DATE: January 10, 2000 APPLICANT: Molly Gibson Lodge Company, LLC � I REPRESENTATIVE: Francis X. Krizmanich r�- ' _ —" Bedrooms A _W~ LOCATION:- 101 West Main Street and 120 West _ z-- Hopkins Avenue ZONING: R-6, Medium Density Residential Kitchen Lodge Preservation Overlay CURRENT LAND USE: Location of the proposed employee dwelling unit. Lodge Existing lodge space would be converted to a kitchen, and 3 new stacked bedrooms would "fill in" the PROPOSED LAND USE: Lodge's northwest (alley) corner. Additional Lodge with employee dwelling unit photographs are included in Exhibit E. LOT SIZE: SUMMARY: 9,000 sq. ft. This application is for a Minor PUD to create an employee dwelling unit attached to the Molly Gibson FAR: Lodge. The project is exempt from GMQS because it Allowable: 8,112 sq. ft. is 100 percent affordable housing. City Council Proposed: 8,112 sq. ft. approved the proposal on I` Reading, the Planning and Zoning Commission recommended approval with conditions, and the Housing Board voted to strongly endorse the project. Molly Gibson Lodge Minor PUD 1 REVIEW PROCEDURE: Minor Planned Unit Development Review (Two -Step Review). Due to the limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation Overlay (LP) Zone District shall be processed pursuant to the terms and procedures of Minor Planned Unit Development plan review (Minor PUD). This two step process does not require approval of a conceptual development plan, only review and approval of a final development plan by the Planning and Zoning Commission and the City Council, with public hearings occurring at both. STAFF COMMENTS: Molly Gibson Lodge LLC, owner, represented by Francis X. Krismanich, is requesting Minor Planned Unit Development (PUD) approval to construct an attached employee dwelling unit on the northwest corner of the building in the alley. This unit will be approximately 828 square feet; about 238 square feet on the ground floor of the existing building will be renovated and converted into in kitchen/dining and living area with a full bathroom. The project will infill approximately 590 square feet on the northwest corner of the building in the alley with a 186 square foot footprint. The ground floor will contain one bedroom; a spiral staircase takes residents up two floors with one bedroom on each floor. This is the second project to come forward under the revised PUD regulations and Lodge Preservation Program. The LP Program was designed to maintain and bolster the small lodge experience that is unique to Aspen. However, operating a small lodge is a monumental task due to the changes in the lodging market and the tight labor market, among other factors. Approval of this application will enable the Molly Gibson Lodge to more effectively compete for and keep high quality employees by offering existing and future workers high quality on - site housing for free or a nominal rent. As a result, the unit will help preserve the lodge by improving its operations. The City's newly adopted PUD process allows all of a property's dimensional requirements to be established through the final PUD. This includes parking, FAR, and setbacks. The dimensional requirements are discussed in the Review Criteria and Staff Findings section of this memorandum. The Minor PUD process requires adoption of an Ordinance by the City Council after recommendations from staff and the Planning and Zoning Commission are forwarded. Staff has reviewed this Minor PUD against all of the applicable criteria and finds the project to be in substantial compliance. Section 25.515.040 of the Land Use Code states that "Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The Applicant is requesting a waiver of the parking requirements for two (2) spaces for the employee dwelling unit because there is no place to expand the Lodge's parking. Currently, the Lodge has 51 rooms but only 18 on -site parking spaces. Tim Ware, Parking Control, stated that Molly Gibson Lodge does not have to designate the two spaces for the employee unit because the employees living in the unit may apply for and receive Molly Gibson Lodge Minor PUD 2 residential parking passes to park on the public streets. In addition, the Lodge operates a courtesy van for its guests from 7 a.m.-11 p.m. every day. Staff believes that the property is ideally situated employee housing because of its close proximity to parks, sidewalks, public transit and the downtown core. Residents may access these amenities on foot, bus, bike, or courtesy van. City Council approved this application on First Reading, December 13, 1999. In addition, the Planning and Zoning Commission recommended approval with conditions contained in the Ordinance at a public hearing on December 7, 1999. Specifically, they added Conditions 16-18, which would require the following: 16. That the applicant shall explore the addition of a powder room (sink and toilet) on the second floor prior to City Council's final consideration of the ordinance. 17. That safety egress windows and a ladder escape mechanism be shown on the building permit plans. Such safety features shall meet with the approval of the Chief Building Official. 18. That a deed restriction which meets with the Housing Authority approval be filed in the records of the County Clerk and Recorder prior to the building permit. Finally, the Housing Board reviewed the application at a meeting held October 20, 1999, and recommended approval. The Board feels the project is "an excellent example of providing deed restricted infill housing." RECOMMENDATION: Staff is recommending approval of the Molly'Gibson PUD with the following conditions: A PUD Agreement shall be recorded within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements and parking spaces within City rights -of -way , location of utility pedestals, and a note stating that a witness corner will be installed on the north east corner of the property after completion of construction. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after Molly Gibson Lodge Minor PUD d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 3. The PUD Agreement and the Final PUD Plans shall be recorded prior to an application for a building permit may be accepted by the Building Department. 4. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval, for both the lodge expansion and the Minor PUD, printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. A tree removal permit as required by the City Parks Department and any approval from the Parks Department Director for off -site replacement or mitigation of removed trees. e. A completed curb, gutter, and sidewalk agreement. f. A completed agreement to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights -of -way. g. A lighting plan for the new employee dwelling unit that shows the following: 1) The location and height above grade of light fixtures; 2) The type (such as incandescent, halogen, high pressure sodium) and luminous intensity of each light source; 3) The type of fixture (such as floodlight, full -cutoff, lantern, coach light); 4) Estimates for site illumination resulting from the lighting, as measured in foot- candles, should include minimum, maximum and average illumination. Comparable examples already in the community that demonstrate technique, specification, and/or light level should be provided if available to expedite the review process; and 5) Other information deemed necessary by the Community Development Director to document compliance with provisions of the Land Use Code. The building plans shall demonstrate an adequate fire sprinkler system and alarm system for the new portion of the structure. 6. There shall be 150 or greater net livable square feet of living area per person, including sleeping and bathroom. 7. At least one bathroom shall be provided for shared use by no more than four persons. 8. A kitchen facility or access to a common kitchen shall be provided. 9. The maximum rental rate should not exceed $350 per person for this unit. Molly Gibson Lodge Minor PUD 4 10. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 11. No excavation or storage of dirt or material shall occur within tree driplines. 12. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. All vehicle parking, including contractors' and their employees', shall abide by the 2 hour residential parking limitation of the area. The applicant shall inform the contractor of this condition. 13. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. 14. