HomeMy WebLinkAboutLand Use Case.120 W Hopkins Ave.A084-99
CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A084-99
2735-124-55005
Molly Gibson Lodge
120 West Hopkins Ave. Lots 0, P, Q Block 59
Nick Lelack
Special Review, Minor PUD
Aspen Molly Gibson Lodge LLC./David Tash
Francis X. Krizmanich
1/21/00
Ord. 56-99
Approved
2/8/00
J. Lindt
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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 Jibson LLC., 10] W. Main St., "Aspen, CO 816] 1
Property Owner's Name, Mailing Address and telephone number
Lots 0, P, Q of Block 59, Aspen, CO 8161 I
_ Legal Description and Street Address of Subject Property
Minor PUD, Special Review
Written Description of the Site Specific Plan andlor Attachment Describing Plan
Ordinance 56-99, 1110100
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
January 21, 2000
Effective Date of DevelopmentOrder (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 21st day of January, 2000, by the City of Aspen Community
Dev opment Direc or.
un Woods, Community Development Director
G,Planning,Aspen,forms.DevOrder
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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 0, 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 Aun Woods, at the AspenlPitkin Community Development Dept., 130 S.
Galena St, Aspen, Colorado (970) 920-5090,
slKathryn S. Koch, City Clerk, City of Aspen
Publish in The Aspen Times on January 21, 2000.
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MEMORANDUM
To:
Nick Lelack, Planner
Thru:
Nick Adeh, city Engine~11
Chuck Roth, Project Engineer (!12-
November 12,1999
From:
Date:
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 transfonner 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 Draina2e - The existing City stonn drainage infrastructure system does not have additional
capacity to convey increased stonn runoff. The site development approvals must include the
requirement of meeting runoff design standards of the Land Use Code at Sec. 26.88.040.CA.f and a
requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" 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
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provided with percolation test t9 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 perfonnance. Drywells may not be placed within utility easements.
The foundation drainage system should be separate from stonn drainage, must be detained and
routed on site, and must be shown on drainage plans prior to building pennit 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 stonn.
3. Trash Stora~e - 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. Parkin~ - 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 l<leated 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 transfonners. An easement would need to be
provided at another location acceptable to City Electric and transfonner relocation expenses paid by
the applicant. The applicant would also need to provide a plat amendment or other legal instrument
to vacate the existing transfonner 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
99Ml64
2
EXHIBIT D
The kitchen is located to the left; the 3-stacked bedrooms would be flush with the two sides.
Molly Gibson Lodge Minor PUD
23
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Molly Gibson Lodge
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Steve Barwick, City Manager
John Worcester, City Attorney r
Julie Ann Woods, Community Development Directo .--
Joyce Ohlson, Deputy Directrn;Jlto
Nick Lelack, Planner~~
Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee
Dwelling Unit - 1" Reading
TO:
Mayor and City Council
THRU:
FROM:
RE:
DATE:
December 13, 1999
MEMORANDUM
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: 8,1l2 sq. ft.
Molly Gibson Lodge Minor PUD
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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
photographs are included in Exhibit B.
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.
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 (MinorPUD), 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
ofthe 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.-II 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:
1, 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 witriess comer will be installed on the north east
comer of the property after completion of construction.
b. An illustrative site plan ofthe 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,
5. 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 ofthe 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
C:\home\Active Cases\Molly Gibson\MoIlyGibsonPUDcc.doc
Molly Gibson Lodge Minor PUD
5
EXHIBIT A
MOLLY GIBSON MINORPUD
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 oflodges such as the
Molly Gibson. The AACP's CommerciallRetail 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 bl'ock 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 ofthe 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 offour (4) feet;
and rear-yard (alley) set back offour (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 roofline 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 1 st 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) spacesldwelling 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.-II 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 ofthe 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 ofthe 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 comer 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.
StaffFinding
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 alann,
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 negatiyely 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 featnres 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 ofthe 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 ofthe 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.
StaffFinding
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 ofthe 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,ofthe various land uses
and property users of the PUD.
Molly Gibson Lodge Minor PUD
13
2. A proportionate, undivided interest in aU common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the pun 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 ofthe 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 apply to Minor PUD
applications)
The pwpose 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 a.ccess
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 sl 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 pwpose 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:
RE:
Steve Barwick, City Manager
John Worcester, City Attorney ~
Julie Ann Woods, Community Development Director .
Joyce Ohlson, Deputy Director
Nick Lelack, PlanneN\t1..-.
Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee
Dwelling Unit - 2nd ReadinglPublic Hearing
FROM:
DATE:
January 10,2000
ApPLICANT:
Molly Gibson Lodge Company,
LLC
REPRESENTATIVE:
Francis X. Krizmanich
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LOCATION:
1 0 1 West Main Street and 120 West
Hopkins Avenue
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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
photographs are included in Exhibit E.
ZONING:
R-6, Medium Density Residential
Lodge Preservation Overlay
CURRENT LAND USE:
Lodge
PROPOSED LAND USE:
Lodge with employee dwelling unit
FAR:
Allowable: 8,112 sq. ft.
Proposed: 8,112 sq. ft.