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the employee unit, a member of the Aspen/Pitkin County Housing Authority shall inspect the units to determine if the units comply with the representations made in the application. 15. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 16. That the applicant shall explore the addition of a powder room (sink and toilet) on the second floor prior to City Council's final consideration of the ordinance. 17. That safety egress windows and a ladder escape mechanism be shown on the building permit plans. Such safety features shall meet with the approval of the Chief Building Official. 18. That a deed restriction which meets with the Housing Authority approval be filed in the records of the County Clerk and Recorder prior to the building permit. RECOMMENDED MOTION: "I move to approve Ordinance No. 56, Series of 1999, for the Molly Gibson Minor PUD on Second Reading." CITY MANAGER COMMENTS: Molly Gibson Lodge Minor PUD 5 ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Site Photographs Exhibit E -- Map of Site Structures C:\home\Active Cases\Molly Gibson\MollyGibsonPUDcc2ndreading.doc Molly Gibson Lodge Minor PUD EXHIBIT A MOLLY GIBSON MINOR PUD REVIEW CRITERIA & STAFF FINDINGS 26.445.050 Review Standards: Minor PUD A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD Review, certain standards shall not be applied as noted. The burden shall rest upon an applicant to show the reasonableness of the development application, and its conformity to the standards and procedures of this Chapter and this title. A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding The Aspen Area Community Plan (AACP) encourages the preservation of lodges such as the Molly Gibson. The AACP's Commercial/Retail section philosophy statements declare, "The community must find ways to maintain these small lodges and the experiences they offer our guests." In addition, the purpose of the Lodge Preservation Program Ordinance is to preserve small lodges and aid in their development and re -development as lodges. Staff believes that the proposed employee dwelling unit will help preserve the Molly Gibson Lodge by providing affordable housing to its workers. Currently, the lodge has a difficult time attracting and retaining employees because it does not provide housing, which makes operating the facility a difficult task. Further, the AACP supports the provision of employee housing units in the Aspen Metro Area. It recommends the following policies and actions that support this project: ♦ Revise the downtown zone districts to encourage, where possible, alley structures for housing, businesses, and offices. ♦ Encourage infill development within the existing urban area so as to preserve open space and rural areas and allow more employees to live close to where they work. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding The project is consistent with the character of existing land uses in the area. The location is about a half block from Main Street, and consists of a mix of land uses, including lodges, single family homes, duplexes, shops and offices, and a park. Molly Gibson Lodge Minor PUD 7 I The proposed development shell not adversely affect the future development of the surrounding area. Staff Finding The infill nature of the project will not in any way adversely affect the future development of the surrounding area because of its small size (approximately 590 new square feet, 186 square foot footprint) and location in the alley. The applicant will be upgrading infrastructure as needed and will be improving fire safety of the building by adding sprinklers to the addition. The surrounding area is primarily built -out with only redevelopment potential remaining. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding The development is exempt from GMQS because it is a 100 percent affordable housing project. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding The prgperty is approximately 9,000 square feet. The existing floor area is approximately 7,500 square feet. The Lodge Preservation (LP) Zone District has a base Floor Area Ratio (FAR) of .75:1, which can be increased to 1:1 for employee housing. The existing Molly Gibson Lodge Minor PUD 8 Lodge floor area plus the proposed addition will total 8,112 square feet for a combined FAR of .90, which is in compliance with the zone district. The specific dimensions of the project will include a side -yard setback of four (4) feet; and rear -yard (alley) set back of four (4) feet; and a 28-foot roof height limit. The Applicant believes the dimensions are the "minimum necessary" to receive natural light from above the 25-foot roof line of the existing Lodge. The side and rear -yard dimensions will be even with the existing Lodge facade. The addition is designed to be compatible with the existing building, while also providing a separate, private residence for employees. Staff believes the proposed dimensions of this PUD to be appropriate and compatible with the surrounding area. There are no natural hazards or site conditions that make this level of development difficult, unsightly, or undesirable. In fact, this development will benefit the existing development and help preserve the lodge. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding The addition, which will be located along the alley way, will not create a feeling of significant massing along South Garmisch Street or South I" Street. The addition (590 square feet) comprises less than 10 percent of the floor area of the existing Lodge (7,500 square feet). Open space and landscape areas will not be affected by this proposal. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Section 25.515.040 states that "Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The Applicant is requesting a waiver of the parking requirements for two (2) spaces for the employee dwelling unit. Tim Ware, Parking Control, said that the employees living in the unit can apply for and receive residential parking passes to park on the public streets, thereby reducing the parking impact on the Lodge. Molly Gibson Lodge Minor PUD 9 The existing Lodge has 51 rooms for sleeping. The Lodge operates a courtesy van for its guests from 7 a.m.-11 p.m., and has no ability to expand parking on -site. Staff believes that providing employee housing in this location will more than offset any need for additional parking that may be created by this project. The property is ideally situated for pedestrian and mass -transit use. Parks, sidewalks, public transit and the downtown core are all easily accessed from this location on foot, bus, bike, or courtesy van. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding There are no infrastructure capacity issues that would prohibit the amount of development being considered. Staff does not recommend any reductions in the development being proposed. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mud flow, rock falls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding There are no known natural hazard or site limitations that prohibit the amount of development being considered. Staff does not recommend any reductions to the proposed development based on this standard. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if: Molly Gibson Lodge Minor PUD 10 a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The applicant is not requesting an increase in density beyond what is allowed within the PUD although a significant community goal — affordable housing — is being achieved through this development. In addition, the site's physical capabilities can accommodate the additional density, and the development pattern is compatible with and complimentary to the area. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding The proposed development complies with the man-made features on the site and does not detract from the site's natural features or visual interest. It contributes to the town's identity by preserving the small lodge experience that is unique to this City. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed addition is an infill of the northwest corner on the southern building (please see Exhibit F for a diagram illustrating the portion of the building to be "infilled"). This project will not affect open spaces or vistas in any way. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Molly Gibson Lodge Minor PUD 1 1 Staff Finding This employee unit is located on a public alley, not.a street. The infill nature of the project contributes to the urban context of the area. It will not affect vehicular or pedestrian movement other than to reduce the number of trips to and from work for three (3) Molly Gibson employees who will live and work on the same property. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding This infill unit will be situated in an undeveloped corner of the building and will, therefore, not affect emergency or service vehicle access. These vehicles will continue to be able to service the building in the same manner as they currently do. The new portion of the building will need to be equipped with a sprinkler system and an alarm. 5. Adequate pedestrian and handicapped access is provided. Staff Finding Again, the infill nature of this project will not in any way impact pedestrian and handicapped access to the Molly Gibson Lodge. Adequate pedestrian and handicapped access is provided to the employee unit via the alley in which it is located. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding Drainage should not be affected to any great degree because the proposed footprint of the addition is approximately 186 square feet. The existing facilities can easily accommodate drainage on site. It should not negatively impact surrounding properties. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The proposed unit will be built flush against the existing facades of the Molly Gibson Lodge to fill in an undeveloped corner (please see Exhibit F). This development would not impact existing programmatic functions associated with the lodge use. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: Molly Gibson Lodge Minor PUD 12 1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding This standard is not applicable because the proposed addition is located at the rear of the Lodge on an unused and barely visible portion of the property. No landscaping is proposed or necessary for this area — an alley. This photograph demonstrates why landscaping is not an issue for this project. Existing landscaping around the Lodge will not be affected by this development. E. Architectural Character. z It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The architecture proposed for the addition is in the same style as the existing building, which is particularly important because it will fill in a corner of the building. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. Molly Gibson Lodge Minor PUD j Staff Finding The applicant requests that the height of the unit be 28 feet to take advantage of natural light and solar access. The architectural plans in the attached application show how the unit will gain access to natural light. Staff supports the proposed height of the addition because it is the only way for the unit — located on the northwest side of the building — to have natural light and solar access. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The roof pitch of the proposed addition will prevent the shedding of snow, ice, and water from falling on or accumulating in front of the unit's entrance, and will not require significant maintenance. F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up -lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding All new lighting for the proposed addition will be down directional and in compliance with the City's lighting code and Uniform Building Code for safety. The new lighting will be designed to minimize glare onto adjacent properties. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. Molly Gibson Lodge Minor PUD 14 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. I. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding This standard is not applicable because the proposed development does not include a park, open space or recreation area. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. Staff Finding All appropriate utility agencies and the City Engineer were referenced on this application and reported the ability to serve this project. However, the applicant will be required to move two electrical transformers that are currently located in front of the proposed development site (see photograph above). David Tash, Lodge manager, has had preliminary discussions about the movement of the transformers. A condition of approval will be that the new location of the transformers be included on the Final Plat prior to obtaining building permits. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. Staff Finding A condition of approval shall be that the Molly Gibson Lodge mitigate any public impacts that this project causes, including but not limited to utility expenses and sanitary sewer and water lines. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding No oversized utility stubs were requested to be installed with this development. Molly Gibson Lodge Minor PUD 15 L Access and Circulation. (Only standards 1 &2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. Staff Finding The proposed employee unit would be located in and gain direct access from a public alley situated between S. Garmisch Street and S. 1 S` Street. This alley provides adequate access to the public street system. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. Staff Finding The small size of the proposed employee unit will not create traffic congestion on the roads surrounding the Molly Gibson Lodge. The provision of on -site employee housing will reduce existing impacts of workers commuting daily to work from down valley communities. The employees living in the unit can apply for and obtain residential parking permits to park on the public street. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees -in - lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Molly Gibson Lodge Minor PUD 16 Staff Finding This standard is not applicable because there will only be one phase to construct one employee dwelling unit. Molly Gibson Lodge Minor PUD 17 NOV 10 '99 11:29AM EN HOUSING OFC P.2 MEMORANDUM TO: Nick Lelack, Community Development Department FROM: Cindy Christensen, Housing Office DATE: October 21, 1999 RE: MOLLY GIBSON LODGE REVIEW FOR AN AH UNIT 120 West Hopkins Avenue The Molly Gibson is requesting approval to construct a three -bedroom employee, dormitory type dwelling unit. The applicant is requesting to construct this unit to be attached to the Lodge on West Hopkins Avenue. The unit will be approximately 600 square feet and will infill an undeveloped area at the northwest corner of the Lodge in the alley. This is for a 100% affordable housing project, and is not being used for any type of mitigation purposes. The ground floor is proposed to contain the kitchen, bath, living area and one bedroom. A spiral staircase takes you UP two floors, each to contain a one bedroom unit. Under the requirements for dormitory/lodge units, the following conditions must be met: 1. There shall be 150 or greater net livable square feet of living area per person, including sleeping and bathroom. 2. At least one bathroom shall be provided for shared use by no more than four persons. 3. A kitchen facility or access to a common kitchen shall be provided. RECOMMENDATION; The Housing Board reviewed this application at a meeting held October 20, 1999, and recommends approval. The Board felt this was an excellent example of providing deed restricted infill housing. These units are being developed as dormitory -type units and do comply under the following conditions: 1. The entire unit is to be approximately 600 square feet, which falls under the 150 square foot requirement per person. 2. The unit plans on sleeping three individuals. There is a 1-3/4 bath on the main level and a 1/2 bath located on the third level. 