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, City Council
approved the proposal on 1 ,t Reading, the Planning
and Zoning Commission recommended approval 'with
conditions, and the Housing Board voted to strongly
endorse the project.
LOT SIZE:
9,000 sq, ft.
Molly Gibson Lodge Minor PUD
I
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 fmal
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 comer 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 comer
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 pun. This includes parking, FAR, and
setbacks. The dimensional requirements are discussed in the Review Criteria and Staff
Findings section of this memorandum. The Minor pun 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 pun 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 (I) 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.-II 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 ofthe ordinance.
17. That safety egress windows and a ladder escape mechanism be shown on the bl,lilding
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:
1. 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 ofthe 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 comer 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
3
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:
I) 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.
5. The building plans shall demonstrate an adequate fire sprinkler system and alarm system
for the new portion of the structure.
6. There shall be ISO 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.
II. 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 ofa powder room (sink and toilet) on the
second floor prior to City Council's final consideration ofthe 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
6
EXHIBIT A
MOLLY GIBSON MINOR pun
REVIEW CRITERIA & STAFF FINDINGS
26.445.050 Review Standards: Minor pun
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
smalllodges 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
3. The prop,osed 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 areais 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 ofthe 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
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 off our (4) feet;
and rear-yard (alley) set back offour (4) feet; and a 28-foot roof height limit. The
Applicant believes the dimensions are the "miniinum necessary" to receive natural light
from above the 25-foot roofline 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 andlor 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 (I) space per bedroom or
two (2) spacesldwelling 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.-II 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
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.
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.
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 ofthe 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
II
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 comer 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.
StaffFinding
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 ofa 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 devdopment. 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 ofthe property's solar access, shade, and vegetation and by use
of non- or less-intensive mechanical systems.
Molly Gibson Lodge Minor PUD
13
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 pwpose 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 [mal 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 ofthe property, provides visual relief to the property's
built form, and is available to the mutual benefit ofthe 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
dwelliug unit owner within the PUD or ownership is proposed in a similar
manner.
3.. There is proposed an adequate assurauce 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 onthe 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 pun
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 st 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 ovvners 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 PUf)
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 ASPEN HOUSING OFC
P.2
MEMORANDUM
TO:
FRONI:
DATE:
RE:
Nick Lelack, Community Development Department
Cindy Christensen, Housing OfIloe
Ootober 21,1999
MOLLY GIBSON LODGE REVIEW FOR AN AH UNIT
120 West Hopklns Avenue
Issue: The Molly Gibson is requesting approval to construct a three-bedroom employee,
dormitory type dwelling unit.
SACKt:ROUND: 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 ./n1l11 an
undeveloped area at the northwest corner of the L.odge in the alley. This Is for a 100% affordable
housing project, and Is not being used for .ny type of mitigation purposes. The ground floor Is
proposed to contain the kitchen, bath, IMng area and one bedroom. A spiral staircase takes you
up two floors, each to oontain 8 one bedroom unit. Under the requirements for dormllory/lodge
units, the following conditions must be met:
1. There shall be 150 or gl'llater net livable square feet of living area per person, Including
sleeping and bathroom.
2. At least onlt 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,
RI!t:OMMEN()A TION: The Housing Board reviewed this application at a meeting held October
20, 1999, and recommends approval. ihe Board felt this WliIS an excellent eX!lmple of providing
deed restricted Inl1l1 hDuelng, 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 1 tiO square
foot requirement per person.
2. The unit plans on sleeping three individuals. There is a 1-314 beth on the main level and a
1/2 bath located on the third level.
3. The applicant has provided a separate kitchen facUlty for this use.
Typieally, 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 natura of
the ",nits not being used for mitigation purposes and the location of the units, staff would arso
l'llcommend that employment vllrificatlon only be required for this unit and these units be
considered as slIssonal-type units.
Aspen Consolidated Sanitation District
Sy Kelly' Chairman
Pad Smith' Treas
Michael ,Kelly 'Secy
October 8, 1999
i:2'IVI!
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Nick LeIack
Community Development]
130 S, Galena
Aspen, CO 81611
, Re: Molly Gibson Lodge
Dear Nick:
John Keleher
Frank Loushin
. Bruce Matherly, Mgr
The Aspen Consolidated Sanitation District currently has sufficient collection and treatme)lt
capacity to serve this project. Service is contingent upon cgmpliance 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
pennit.
Please call if you have any questions. .
Sincerely,
'&-C<./,^^hh~
Bruce Matherly
Pi strict Manager
565 N. Mill St.,Aspen, CO 816111 (970)925.36011 FAX (970) 925.2537
Aspen Planning and Zoning Commission
Julie Ann Woods, Community Development Director ~ '
Joyce Ohlson, Deputy Directm:..JAv I
Nick Lelack, Planner'\\W
Molly Gibson Minor PUD to Create an Attached 3-Bedroom Employee
Dwelling Unit - Public Hearing
TO:
THRU:
FROM:
RE:
DATE:
December 7, 1999
MEMORANDUM
ApPLICANT:
Molly Gibson Lodge Company,
LLC
REPRESENTATIVE:
Francis X. Krismanich
LOCATION:
101 West Main Street and 120 West,
Hopkins Avenue, Lots 0, 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.