3. The applicant has provided a separate kitchen facility for this use. Typically, dorm -type rooms are not specified under a specific category. The Board also recommends a maximum rental rate of $350 per person for this unit. Also, due to the nature of the units not being used for mitigation purposes and the location of the units, staff would also recommend that employment verification only be required for this unit and these units be considered as seasonal -type units. Aspen Consolidated Sanitation District Sy Kelly * Chairman Paul Smith * Treas Michael Kelly * Secy October 8, 1999 Nick Lelack Community Development] 130 S. Galena Aspen, CO 81611 Re: Molly Gibson Lodge Dear Nick: vtb Oct 12 1 John Keleher Frank Loushin Bruce Matherly, Mgr The Aspen Consolidated Sanitation District currently has sufficient collection 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. We would request, as a condition of approval, that all total connection fees be paid prior to the issuance of a building permit. Please call if you have any questions. Sincerely, Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Directm-1, FROM: Nick Lelack, Planner) 011 RE: Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee Dwelling Unit - Public Hearing DATE: December 7, 1999 APPLICANT: Molly Gibson Lodge Company, LLC REPRESENTATIVE: Francis X. Krismanich LOCATION: 101 West Main Street and 120 West Hopkins Avenue, Lots O, P and Q Block 59, City and Townsite of Aspen ZONING: R-6, Medium Density Residential Lodge Preservation Overlay CURRENT LAND USE: Lodge PROPOSED LAND USE: Lodge with attached 3-bedroom employee dwelling unit LOT SIZE: 9,000 sq. ft. FAR: Allowable: 8,112 sq. ft. Proposed: 8,112 sq. ft. Bedrooms Kitchen `°", Location of the proposed employee dwelling unit. Existing lodge space would be converted to a kitchen, and 3 new stacked bedrooms would "fill in" the Lodge's northwest (alley) corner. The transformers, electric box and dumpster can be relocated on site. Additional photographs are included in Exhibit E. SUMMARY: This application is for a Minor Planned Unit Development (PUD) to create one (1) attached three — bedroom employee dwelling unit in the alley between the Molly Gibson Lodge buildings. The project is exempt from GMQS because it is 100 percent affordable housing. Molly Gibson Lodge Minor PUD 1 STAFF COMMENTS: Molly Gibson Lodge LLC, owner, represented by Francis X. Krismanich, is requesting Minor Planned Unit Development (PUD) approval to construct an attached employee dwelling unit on the northwest corner of the building in the alley. This unit will be approximately 828 square feet; about 238 square feet on the ground floor of the existing building will be renovated and converted into in kitchen/dining and living area with a full bathroom. The project will infill approximately 590 square feet on the northwest corner of the building in the alley with a 186 square foot footprint. The ground floor will contain one bedroom; a spiral staircase takes residents up two floors with one bedroom on each floor. This is the second project to come forward under the revised PUD regulations and Lodge Preservation Program. The LP Program was designed to maintain and bolster the small lodge experience that is unique to Aspen. However, operating a small lodge is a monumental task due to the changes in the lodging market and the tight labor market, among other factors. Approval of this application will enable the Molly Gibson Lodge to more effectively compete for and keep high quality employees by offering existing and future workers high quality on - sight housing for free or a nominal rent. As a result, the unit will help preserve the lodge by improving its operations. The City's newly adopted PUD process allows all of a property's dimensional requirements to be established through the final PUD. This includes parking, FAR, and setbacks. The dimensional requirements are discussed in the Review Criteria and Staff Findings section of this memorandum. The Minor PUD process requires adoption of an Ordinance by the City Council after recommendations from staff and the Planning and Zoning Commission are forwarded. Staff has reviewed this Minor PUD against all of the applicable criteria and finds the project to be in substantial compliance. Section 25.515.040 of the Land Use Code states that "Parking spaces shall not exceed one (1) space per bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The Applicant is requesting a waiver of the parking requirements for two (2) spaces for the employee dwelling unit because there is no place to expand the Lodge's parking. Currently, the Lodge has 51 rooms but only 18 on -site parking spaces. Tim Ware, Parking Control, stated that Molly Gibson Lodge does not have to designate the two spaces for the employee unit because the employees living in the unit may apply for and receive residential parking passes to park on the public streets. In addition, the Lodge operates a courtesy van for its guests from 7 a.m.-11 p.m. every day. Staff believes that the property is ideally situated employee housing because of its close proximity to parks, sidewalks, public transit and the downtown core. Residents may access these amenities on foot, bus, bike, or courtesy van. In addition, the Housing Board reviewed the application at a meeting held October 20, 1999, and recommended approval. The Board feels the project is "an excellent example of providing deed restricted infill housing." Molly Gibson Lodge Minor PUD 2 RECOMMENDATION: Staff is recommending approval of the Molly Gibson PUD with the following conditions: A PUD Agreement shall be recorded within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements and parking spaces within City rights -of -way , location of utility pedestals, and a note stating that a witness corner will be installed on the north east corner of the property after completion of construction. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 3. The PUD Agreement and the Final PUD Plans shall be recorded prior to an application for a building permit may be accepted by the Building Department. 4. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval, for both the lodge expansion and the Minor PUD, printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. A tree removal permit as required by the City Parks Department and any approval from the Parks Department Director for off -site replacement or mitigation of removed trees. e. A completed curb, gutter, and sidewalk agreement. f. A completed agreement to join any future improvement districts formed for the purpose of constructing improvements in adjacent public rights -of -way. The building plans shall demonstrate an adequate fire sprinkler system and alarm system for the new portion of the structure. Molly Gibson Lodge Minor PUD 3 6. There shall be 150 or greater net livable square feet of living area per person, including sleeping and bathroom. 7. At least one bathroom shall be provided for shared use by no more than four persons. 8. A kitchen facility or access to a common kitchen shall be provided. 9. The maximum rental rate should not exceed $350 per person for this unit. 10. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 11. No excavation or storage of dirt or material shall occur within tree driplines. 12. All construction vehicles, materials, and debris shall be maintained on -site and not within public rights -of -way unless specifically approved by the Director of the Streets Department. All vehicle parking, including contractors' and their employees', shall abide by the 2 hour residential parking limitation of the area. The applicant shall inform the contractor of this condition. 13. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. 14. Prior to issuance of a Certificate of Occupancy or Certificate of Completion for the employee unit, a member of the Aspen/Pitkin County Housing Authority shall inspect the units to determine if the units comply with the representations made in the application. 15. Before issuance of a building permit, the applicant shall record the Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. REVIEW PROCEDURE: • Minor Planned Unit Development Review (Two -Step Review). Due to the limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation Overlay (LP) Zone District shall be processed pursuant to the terms and procedures of Minor Planned Unit Development plan review (Minor PUD). This two step process does not require approval of a conceptual development plan, only review and approval of a final development plan by the Planning and Zoning Commission and the City Council, with public hearings occurring at both. RECOMMENDED MOTION: "I move to approve the Molly Gibson PUD for an attached three -bedroom employee dwelling unit, at 101 West Main Street and 120 West Hopkins Avenue." Molly Gibson Lodge Minor PUD 4 ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Site Photographs Exhibit E -- Map of Site Structures Molly Gibson Lodge Minor PUD 5 vopo� j Sv�J 1� cQ4 Lt.4 +Y- /t vl\ a -f- .1- t/YN e/Y' W t l L r Z L +0 , (- �T-x<,C. � „� ��'� .,' � ✓ti�,,�--�- S�.{, iu-2, / V`�-.C- C.Q� S .� �- ` � s - C.�v-A � � E.ta- �- i C O �M Yv`e-vt� ac P �-Q-Pr Vv �,, � • o V�Yw n.cJz, 'tea ,L n� �•c _ _- f tVr LAJX- W sit D '.A J J T 4� iv \fL-" Pam Gabel, 04:29 PM 10/l/99 DRC Meeting Oct 6 X-Sender: pamg@comdev Date: Fri, 01 Oct 1999 16:29:35 -0500 To: CHUCKR@ci.aspen.co.us, JACKR@ci.aspen.co.us, NICKA@ci.aspen.co.us, TIMW@ci.aspen.co.us, JULIEW@ci.aspen.co.us, PHILO@ci.aspen.co.us, LINDACH@ci.aspen.co.us, CHRISB@ci.aspen.co.us, CINDYC@ci.aspen.co.us, PARKS@ci.aspen.co.us, LEEC@ci.aspen.co.us, AMYG@ci.aspen.co.us, EDV@ci.aspen.co.us, STEPHENK@ci.aspen.co.us, JACKIEL@ci.aspen.co.us, KEVIND@ci.aspen.co.us, JANICEV@ci.aspen.co.us, STEFANIE@ci.aspen.co.us, ACSDOFFC@ROF.NET, JOYCEO@ci.aspen.co.us, saraho@ci.aspen.co.us, pamg@ci.aspen.co.us From: Pam Gabel <pamg@ci.aspen.co.us> Subject: DRC Meeting Oct 6 There will be a DRC meeting on Wed., Oct. 6, at 1:30 p.m. There are two cases. 1) \econd Aspen Subdivision Lots 6 and 7; (the Laura and Gary Lauder Property) on Roaring Fork Road and, V27 Molly Gibson Lodge, 120 West Hopkins Avenue. Please send a representative if you can't attend. thanks! Printed for Joyce Ohlson <joyceo@ci.aspen.co.us> 1 lie dA- 4 e el- Lx-s - vh e.-y- v`.c--Io t vvk t c0 eA e.e * dot -a- cA\-u l yr is rf .t d 4'� %t ✓ t4 Q, v` cC/ �' l ,,� 1 -mac rv�-e. - V �Q,,C. (� S� � � �, s - � � ✓� Gt.� r • � . s A�� � s.s� — � �-e_. a tlC�. l�",'v�.c,-Q c t�•v� w..�ti.--`'�".l � w�,. C !� ✓ ILe � Q. �.. G. yea s I�Q-- covv,r - r- A ►d.4ti. -S S to t/W Po ss (rhea A 0(.A- G1-� `� wed ► v� �l� � j( Vt W � sa A CM w u rr�C, l MEMORANDUM TO: Plans were routed to those departments checked -off below: O ........... City Engineer O ........... Zoning Officer O ........... Housing Director O ...... Parks Department *000 ........ Aspen Fire Marshal O ........... City Water O ........... Aspen Consolidated Sanitation District O ........... Building Department O ........... Environmental Health O ........... Electric Department O ........... Holy Cross Electric O ........... City Attorney O ........... Streets Department O ........... Historic Preservation Officer O ........... Pitkin County Planning FROM: Nick Lelack, Planner Community Development Department 130 So. Galena St.; Aspen, CO 81611 Phone-920.5095 Fax-920.5439 RE: Molly Gibson Lodge 120 West Hopkins Avenue DATE: October 1, 1999 REFERRAL SCHEDULE DRC MEETING DATE:( 1:30-3:00 Sister Cities Mtg. Room) Oct. 6, 1999 OTHER REFERRALS DUE TO PLANNER: Oct. 1.5, 1999 ENGINEERING REFERRAL DUE TO PLANNER: Oct. 20, 1999 Thank you, C#s.14 v A Minor PUD Application for The Molly Gibson Lodge to Create One Three -Bedroom Employee Dwelling Prepared by: Francis X. Krizmanich Land Use Planning 0079 Light Hill Road 5nowmass CO 81654 (970) 927-4263 September, 1999 Table of Contents Introduction Growth Management Quota System Exemption for Affordable Housing, Section 26.470.070(J) Minor PUD, Section 26.445.050 Attachments 1. Pre -Application Summary 2. Land Use Application 3. Agreement to Pay 4. Dimensional Requirements Form 5. Vicinity Map 6. Elevations and Floor Plan 7. Proof of Ownership 8. Authorization for Application Representative 9. Adjacent Property Owner List 10. 2406-inch Improvement Survey with Proposed Addition Attached Separately I. INTRODUCTION Aspen's Molly Gibson Lodge Company, LLC, the owner of the Molly Gibson Lodge buildings located at 101 West Main Street and 120 West Hopkins Avenue, requests approval from the City of Aspen to construct a three -bedroom employee dwelling attached to the Lodge on West Hopkins Avenue. The owner of the Lodge has wanted to build employee housing for some time; however, difficulties related to floor area and setbacks prevented the development of this desperately needed housing. Recent Code amendments make it possible for the Lodge to apply to the City to create employee housing. The Applicant wishes to express thanks to the Staff, Planning Commission, and the City Council for considering and adopting these code amendments. The Applicant requests that the City Council waive the land use application fee for this 100% Affordable Housing project. The Applicant commits to construct and manage this project in accordance with the adopted housing guidelines of the City Council and Housing Authority. The Applicant has attempted to provide all of the material requested by the Staff. If additional information is required, the Applicant will make every attempt to provide the requested information. II. GROWTH MANAGEMENT QUOTA SYSTEM, EXEMPTION FOR AFFORDABLE HOUSING, SECTION 26.470.070(J) The Applicant requests approval to construct a three -bedroom employee housing unit attached to the Molly Gibson Lodge located at 120 West Hopkins Avenue. Section 26.470.070(J) of the City Land Use Code states: "J. Affordable Housing. All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee shall be exempt. The review of any request for exemption of housing pursuant to this Section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. This exemption is deducted from the respective annual development allotment established pursuant to Section 26.470.040 and from the Aspen Metro Area development ceilings established pursuant to Section 26.470.030. Review is by City Council." The Applicant believes that the proposed employee housing complies with above Code standards. The City clearly needs additional employee housing. These needs are well documented in the Aspen Area Community Plan and the various Aspen/Pitkin County Housing Authority's assessments completed in recent years. The Applicant is proposing to construct a three -bedroom, employee dwelling of approximately 600 square feet, that will be attached to the Lodge and will infill an undeveloped area at the northwest corner of the Lodge in the alley. This area is enclosed by an existing privacy fence, therefore, open space will not be affected by this plan. In regard to price guidelines and rental restrictions, the Applicant is happy to work with the Housing Authority and Planning Staffs to develop acceptable deed restrictions. 2 III. MINOR PUD, SECTION 26.445.050 This section of the application will outline the Minor PUD criteria and the Applicant's response to those criteria: Code: "A. Genera! requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review." APPLICANT'S RESPONSE: The Aspen Area Community Plan supports the provision of employee housing within the Aspen Metro Area. The Housing Action Plan recommendation # 19 recommended that the City "Revise the downtown zone districts to encourage, where possible, alley structures for housing, businesses, and offices. The recent Code amendments proposed by the staff and supported by the Planning Commission have made it possible for the Molly Gibson Lodge to develop this employee housing project. The intill nature of this project will not adversely affect the future development of adjoining properties because of its small size (-600 sq.ft) and location. This project may be exempted from GMQS because it is a 100% Affordable Housing project. Code: "B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. APPLICANT'S RESPONSE: The Lodge property is described as Lots O, P and Q, Block 59, City and Townsite of Aspen. The property contains nine thousand square feet of lot area. The existing floor area has been calculated to be 7,522 square feet. The Lodge Preservation (LP) Zone District has a base Floor Area Ratio (FAR) of .75:1 which can be increased to l : l for employee housing. The existing Lodge floor area plus the proposed addition will total 8,112 square feet for a combined FAR of .90, which conforms to the LP Zone District requirements. In regard to Dimensional Requirements, the Applicant requests that PUD approval be granted for the proposed employee housing as shown on the attached site plan and architectural drawings. The specific variations requested for this project include: 1) A one -foot variance to the five-foot side yard setback to allow a four foot setback. 2) A six-foot variance to the 10-foot rear yard setback to allow a four foot setback. 