Molly Gibson Lodge Minor PUD
~~
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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) comer. 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.
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 comer 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 comer
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)
spacesldwelling 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.-II 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:
StaiTis recommending approval ofthe Molly Gibson PUD with the following
conditions:
1. 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 comer will be installed on the north east
comer 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.
5. The building plans shaH 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 ofliving 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.
II. 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 ofthe 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 AspenlPitkin 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 fmal
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
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Pam Gabel, 04:29 PM 10/1/99 , DRe 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) ~condAspen Subdivision Lots 6 and 7; (the Laura and
Gary
Lauder Property) on Roaring Fork Road and, ~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
TO:
FROM:
RE:
DATE:
MEMORANDUM
Plans were routed to those departments checked-off below:
o ........... City Engineer
o ........... Zoning Officer
o ........... Housing Director
o ........... Parks Department
1i!I<........ 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
Nick Lelack, Planner
Community Development Department
130 So. Galena St.; Aspen, CO 81611
Phone-920.5095 Fax-920.5439
Molly Gibson Lodge
120 West Hopkins Avenue
October 1, 1999
REFERRAL SCHEDULE
DRC MEETING DATE:( 1:30-3:00 Sister Cities Mtg, Room)
OTHER REFERRALS DUE TO PLANNER:
ENGINEERING REFERRAL DUE TO PLANNER:
Thank you,
C)ms.~(lr
Oct. 6, 1999
Oct. 15, 1999
Oct. 20, 1999
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A Minor PUD Application
for
The Molly Gibson Lodge
to Create One
Three-Bedroom Employee Dwelling
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Prepared by:
Francis X. Krizmanich
Land Use Planning
0079 Light Hill Road
Snowmass CO 81654
(970) 927-4263
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September, 1999
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Table of Contents
1. Introduction
II.
Growth Management Quota System Exemption for Affordable Housing,
Section 26.470,070(J)
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III. Minor PUD, Section 26.445,050
IV, Attachments
I. Pre-Application Summary
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2.
Land Use Application
3, Agreement to Pay
4, Dimensional Requirements Form
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5,
Vicinity Map
6. Elevations and Floor Plan
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7, Proof of Ownership
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8,
Authorization for Application Representative
9.
Adjacent Property Owner List
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10.
24x36-inch Improvement Survey with Proposed Addition Attached
Separately
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1. INTRODUCTION
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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 ofthis
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,
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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.
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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.
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II. GROWTH MANAGEMENT QUOTA SYSTEM, EXEMPTION FOR
AFFORDABLE HOUSING. SECTION 26.470.070(J)
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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 ex:empt. The
review of any request for ex:emption 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: ofthe
proposed development, and the proposed price categories to which the dwelling units are
to be deed restricted, This ex:emption 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. "
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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 approx:imately 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 ex:isting 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,
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III. MINOR PUD, SECTION 26.445.050
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This section of the application will outline the Minor PUD criteria and the Applicant's response to
those criteria:
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Code: "A.
General 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."
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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 infill 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.
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Code: "B. Establishment of Dimensional Requirements:
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The final pun development plans shall establish the dimensional
requirements for all properties within the pun 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
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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:
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I. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
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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.
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APPLICANT'S RESPONSE: The Lodge property is described as Lots 0, P and Q,
Block 59, City and Townsite of Aspen. The property contains nine thousand square feet
oflot 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 1: 1 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 confonns
to the LP Zone District requirements.
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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.
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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,
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The addition will be located on the northwest (alley) comer of the Lodge, The addition
will "fill in" an undeveloped comer 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,
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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."
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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.
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Code:"3.
The appropriate number of off-street parking spaces shall be established
based on the following .considerations:
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a) The probable number of cars used by those using the proposed
developmeut includiug any non-residential land uses,
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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 ofthe proposed development to the commercial core and
general activity centers in the city.
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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:
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"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.
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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
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Residential uses in AHlPUD are established by special review in accordance with
Chapter 26.430. The maximum number of parking spaces required shall not exceed
two (2) spacesldwelling unit for free market units. Parking spaces shall not exceed
one (1) space/bedroom or two (2) spacesldwelling unit, whichever is less for the
affordable housing units."
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The above Land Use Code provision indicates a base parking requirement of2 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,
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The existing Lodge h'ls no 'Ibility to expillld PMking on-site; however, the Applicilllt
believes th'lt providing employee housing in this loc'ltion will more thilll offset illlY need
for 'Idditional PMking th'lt m'lY be cre'lted by this project. The Applicilllt notes th'lt the
property is ide'llly situated for pedestriilll use, PMks, sidewalks, public trilllsit illld the
downtown core Me all e'lsily 'Iccessed from this loc'ltion.
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The purpose of the Lodge Preserv'ltion District is "to provide for illld protect small lodge
uses in Meas historic'llly used for lodge 'Iccommod'ltions, to pennit expilllsion of these
lodges when such exp'lnsions Me comp'ltible with neighboring properties, illld provide illl
incentive for upgmding existing lodges on-site or onto 'Idjacent properties," The
Applicilllt h'ls 'I be'lutifully m.unt.uned small lodge property; however, finding illld keeping
quality employees h'ls proved exceptionally difficult. The grilllt of 'I w.uver from the
PMking requirements will 'IlIow the Lodge to provide 'I quality living environment for its
employees, which, in turn, will trilllsl'lte into 'I more desirable guest experience, This will
help to insure the continued vi'lbility of the Molly Gibson Lodge,
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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.