3) A three-foot variance to the 25-foot roof height limit. L, The Applicant believes that the proposed variances are the minimum necessary to provide quality employee housing. The roof height variance will allow windows to receive natural light from above the 25-foot roof -line of the existing Lodge. The side and rear yard variances will be even with the existing Lodge facade. The addition will be located on the northwest (alley) corner of the Lodge. The addition will "fill in" an undeveloped corner of the Lodge. The addition is designed to be compatible with the existing building, yet it provides a good employee living area in a separate, private area away from the main Lodge activity area. The Applicant is not aware of any natural or man-made hazards affecting the property. The surrounding area contains a mix of single family residences, small lodges and Paepcke Park. The Applicant believes that the proposed use is compatible with the surrounding neighborhood. The existing Lodge has no room on -site to add additional parking, however, it is the Applicant's opinion that the construction of on -site housing actually reduces the need for parking in the downtown area because the employees housed by this project would otherwise commute daily to Aspen. Code:"2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area." APPLICANT'S RESPONSE: The small size of the proposed addition (approximately 600 square feet) will insure that impacts are minimized. The addition comprises less than 10% of the floor area of the existing Lodge. Open space and landscape areas will not be affected by this proposal. Code:"3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. APPLICANT'S RESPONSE: The Applicant requests a waiver from the parking standard which requires two spaces for this project. In addition to the above Code requirements for parking, the Planning Staff has directed the Applicant to Section 26.515 which sets forth the following additional standards: "26.515.10 General Provisions A. General Requirements. All development, except affordable housing, shall be provided with off-street parking as provided in this Chapter. B. Requirements for affordable housing. The off-street parking requirements for all affordable housing shall be established by a special review procedure pursuant to Chapter 26.430, and employing the standards set forth at Section 26.515.040, below..." "26.515.040 Residential uses in AH/PUD are established by special review in accordance with Chapter 26.430. The maximum number of parking spaces required shall not exceed two (2) spaces/dwelling unit for free market units. Parking spaces shall not exceed one (1) space/bedroom or two (2) spaces/dwelling unit, whichever is less for the affordable housing units." The above Land Use Code provision indicates a base parking requirement of 2 parking spaces for the proposed employee housing. The other provisions within the PUD and Affordable Housing sections indicate that this standard may be varied based on use factors outlined in the PUD criteria #3 above. G The existing Lodge has no ability to expand parking on -site; however, the Applicant believes that providing employee housing in this location will more than offset any need for additional parking that may be created by this project. The Applicant notes that the property is ideally situated for pedestrian use. Parks, sidewalks, public transit and the downtown core are all easily accessed from this location. The purpose of the Lodge Preservation District is "to provide for and protect small lodge uses in areas historically used for lodge accommodations, to permit expansion of these lodges when such expansions are compatible with neighboring properties, and provide an incentive for upgrading existing lodges on -site or onto adjacent properties." The Applicant has a beautifully maintained small lodge property; however, finding and keeping quality employees has proved exceptionally difficult. The grant of a waiver from the parking requirements will allow the Lodge to provide a quality living environment for its employees, which, in turn, will translate into a more desirable guest experience. This will help to insure the continued viability of the Molly Gibson Lodge. Code: "C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. o� 2. Structures have been clustered to appropriate) preserve significant open tkI v l L� spaces and vistas. '�er� �S ov �3 b ►,9 yh-VZ �vt-e cA 4 ' + J� n✓e� 4 � '�,3. Structures are appropriately oriented to public streets, contribute to the o�4 ,n*,.,j • urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. ��� ti_ f�'\ ►�l'-� ,,✓ ��� ,�e� fib✓ `� 5. Adequate pedestrian and handicapped access is provided. _ tip' �=�= 6. Site drainage is accommodated for the proposed development in a practical -Qj and reasonable manner and shall not ne atively i pact surrounding properties. C_-5 7. For non-residential land uses, ces between buildings are appropriately designed to accommodate a programatic functions associated with the use. APPLICANT'S RESPONSE: The small size of the proposed employee housingYr G - addition will not detract from the site's natural features. Existing landscaping and open ' � space areas will not be affected by this addition. The addition is accessible from within the Lodge or the adjacent alley. Drainage should not be affected to any great degree as the propose a a footprint of less than 200 square feet, this small area can easily be accommodated by existing facilities. Code: "D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate." APPLICANT'S RESPONSE: The proposed addition is located at the rear of the Lodge on an unused portion of the property. No landscaping is proposed for this area. Existing landscaping around the Lodge will not be affected by this proposal. M. Code: "E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: �e compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the f C property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. incorporate, to the extent practical, natural heating and cooling by taking ,:3. advantage of the propertys solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. 1accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. ANT'S RESPONSE: The Applicant believes that the proposed addition r ompliments the existing Lodge. The Applicant requests approval of a three-foot roof eight variance to take advantage of natural light and solar access. The architectural plans are attached. Code: "F. Lighting. The purpose of this criterion to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following criterion shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 1 2. All exterior lighting shall in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up -lighting of the site features, buildings, landscape elements, and lighting to call inordinate attention to the property is discouraged for residential development. APPLICANT'S RESPONSE: All new lighting for the proposed addition will comply with the above standards by being designed to minimize glare onto adjacent properties. Lighting will be limited to that required by the Uniform Building Code for safety. Code: "G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. APPLICANT'S RESPONSE: No additional park or open space is planned as part of this Minor PUD. Code: "H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and 10 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. APPLICANT'S RESPONSE: The Applicant believes that adequate public infrastructure exists to serve this three -bedroom employee dwelling. The Applicant notes that this project will require approval from the City to move two electrical transformers. The manager of the Lodge, David Tash, has had preliminary discussions with personnel from the City Electric Department which indicate that the transformers can be moved. The Applicant commits to mitigate any public impacts that may occur as a result of this project. Code: "I. Access and Circulation. (Only standards 1 &2 apply to Minor PUD applications) The purpose of this criteria is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. APPLICANT'S RESPONSE: The small size of the proposed employee housing project insures that access and circulation impacts will be minimized. It is the Applicant's opinion that providing employee housing on -site significantly reduces impacts that would otherwise occur from workers who must commute daily to work from outside of Aspen. V. ATTACHMENTS 12 ATTACHMENT PRE -APPLICATION SUMMARY 13 PLANNER: PROJECT: REPRESENTATIVE: OWNER: TYPE OF APPLICATION DESCRIPTION: CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY Chris Bendon, 920.5072 DATE: 8.20.99 Molly Gibson expansion for affordable housing - Minor PUD Francis Krizmanich, 927.4263 Dave Tash, Owner, Molly Gibson 2 step. Minor PUD and Affordable housing GMQS exemption Addition of three AH units to the Molly Gibson Lodge. Lodge is zoned R-6 LP Overlay. The applicant will be requesting flexibility in setbacks and possibly FAR for the development. The pending amendments to the PUD provisions would allow this type of application to be reviewed as a Minor PUD. Applicant understands that the pre -application, and subsequent land use application, are subject to the pending amendments to the PUD regulation which may or may not be approved. Prior to adoption, an application is at risk of the amendments failing approval. The application cannot be approved under the current PUD regulations if the amendments are not adopted. Land Use Code Section(s) 26.445 (pending) Planned Unit Development (P&Z Reso. 99-18, proposed amendment) 26.470.070 Growth Management, exemptions for Affordable Housing 26.304 Common Development Review Procedures. Review by: Staff for completeness, Development review committee (DRC), Com. Dev. Director for recommendations, Planning and Zoning Commission for PUD recommendation, Growth Management for AH recommendation, CC for PUD final and AH allotment final. Vesting is automatic. Public Hearing: Yes, Applicant must post property and mail notice at least 10 days prior to hearing, or at least 15 days prior to the public hearing if any federal agency, state, county, municipal government, school, service district or other governmental or quasi -governmental agency owns property within three hundred (300) feet of the property subject to the development application . Applicant will need to provide proof ofposting and mailing with an affidavit at the public hearing. Referral Agencies: Engineering, Housing, Parks, Fire Marshall, Water, ACSD Planning Fees: Planning Deposit Minor ($1110) Referral Agency Fees: Engineering, Minor ($160); Housing, Minor ($160) Total Deposit: $1,430(additional hours are billed at a rate of $185/hour) To apply, submit the following information: 1. Proof of ownership. 