D 1..1 2. Structures have been clust~red to appropriatelr pr~serve sig~ificant open "r ..\..
~\'I ~ spacesandvistas. ~e.rL IS o"'~ D'A2- ~ ",....J.. <+/,vJJ.S ......T~ ~
':1. u;>r- t ".jy1J^>l1 e3. Structures are appropriately oriented to public streets, contribute to the ~ ~
~\~ \ h r ,,~. urban or rural context where appropriate, and provide visual interest and '
l.;' ~v-'f v.f engagement of vehicular and pedestrian movement.
~ 1-- \J~ ~ 4. Buildings and access ways are appropriately arranged to aJlow emergency
,;r--~~ and service vehicle access. .~~ ("-.ft'\\ J~~V "'" IL.\ vr c--~
~t\)V- '\\. ~ / 5. Adequate pedestrian and handicfPped access is provided. ~ ~
\'< {~~~~' .'\1...( ~v.,"J.- <:;Z:Odl\J~)j." fJY> ~v M.... ,~--Jv--
-f\1"o1!'..#' x\:L :w ~~(h \) U (...81 ..s . ~
~ r''' ('\~ \\ :'.' ~.. j}: '~rj/t} ~.~ \l~\vJ?}u,>>i ~ ~~ ~ l+--
,,,".~'" (Jr,' j."\{...11~...J>tw-.~
-J'" C!" \f\J 7 -~i) \ \ I i\~ \'{\ ~ J-r. ~
- /l'r f",J,;.W- .1'1 ;.!I"'. .
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6. Site drainage is accommodated for the proposed development in a practical
~ and rea~onable manner and shall not ne~ativ~!y iwpact surrounding
/" propertIes. r"~ "^-"--.
7. For non-residential land use.s s".wa< ces between buildings are appropriately
designed to acc~ apf programatic functions associated with the j
use." -i'''':'): '-'.....-,~ ~ h.e- ~ \)- .I-c. ~~ 1/)./7 ()v.;,f,
~i5~""j ~ O"-'~~ VV6~ .~e;,~
APPLICANT'S RESPONSE: The small size of the proposed employee housing ~Z et-
addition will not detract from the site's natural features, Existing landscaping and open ~ lYe..- .
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
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propose a a footprint of less than 200 square feet, this small area can easily be
accommodated by existing facilities,
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Code: "D. Landscape Plan.
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The purpose of this standard is to ensure compatibility ofthe proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features ofthe subject property. The proposed
development shall comply with the following:
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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."
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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.
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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
ofthe 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:
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_ f' f*-' ~e compatible with or enhance the visual character of the city,
~g......-' ~ -l ~ ~ppropriately relate to existing and proposed architecture of the
\ ~,,~ ~ ~(; ", "'\"^ property, represent a character suitable for, and indicative of, the
:- _~~ 9 _~' ~~) ,~ intended use, and respect the scale and massing of nearby historical and
\ ' 1 \'-.-- ;- cultural resources.
I \ '\A):e..- t:: 'J~JYf, incorporate, to the extent practical, natural heating and cooling by taking
~ r ^ (;"1 . \ , ~ ~/ advantage of the property's solar access, shade, and vegetation and by
g.,W;:L- . ~ ~ r ( use of non- or less-intensive mechanical systems.
() ~.: 1..,"1 iJI.~ accommodate the storage and shedding of snow, ice, and water in a safe
""" VI C \ 0> and appropriate manner that does not require significant maintenance.
o.,,,,'1t"
(:PPLICANT'S RESPONSE: The Applicant believes that the proposed addition
i compliments the existing Lodge. The Applicant requests approval ofa three-foot roof
height variance to take advantage of natural light and solar access. The architectural plans
are attached,
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Code: "F.
Lighting.
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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:
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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.
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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.
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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,
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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:
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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.
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APPLICANT'S RESPONSE: No additional park or open space is planned as part of
this Minor PUD,
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Code: "H. Utilities and Public facilities,
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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
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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.
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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.
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Code: "I.
Access and Circulation. (Only standards 1&2 apply to Minor PUD
applications)
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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:
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I. 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.
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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.
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V. ATTACHMENTS
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ATTACHMENT 1
PRE-APPLICA nON SUMMARY
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CITY OF ASPEN
PRE.APPlICA rlON CONFERENCE SUMMARY
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PLANNER:
Chris Bendon, 920.5072
DATE: 8.20.99
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Molly Gibson expansion for affordable housing - Minor POO
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 POO provisions would allow this type of
application to be reviewed as a Minor PUD.
PROJECT:
.... REPRESENTATIVE:
,. OWNER:
'TYPE OF APPLICATION:
.... DESCRIPTION:
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Applicant understands that the pre-application, and subsequent land use application, are
subject to the pending amendments to the PUD regulation which mayor 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,
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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.
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Referral Agencies:
Planning Fees:
Referral Agency Fees:
Total Deposit:
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.
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 ifany 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 of posting and mailing with an affidavit at the public
hearing.
Engineering, Housing, Parks, Fire Marshall, Water, ACSD
Planning Deposit Minor ($1110)
Engineering, Minor ($160); Housing, Minor ($160)
$1,430(additional hours are billed at a rate of$185/hour)
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Review by:
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Public Hearing:
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To apply, submit the following information:
4,
Proof of ownership.
Signed fee agreement.
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 ofllie applicant.
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.
Total deposit for review of the application.
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30 Copies of the complete application packet and maps.
HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = lIea.; Planning Staff= I
An 8 112" by II" vicinity map locating the parcel within the City of Aspen.
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.
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.
List of adjacent property owners within 300' for public hearing,
Copies of prior approvals.
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.
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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.
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
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 mayor may not be approved, and upon
factual representations that mayor may not be accurate. The summary does not create a legal or vested right.
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ATTACHMENT 2
LAND USE APPLICATION
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PROJECT:
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Name:
Location:
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ApPLICANT:
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Name:
Address:
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Phone #:
,- REPRESENTATIVE:
Name:
... Address:
Phone #:
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LAND USE ApPLICATION
TYPE OF ApPLICATION: (please check all that apply):
0 Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt.
~ Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
0 GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
0 GMQS Exemption 0 Subdivision 0 Historic Designation
0 ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporary Use ~ Other: MiV\or PIIlP
0 Lot Line Adjustment 0 TextlMap Amendment
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EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
_ I Th.e..- e.;>((j~I~J !'l:'le.- of- 1k- pr'tJrr+) I"'" 1{p/ Moa~ G;b~O(A W1,e.,>
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
I J1p/ AwlkA'Y1t- pt'1F&5 to r.eYli/y,w.j- 3
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ElMO/birR;, 1:tO~li\~ uaib-
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'f. 00
FeES DUE: $ / SO ::::.--
Have you attached the following?
~.Pre-Application Conference Summary
~ Attachment #1, Signed Fee Agreement
g-Response to Attachment #2, Dimensional Requirements Form
mesponse to Attachment #3, Minimum Submission Contents
Response to Attachment #4, Specific Submission Contents
Response to Attachment #5, Review Standards for Your Application
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ATTACHMENT 3
AGREEMENT TO PAY
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ASPENIPITKlN
COMMUNITY DEVELOPMENT DEPARTMENT
Aareement for Payment of City of -\.spen Development Application Fees
,.. ClTYOF,\SPE>Jlhereinar'terCn"';lna A.c,p~5 t1oj(y GibjoTl L;lJAO, h~C
(hereinarter APPUCANT', AGREE ,\S ?OLO(VS: ~
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APPLICA>JT undersrands Jnd agrees that City of Aspen Ordinance :-';0. J9 ISeries or 1998)
estaoiishes a fee strUctUre for Land Cse applications and the payment of all processing fees is a condition precedent
to a detennination or' appik:ltion ccmpieteness.
3. APPUC.\NT and CITY agree that because of the size. natUre or scope of the proposed projecr. it
is not possible at thi,s time to 35cmain the fuil extent of the COStS invoived in processing the appiication.
APPLICANT and CITY further agree that it is in the interest of the parries 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 andlor approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when thev ate neceSSaN as costs are incurred. CITY agtees it will be benetlted through the greater certaimv
of tecovering it~ full costs to process APPLICANT'S applicati-;'n. - - ,
4, CITY and APPUC.-\NT further agree that it is impracticable ror CITY staff to complete
processing or presem sufficienr informarion to rhe Planning Commission andlor Ciry Council to enable the Planning
Commission andlor City Council ro make legally required tindings for project consideration. unless current billings
are paid in full prior to decision.
5. Theretore. APPLICANT agrees that in consideration of the crTY's waiver of its right to collect
full fees prior, to a determination of application compiereness. APPLICANT shall pay an inirial deposit in the
amoumofS 1'7"30 q:; which is for hours of Community Development staff time. and if actUal
recorded costs exceed the initial deposit. APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned ahove. 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
APPLICAl'iT
By:
Date:
By:
A'JaD- /-;Ab
9//0 /~/f
,
Ie Ann Woods
ommunity Development Director
Mailing Address:
101 U), /j"~
/
~-Ut/ (;0 F/c II
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ATTACHMENT 4
DIMENSIONAL REQUIREMENTS fORM
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(for the purpos of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slope's. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing:~proposed:
Number of residential units: Existing: Proposed:
Number of bedrooms: Existing: Proposed:
Proposed % of demolition (Historic properties only): N (A ,
DIMENSIONS:
Floor Area: Existing: /'5.J2 Allowable: I: I:: fCWrI Proposed:A1 " 5'10 ;ft
Existing: Allowable: ~ Proposed: Z8
Existing:~ /A Allowable: Proposed:
Existing: Required: Proposed:
% Site coverage: Existing: W / A Required: Proposed:
Existing: 36 % Required: 35% Proposed: 3' %.