2. Signed fee agreement. 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application 6. 30 Copies of the complete application packet and maps. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff = 1 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. 10. List of adjacent property owners within 300' for public hearing. 11. Copies of prior approvals. 12. Additional application material as required for specific review. (See attached application packet.) Notes: 1. Proposed PUD section attached. Application materials are listed within PUD text (page 10). Amendment subject to all review standards. Contact planner for questions about specific application materials and/or review standards. 2. There are pending amendments to the LP Program which could allow the AH exemption to "bypass" the Growth Management Commission. If those amendments are adopted, the review process can be amended by a request from the applicant and a new application will not need to be supplied. 3. Parking for AH is set by Special Review. Applicant can combine the review with the PUD, eliminating the redundant review. Planner recommends such a modification of the review procedures, pursuant to Section 26.304 4. Planner suggests applicant submit one copy for initial completion review prior to making additional copies. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, an un-adopted Ordinance amending the PUD regulations that may or may not be approved, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. ATTACHMENT 2 LAND USE APPLICATION 14 PROJECT: LAND USE APPLICATION (PPLICANT: Name: p 1t (�t 5 Location: S (Indicate street address, lot & block number, legal description where app opriate) Name: 61 t 7Lojq4e, L L.C-, ; Address: Anre, C Phone #: b 5- 3L4g3 REPRESENTATIVE: Name: Y . Address: 77� Phone #: L'?'Q — tea.(-3 1✓ 0)2 7 '-�l 6 1 YF h UI- IAPF'LI(:A I IUN. (please check all that apply): Conditional Use Conceptual PUD Conceptual Historic Devt. ® Special Review ❑ Final PUD (& PUD Amendment) Final Historic Development ❑ Design Review Appeal ❑ Conceptual SPA Minor Historic Devt. ❑ GMQS Allotment 0 Final SPA (& SPA Amendment) Historic Demolition ❑ GMQS Exemption Subdivision Historic Designation ❑ ESA - 8040 Greenline, Stream Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Lot Split Temporary Use Other: MjvjGr PKQ ❑ Lot Line Adjustment Text/Map Amendment :XISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) n {{ /*" '� i�� - n bl' l�rY1Sb(n 'ROPOSAL: (description of proposed buildings, uses, modifications, etc.) rr e, Amj'f&yq� Pi C' L 0 O� Have you attached the following? FEES DUE: $ �U Pre -Application Conference Summary ff Attachment # 1, Signed Fee Agreement [.'Response to Attachment #2, Dimensional Requirements Form [Y]' Response to Attachment #3, Minimum Submission Contents Response to Attachment #4, Specific Submission Contents Response to Attachment #5, Review Standards for Your Application ATTACHMENT AGREEMENT TO PAY 15 ASPEN/PITKIN COMMLAITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development ARpiication Fees CITY OFASPEN (iiereinartzr' ITY; and G ( Wde, �c (hzreinarter .�?PLIC.aNT; .=.viZEE .�S-(--L:-G%'S. T $uio Cl an appiic -ion lr )41v,�v-Dr- (1� �1fL/ePi (heremarter. =. APPLICANT under rands and a_rees that Cin- of .aspen Ordinance No. aQ iSeries of 19931, estabiishes a tee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of appiication completeness. 3. APPLICANT and C:TY a_ ee that because of the size. nature or scope of :he proposed project. it is not possible at this time :o ascertain the fuil extent of the costs invoived in processing the appiication. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty• of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council ro enable the Planning Commission andr'or City Council to make legally required findings for project consideration. unless current billings are paid in full prior to decision. 5. Therefore. APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees priorto a determination of application completeness. APPLICANT shall pay an initial deposit in the j amount of S 47'30 el:� which is for hours of Community Development staff time. and if actual recorded costs exceed the initial deposit. APPLICANT shall pay additional monthlv billings to CITY to reimburse the CITY for the processing of the application mentioned above. including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT Bv: OZ Ap G� ie Ann Woods ommunity Development Director Date: '7110 Nlailing Address: ATTACHMENT DIMENSIONAL REQUIREMENTS FORM 16 Project: Applicant: Location: Zone District: Lot Size: Lot Area: ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM SMA (for the purposk of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Number of residential units: Number of bedrooms: Existing: Proposed: Existing: A Proposed: Existing: Proposed: Proposed % of demolition (Historic properties only):_ DIMENSIONS: Floor Area: Existing: �� �!, Allowable: /�� I��Proposed: Aj�t�v-4, _l Principal bldg. height: Existing: Allowable: p(,.J Proposed: oe-I Access. bldg. height: Existing: -Allowable: Proposed: On -Site parking: Existing: Required: Proposed: % Site coverage: Existing: Required: Proposed: Open Space: 6% Existing:y u Required: ��/ Proposed: �,� p Front Setback: Existing: � ';_ 4- Required: iT4 Proposed: c"h'"d Rear Setback: Existing: 1/4"' Required: �/ t�'t' Proposed: j {to Combined F/R: Existing:Required.- Proposed: �0 c_ o Side Setback: Existing: 1'f �� si Required: `'J Proposed: Side Setback: Existing: r Required: Proposed: � Combined Sides: Existing: Re q uired: Prop osed: :1 JA ATTACHMENT VICINITY MAP 17 �.r .. t��■ r ■r �In.■. ■:fit '___= �.,, ,.....� � i 1 � .�Itt M! m w It1: :1t„ ■1�' �� 11. ;iple M11 iiiiiiiiiiiiii ATTACHMENT 6 ELEVATIONS AND FLOOR PLAN GROUND F-.Loalz FR vi!rv&� 2 a(S --- ' a vs NT P�LLC�17 _ No LPG' ACCS95 TH+LV klTGHsr i - THIRD R,G LP`&-44h`7&07' rI'^H GJEGOH D fr-I,00lL r Lh H T H IfL- Pi. coofs PL^N _4 rop PROJECT MOLLY GIBSON 555 NORTH MILL STREET ASPEN, CO 1 0 1 WEST MAIN STREET TEL: 970.920.9428 FAX: 970.920.7822 ISSUE/REVISION DATE DRAWING TITLE Plan Option 1 W E: 15v -r � 0 u r � ffll�mlm T a r c h i t e c t s 555 NORTH MILL STREET ASPEN, CO Nz to TEL: 970.920.9428 FAX: 970.920,7822 ISSUE/REVISION DATE a I /is 11 ==, 11 - 0 It . I OR I I . O-P, VA 1/80 a 11-&;,11 P R 0 1 r--. C T MOLLY GIBSON 101 WEST MAIN STREET DRAWING TITLE Elevations Options 1 ATTACHMENT PROOF OF OWNERSHIP u r Pitkin County i_ Assessor - aspen snoh•mass - - Ditkin county - Results of Your Search: Updated May 28, 1999 Locate all Sales of this Property View Properly Details Tax Schedule W R000718 Tax Area 001 Parcel W 273512455005 Name ASPENS MOLLY GIBSON LODGE LLC 101 W MAIN ST Mailing Address City ASPEN State CO Zip 81611 Street WMAINST Total Actual Value 6153000 .� Leal - aol - -mailbox - -index - -city of - ip tkin aspen- county - Aspen Snowmass Online is a subsidiary of Aspen Interactive Media, Inc. P. O Box 10. Aspen. CO 81612, Tel. 303 920-1176. Send responses to infwi aspen.con] Copyrightte-) Aspen Interactive Media. Inc. 1997 d I 9/i/49 11.11 AM ? 1-7 B-762 P-891 09/30/94 02:0 PG 1 OF 1 t. A DAVIS PITKIN COUNTY C R RECORDER WARRANTY DEED THIS DEED, Made this 1�( 411e. day of September .19 94 hetween Aspen's Molly Gibson Properties Limited x Partnership, a Colorado limited partnership a of the County of Pit kin . State of Colorado. cmtori s) and O O H�wy Aspen's Molly Gibson Lodge, LLC E� a whose legal address is V � E 101 West Main Street: W Aspen, Colorado 81611 Z� W = a Q q CC O L. 5z� WC REC , DOC 5.00 0.00 of the County of P itkin . State of Colorado, grantee(s): W ITNESSETH, That the grantons), for and in consideration of the sum of ONE MILLION EIGHT HUNDRED FIFTY THOUSAND and NO/100------- --------- --- DOLLARS, the receipt and sufficiency of which is hereby acknowledged, ha g granted, bargained. sold and conveyed, and by tbm presents do grans. bargain, scLL convey, and confirm, uruo the granti:AsL its heirs and assigns forever, all the real property, togetherith improvements, if any, situate, lying and being in the County of Pi tkin , State of Colorado, descnbed as follows: Lors 0, P and Q, Block 19, City and Townsite of Aspen County of Pitkin, State of Colorado TOGETHER with all and singular the hereditamens and appurtenances thereto belonging, or in anywise appertaining, and the minion and reversions. remainder and remiunom, rents, issues and profits thereof, and all the estate, right. title, interest_ claim and demand whatsoever of the grantor(s), either in Iaw or equity, of, in and to the above bargained premises, with the bereditaments and appurtenances TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances, unto the grantee(:), its X36= nit! assigns forever. And the grantorts), for itsel f r 1=7g7g do eS covenant, grant, bargain, and agree to and with the grantec(s), its k4L7CA74 assigns, that at the time of the ensealing and delivery of these preens, it id' wen seized of the premises above conveyed, ha s good, sure, perfect, absolute and indefeasible estate of inheritance, in Iaw, in fee simple, and has good right, full power and authority to grant, bargain, sell and convey the woe in manner and form as aforesaid, and that the same are free and clear from all former and other grams, bargains. sales. Lien; taxes, assessmems, encumbrances, and restrictions of whatever kind ornatwesoever,eecept those of record on the date hereof. The grantoris) shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable possession of the granteets), its kjrxwO assigns, against all and every person or persons lawfully claiming the whole or any part thereof. IN WITNESS WHEREOF, ;he grantors) ha S executed this deed o the datetset f r�abo.e. �spen s folly Gibson Properties Limited Partnership By: Pinecrest, Inc., General / Partner By: ? `?�', David R. McLellan, President 1 is Countyof Fairfield J "-,�' The foregoing instrument was acknowledged before me this day of September -vvJ0.S 9'9'tf David R eua�,� Presiders of Pinecres I c on � haF.or 1%4 orp�raEion as genera 'partner a o A§pen i otlge i ed ar nersnip �Z My commission caDim Witless sod and official seal. IV ....W..d "hrl + *If in Denver, iaaen "City and'. ........ Name .rid Addroa or Pnaoo Crauna Ne+.17 Cmua Lgal Domgmn ll 747}IUe.S, r a e l No. 932. Rey. &92. WARRANTY DLLD (Far t'aototnyttk iacwa) STATE OFConnecc icut ATTACHMENT AUTHORIZATION FOR APPLICATION REPRESENTATIVE 20 LETTER OF AUTHORIZATION September 1, 1999 Aspen/Pitkin County Community Development Department 130 South Galena Street Aspen, Colorado 81611 I authorize Francis Krizmanich to act as the representative for The Molly Gibson Lodge Company, LLC regarding the land use application for a Minor PUD application to add three Employee Housing units to the Molly Gibson Lodge. The Molly Gibson Lodge is located at 120 West Hopkins Avenue. The address for Mr. Krizmanich is 79 Light Hill Road, Snowmass, CO. 81654;the telephone and FAX number is (970) 927-4263. Sincerely, David Tash, Manager The Molly Gibson Lodge 101 West Main Street Aspen, CO 81611 Telephone # (970) 925-3434 ATTACHMENT 9 ADJACENT PROPERTY OWNER LI5T 21 ASPEN CLINIC BUILDING ASPEN HOTEL PARTNERS LTD ASPEN SKIING COMPANY A COLORADO GENERAL PARTNERSHIP PARTNERSHIP PO BOX 1248 100 E MAIN ST A MICHIGAN LTD PARTNERSHIP ASPEN CO 81612 ASPEN CO 81611 250 MARTIN ST STE #100 BIRMINGHAM MI 48009 ASPENS MOLLY GIBSON LODGE LLC BACON SHIRLEY R BARZELL WINSTON 101 W MAIN ST 3 GROVE ISLE DR #1608 7360 POINT OF ROCKS RD ASPEN CO 81611 COCONUT GROVE FL 33133 SARASOTA FL 34242 BEAVER R HART AND JOAN S BERNSTEIN POLLY A BISHOP ALBERT & PEARL 937 WILLOW ST C/O STRAZZ 202 S GARMISCH ST PO BOX 1140 212 W HOPKINS AVE ASPEN CO 81611 LEBANON PA ASPEN CO BOWMAN AL BOYNTON FRANK E & ELIZABETH J BRENNAN JAMES C 3580 NW 10TH AVE 528 SAND BEND DR 417 ROYALE ST OAKLAND PARK FL 33309 KERRVILLE TX 78028 NEW ORLEANS LA 70130 BROWN ANTHONY BROWN MICHAEL H BROWN MICHAEL HAYDEN C/O FOX GRACE 250 MARTIN ST STE 100 PO BOX 25282 250 MARTIN ST STE #100 BIRMINGHAM MI WEST BLOOMFIELD MI 48325 BIRMINGHAM MI 48011 BROWN MICHAEL HAYDEN 1/2 INT BROWN MICHAEL HAYDEN 2/3 BUCHHOLZ EARL H & MARILYN E PO BOX 252582 250 MARTIN ST STE 100 4725 DAVIS RD W BLOOMFIELD MI 48325 BIRMINGHAM MI MIAMI FL 33143 BUDINGER WILLIAM & PEYTON BUTT CYNTHIA W CARRICO WILLIAM N 2306 DELAWARE AVE 944 HARMAN AVE 25311 W FREMONT RD WILMINGTON DE 19806 DAYTON OH 45419 LOS ALTOS CA 94022 CASSIDAY BENJAMIN B CHALET LISL PARTNERSHIP LTD CHISHOLM EDITH 1/2 INT PO BOX 1262 100 E HYMAN AVE 205 W MAIN ST ASPEN CO 81612 ASPEN CO 81611 ASPEN CO 81611 CHRISTENSEN ROBERT M & CANDICE L CITY OF ASPEN COLES ELLIOT L 204 W HYMAN AVE 130 S GALENA ST 2929 E HARTFORD AVE ASPEN CO 81611 ASPEN CO 81611 MILWAUKEE WI 53211 COLLIER J STUART JR CRAWFORD THOMAS B JR DACOSTA MAUREEN C ONE COMMERCE SQUARE STE 2800 PO BOX 8110 PO BOX I MEMPHIS TN 38103 HORSESHOE BAY TX 78654 ASPEN CO 81612 DE TURRIS EMILIO DEAN MARY EMMA DIMITRIUS RALLI 31 BRAMBLE LN PO BOX 8035 HUEBNER-DIMITRIUS JO-ELLAN MELVILLE NY 11747 ASPEN CO 81612 200 S SIERRA MADRE BLVD PASADENA CA 91109 DURANT AND ORIGINAL ASSOCIATES INC PO BOX 7846 ASPEN CO 81612 FOSTER FRANCES TRUSTEE 112 INT 2400 PRESIDENTIAL WAY #1503 W PALM BEACH FL 33401 HAAN R E TRUST ATTN: DOUG DARLING 2001 UNION ST SUITE 340 SAN FRANCISCO CA 94123 HOTEL ASPEN LTD ASPEN HOTEL PARTNERS LTD 250 MARTIN ST STE #100 BIRMINGHAM MI 48009 KEY JOHN 6476 MIMOSA LN DALLAS TX 75230 LEWIS BRETT H 548 FRANKLIN ST DENVER CO 80218 MARCUS MARTIN L & FANNON JOHN H C/O LEFF MARILYN 7660 BEVERLY BLVD APT #365 LOS ANGELES CA 90037 MELTON DAVID 135 W MAIN ST ASPEN CO 81611 ERB JANE PO BOX 3207 ASPEN CO 81612 FRIEDLANDER & SINGER LTD SINGER & FRIEDLANDER 12-4 RIDGEWAY ST DOUGLAS ISLE OF MAN HITE HENRY H & ANGELA R PO BOX 155 WOODY CREEK CO 81656 JDJ GROUP LLC C/O JOAN SPARLING TRUST/DANA DONAHUE 14 CROSS TREES RD BRICK NJ 8723 KOENIG RAYMOND J AND TRAGGIS ELIZABETH G P O BOX 284 NEW LONDON CT 6320 LEWIS EILEEN 108 W HYMAN AVE #9 ASPEN CO 81611 MARK CAROL KRAUSS PO BOX 9283 ASPEN CO NEWKAM CLAIRE M PO BOX 2808 ASPEN CO 81612 FABER ROBERT G & EUNICE N 1921 BOULDER DR ANN ARBOR MI 48104 FTG ASPEN LLC 6735 TELEGRAPH RD #110 BLOOMFIELD HILLS MI HOTEL ASPEN LTD C/O ASPEN GROUP 415EMAIN #210 ASPEN CO 81611 KAPLAN WILLIAM M AND KATE PO BOX 406 MILFORD DE 19963 LEE DAVID W LEE DORA 13562 CAMINITO CARMEL DEL MAR CA LUBIN RICHARD G 1217 S FLAGLER DR 2ND FL FLAGLER PLAZA WEST PALM BEACH FL 33401 MARKLE JUDY 70% C/O JUDY POOL 10 MEADOWVIEW LN LITTLETON CO 80121 OLIVER WILLIAM THOMAS & ANN GARY 542 WARNER AVE LOS ANGELES CA 90024 PIETRZAK BOB & SUE LLC PIETRZAK FAMILY LTD PARTNERSHIP PIETRZAK ROBERT J & SUSAN R 1796 E SOPRIS CREEK RD COLORADO LTD PARTNERSHIP 1796 E SOPRIS CREEK RD 3ASALT CO 81621 1796 E SOPRIS CREEK RD BASALT CO 81623 BASALT CO 81621 PRICE DOUGLAS PRICE DOUGLAS L PRICE DOUGLAS L AND VALERIE 8611 MELWOOD RD 8611 MELWOOD 8611 MELWOOD RD BETHESDA MD 20817 BETHESDA MD 20817 BETHESDA MD 20817 PRICE DOUGLAS S 8611 MELWOOD RD BETHESDA MD 20817 RANCE CAROL FLAT 4B MOUNTAIN LODGE 44 MTKELLET RD THE PEAK HONG KONG SEGUIN JEFF W SILVERSTEIN PHILIP SEGUIN MADALYN B AS JOINT TENANTS SILVERSTEIN ROSALYN PO BOX 8852 25 KNOLLS CRESCENT ASPEN CO 81612 BRONX NY 10463 SPEARS NANCY M 530 MEANS ST #405 ATLANTA GA 30318 VAUGHAN HEIDI 1996 TRUST N2322 SYLVAN LN LAKE GENEVA WI 54137 WILLE O LOUIS & FRANCES LYNETTE 76% 200 W MAIN ST ASPEN CO 81611 STRAUCH ELAINE B 4327 S YOSEMITE CT ENGLEWOOD CO 80110 WARSHAW MARTIN R & ALICE M PO BOX 8976 ASPEN CO 81612 WINKELMAN WENDY L 108 W HYMAN AVE #8 ASPEN CO 81611 ROSS PAULINE PO BOX 9969 ASPEN CO 81612 SLOVITER DAVID 1358 ROBIN HOOD RD MEADOWBROOK PA 19046 TIPTON JOHN K FAMILY TRUST 1/2 6477 E MANOR DR ENGLEWOOD CO 80111 WILKE JOHN H AND BONNIE K TRUSTEES OF WILKE LIVING TRUST 153 S BEACHWOOD DR LOS ANGELES CA 90004 ATTACHMENT 10 24x36-INCH IMPROVEMENT SURVEY WITH PROPOSED ADDITION ATTACHED SEPARATELY 22