Existing: /tlIiJ r Required: {O ~_Proposed: tb CJ-DV1ije' , \,
Existing: if-M Required: (O 1&z.+- proposed:~~(h~)
Existing: ~{ jt Required: fJ IA Proposed: I/o <.1I~
J~F/ II - .1// II
Side Setback: Existing: -, 10 Required: .':J Proposed: 'T v
Side Setback: Existing: 5"" Required: 5 Proposed: N; (]/,.r{M.~
Combined Sides: Existing: 1~1! Required: t-JIA Proposed:1/' If
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Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
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Principal bldg. height:
Access. bldg. height:
On-Site parking:
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% Open Space:
Front Setback:
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Rear Setback:
Combined FIR:
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Existing non- onformities or encro chments: 11'1<Z- 5ik-
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tJ "(; , €. "5
IIV" -/1te.- levttt*\ (j ~ !?lAii iVJ8 . f I U
Variatio!ls re;estelA: {>; ~ '-:::1; f'>?A.1:r)4;,J l4?1iJ.YlCe..,-~; IJ.. W." ],n l1T
t\ ~t'lI"',:.,j1.~ ';Ilf'~ fArd .t1Jr: ce, f'c., I~" J.4 ,r/- 4et
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ATTACHMENT 5
VICINITY MAP
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VICINITY MAP
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ATTACHMENT 6
ELEV A TIONS AND fLOOR PLAN
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ATTACHMENT 7
PROOF OF OWNERSHIP
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Pitkin County
Assessor
-
- Ditkin county -
- aSDen snowmass -
Results of Your Search:
Updated May 28, 1999
Locate all Sales of this Propeny
View Propenv Details
Tax Schedule \# R000718
Tax Area 001
Parcel \# 273512455005
Name ASPENS MOLLY GmSON LODGE LLC
101 W MAIN ST
Mailing Address
Cay ASPEN
State CO
Zip 81611
Street WMAINST
Total Actual Value 6153000
fG:1 rrAJI [J"
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:.J!l!l:o - mailbox - - index -
rr:J"
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aspen-
r2E1..'.-
Ii
-pitkin
countv-
Aspen Snowmass OnLine is a subsidi81Y of Aspen Interactive Media, Ine. p, 0,
Box 10, Aspen, CO 81612, Tel. 303920-1176, Send responses to
intb<0,asoeD.com
Copyright<9 Aspen Interactive Media. Inc, 1997
Qtl/QQ 1 t.l1 AM
f,;.............. ~.
....,.......10 '-If
p-a~i ~~/30/~4 02:04P PG 1 OF 1
PITKIN COUNTY CLERK & RECORDER
WARRANTY DEED
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374813 B-762
SILVIA DAVIS
REC
3.00
DOC
.:1.00
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THIS DEED. Mad...i. ~l *, dayor September
,19 94
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Aspen's Molly Gibson Properties Limited
Partnership, a Colorado limited partnership
or...
Pitkin . Statco(Colarado.aranlor(s)2nd
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Aspen's Molly Gibson Lodge,.LLC
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101 West Main Street
Aspen, Colorado 81611
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ofttle Coufttyof Pitkin ,SlateofCoIotado.aramec(sl:
WITNESSETH, That the pzttor(s). for and in consideration of the sum of
ONE MILLION EIGHT Il\lllDRED FIFTY THOUSAND and NO/I00------------- OOLURS.
lhe receipt aad sufficiency oCwbich is hereby acIcnowkd;cd. ba S puted. bUllliMd. sold &lid corr;eoyed. &Del by these ~ do
itul. barpin. scu. f;QUvey. and. conDrm. UlIlO tile pntec(s.). its bcirl arid auipIs corem; aU Ute real OfO'PCC\Y. tosdhctwilh
. improvcments,ifany,situate,lyin,lndbciDtiotbe CouotyoC Pitkin ,StateoCColotado.
described u foUows:
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Lots 0, P and Q, Block 59,
City and Townsite of Aspen
County of Pitkin, State
of Colorado
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TOCETHER willl all andsinplar the nereditamentsand l'P'PUrten&nc:es theretO bdontiD&. or iD. anywise apClCtUWDI.'~ tbe fC'm1ion and
reversiol\t.remainder and rcmaiDdm. nlnls, issllCS and profi.ts lhcrcof. aDd all the ClUte, riJht. title, imcrcst, cJaim aDd demand whatsocYCr of
lbe pantor{sl. eilher in law 01' equity, of. in aDd 10 the above barpined premiJes. with the bucditarDCDU IDeS appul1C1lanc:cs.
TO HAVE AND TO HOLD the Slid premises above barpjned. aDd desc:ribecl with the :ilJIlI\lnetWlc:es. umo the cramee(s). its XlIiBc
~'USignsforever.Aod\bcgra1l1on.s).(or itse1 f, ~~~.)!.. ...CJl'hA-.t.do es <<Mnartt.aram.
b4.rpin. and aaree tQ JI14 with 1he.truree(s), its ~assisns. that at Uledmc o(the CftseaJinaand delivery ofthcse preserI1S,
it ii!" wen Seized. of the premises above convC)'Cd. ba S JDOCl. sure. pcrfec:t.aIoohIte aDd iodefasible estate ollnbcti1lDCC,
in law, in fee simple. and. hIlS soocS ri&bl. (ul1 powa' IIId authority to arall1r baIPit'l. sell and. convey the same in marmer and (orm u
aforesaid., and lba! tho same ate fRe and clear from aU fonner and. other srams. barpins, sales, liens. taxes, uscssmcms, encumbrances. aDd
tCstric:tionsofwhatcvcrkindorna.roresocver.er.cq:rt those of record on the date hereof.
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The srantor(s) sh:llU and will WARRANT AND FORE-VER. D:EfEND tbe above-barpillccl premises in 1bc quiet anct peaceable possession
o(the CWttee(s)., its D7:KW witDSo apinst a1t:ilnc1 C\'ft)' person orpenons lawfully claizmns tile wboleor any Pll'tlhereor.
IN WITNESS WHEREOF, lbe sran1Or(S) Ita S executed this 4ced 01\ the dal~t fonh..aboYe.Gib
ASpen s ~Olly son Properties
Limited Partnership
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By,:
Pinecrest, Inc., GQuaral Partner
BY:~~
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srATEOF~Connecticut ) IS. Dav:1;d R. McLellan. President
Coumyof Fairfield ;'11$0 .....
Tbeforesoinlinsuumentwuac:knowl~ciberotcmelbis dayof September ~. .J.9.1.,'944o j
~' . David R ~.,r,ellf~ President of Pineorest ' ,,;'. "i _ f
cA' on ceb rdo' 4iooroorat1on as generaJ.'partner ,-,1-.:: .:::
o ~pen SI.tJ. 0 ge ted.~ .t'artnersn1.p' . : _: ~ . ~
M"ommissi...."... Wi~oas~aod'odo~"').1 ~ ~\ ~ ; ~: ,', '
---/?Uj 3~/ff(. ~,.; A.( W4- ':;,i.\~ 0 "..
....-:j' ~,~~~~~1Illc
""{"~...,*
'JrjaDenvcr.iaen"Cityud". ,,:~ ..".. ;
N_1UIlI Addre:sIolhnallC=ti1ll NcwIrQRIcd I.Q;It Dclcnl!lillll(t )")"I06.J.~
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No. 93%. RcT. 6.9'2:. W.\.DAl'4TY DEED (Few ~pJdc 1eanI)
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ATTACHMENT 8
AUTHORIZATION FOR APPLICATION REPRESENTATIVE
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LETTER OF AUTHORIZATION
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September 1, 1999
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AspenlPitkin County
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
""'!
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I authorize Francis Krizrnanich 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. Krizrnanich is 79 Light Hill Road, Snowmass, CO.
81654;the telephone and FAX number is (970) 927-4263.
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- Sincerely,
- A~"
- David Tash, Manager
The Molly Gibson Lodge
- 101 West Main Street
Aspen, CO 81611
-
Telephone # (970) 925-3434
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ATTACHMENT 9
ADJ ACENT PROPERTY OWNER LIST
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ASPEN CLINIC BUILDING
A COLORADO GENERAL PARTNERSHIP
.... 100 E MAIN ST
ASPEN CO 81611
....
ASPENS MOLLY GIBSON LODGE LLC
101 W MAIN ST
r" ASPEN CO 81611
....
BEAVER R HART AND JOAN S
, 937 WiLLOW ST
PO BOX 1140
.... LEBANON PA
.... BOWMAN AL
,3580 NW 10TH AVE
OAKLAND PARK FL 33309
....
BROWN ANTHONY
.... C/O FOX GRACE
250 MARTIN ST STE #100
BIRMINGHAM MI 48011
....
BROWN MICHAEL HAYDEN 1/2 INT
.... PO BOX 252582
W BLOOMFIELD MI 48325
....
BUDINGER WILLIAM & PEYTON
2306 DELAWARE AVE
.... WILMINGTON DE 19806
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CASSIDAY BENJAMIN B
PO BOX 1262
ASPEN CO 81612
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.... CHRISTENSEN ROBERT M & CANDICE L
204 W HYMAN AVE
ASPEN CO 81611
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COLLIER J STUART J R
.... ONE COMMERCE SQUARE STE 2800
MEMPHIS TN 38103
....
ASPEN HOTEL PARTNERS L TO
PARTNERSHIP
A MICHIGAN LTO PARTNERSHIP
250 MARTIN ST STE #100
BIRMINGHAM MI 48009
BACON SHIRLEY R
3 GROVE ISLE DR #1608
COCONUT GROVE FL 33133
BERNSTEIN POLLY A
C/O STRAZZ
212 W HOPKINS AVE
ASPEN CO
BOYNTON FRANK E & ELIZABETH J
528 SAND BEND DR
KERRVILLE TX 78028
BROWN MICHAEL H
250 MARTIN ST STE 100
BIRMINGHAM MI
BROWN MICHAEL HAYDEN 2/3
250 MARTIN ST STE 100
BIRMINGHAM MI
BUTT CYNTHIA W
944 HARMAN AVE
DAYTON OH 45419
CHALET L1SL PARTNERSHIP L TO
100 E HYMAN AVE
ASPEN CO 81611
CITY OF ASPEN
130 S GALENA ST
ASPEN CO 81611
CRAWFORD THOMAS B JR
PO BOX 8110
HORSESHOE BAY TX 78654
ASPEN SKIING COMPANY
PO BOX 1248
ASPEN CO 81612
BARZELL WINSTON
7360 POINT OF ROCKS RD
SARASOTA FL 34242
BISHOP ALBERT & PEARL
202 S GARMISCH ST
ASPEN CO 81611
BRENNAN JAMES C
417 ROYALE ST
NEW ORLEANS LA 70130
BROWN MICHAEL HAYDEN
PO BOX 25282
WEST BLOOMFIELD MI 48325
BUCHHOLZ EARL H & MARILYN E
4725 DAVIS RD
MIAMI FL 33143
CARRICO WILLIAM N
25311 W FREMONT RD
LOS ALTOS CA 94022
CHISHOLM EDITH 1/2 INT
205 W MAIN ST
ASPEN CO 81611
COLES ELLIOT L
2929 E HARTFORD AVE
MILWAUKEE WI 53211
DACOSTA MAUREEN C
PO BOX I
ASPEN CO 81612
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DE TURRIS EMILIO
...31 BRAMBLE LN
MELVILLE NY 11747
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DURANT AND ORIGINAL ASSOCIATES
INC
... PO BOX 7846
. ASPEN CO 81612
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FOSTER FRANCES TRUSTEE 1/2 INT
2400 PRESIDENTIAL WAY #1503
W PALM BEACH FL 33401
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_ HAAN R E TRUST
ATTN: DOUG DARLING
2001 UNION ST SUITE 340
SAN FRANCISCO CA 94123
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HOTEL ASPEN L TO
-ASPEN HOTEL PARTNERS LTD
250 MARTIN ST STE #100
BIRMINGHAM MI 48009
...
KEY JOHN
_6476 MIMOSA LN
DALLAS TX 75230
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LEWIS BRETT H
648 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
135WMAINST
ASPEN CO 81611
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PIETRZAK BOB & SUE LLC
""!1796 E SOPRIS CREEK RD
BASALT CO 81621
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DEAN MARY EMMA
PO BOX 8035
ASPEN CO 81612
ERB JANE
PO BOX 3207
ASPEN CO 81612
FRIEDLANDER & SINGER LTO
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
POBOX 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
PIETRZAK FAMILY L TO PARTNERSHIP
COLORADO LTD PARTNERSHIP
1796 E SOPRIS CREEK RD
BASALT CO 81621
DIMITRIUS RALLI
HUEBNER-D1MITRIUS JO-ELLAN
200 S SIERRA MADRE BLVD
PASADENA CA 91109
FABER ROBERT G & EUNICE N
1921 BOULDER DR
ANN ARBOR MI 48104
FTG ASPEN LLC
6735 TELEGRAPH RD #110
BLOOMFIELD HILLS MI
HOTEL ASPEN L TO
C/O ASPEN GROUP
415 E MAIN #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 90D24
PIETRZAK ROBERT J & SUSAN R
1796 E SOPRIS CREEK RD
BASALT CO 81623
...
PRICE DOUGLAS
... 8611 MELWOOD RD
BETHESDA MD 20817
~
PRICE DOUGLAS S
8611 MELWOOD RD
- BETHESDA MD 20817
-
SEGUIN JEFF W
SEGUIN MADALYN B AS JOINT TENANTS
PO BOX 8852
... ASPEN CO 81612
-
SPEARS NANCY M
530 MEANS ST #405
ATLANTA GA 30318
...
_ VAUGHAN HEIDI 1996 TRUST
N2322 SYLVAN LN
LAKE GENEVA WI 54137
...
WILLE 0 LOUIS & FRANCES LYNETTE
""""'" 76%
200 W MAIN ST
ASPEN CO 81611
-
...
...
-
-
-
...
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PRICE DOUGLAS L
8611 MELWOOD
BETHESDA MD 20817
PRICE DOUGLAS L AND VALERIE
8611 MELWOOD RD
BETHESDA MD 20817
RANCE CAROL
FLAT 4B MOUNTAIN LODGE
44 MTKELLET RD
THE PEAK HONG KONG
ROSS PAULINE
PO BOX 9969
ASPEN CO 81612
SILVERSTEIN PHILIP
SILVERSTEIN ROSALYN
25 KNOLLS CRESCENT
BRONX NY 10463
SLOVITER DAVID
1358 ROBIN HOOD RD
MEADOWBROOK PA 19046
STRAUCH ELAINE B
4327 S YOSEMITE CT
ENGLEWOOD CO 80110
TIPTON JOHN K FAMILY TRUST 1/2
6477 E MANOR DR
ENGLEWOOD CO 80111
WARSHAW MARTIN R & ALICE M
PO BOX 8976
ASPEN CO 81612
WILKE JOHN H AND BONNIE K
TRUSTEES OF WILKE LIVING TRUST
153 S BEACHWOOD DR
LOS ANGELES CA 90004
WINKELMAN WENDY L
108 W HYMAN AVE #8
ASPEN CO 81611
,...
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ATTACHMENT 10
24x36-INCH IMPROVEMENT SURVEY WITH
PROPOSED ADDITION ATTACHED SEPARATELY
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