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Home My WebLink AboutLand Use Case.610 S West End St.0045.2004.ASLU-610 S West End Insubstantial PUD Ameni. 2737-182-67-001 Case 0045.2004.ASLU \ , ,,, 'i.r/#.14) P.4/5 11 i . 1 U. ' ~ fill, j tf C A - City o f Aspen Community Development Dept. CASE NUMBER 0045.2004.ASLU PARCEL ID# 2737-182-67-001 CASE NAME Insubstantial PUD PROJECT ADDRESS 610 S West End PLANNER James Lindt CASE DESCRIPTION Insubstantial PUD Amendment REPRESENTATIVE Alan Richman DATE OF FINAL ACTION 08/21/2004 CITY COUNCIL ACTION PZ ACTION ADMIN ACTION Development Order BOA ACTION DATE CLOSED 08/18/04 BY D DRISCOLL â‚¬ 1 1 - File Edit Record Navigate Form Reports Tab Help ~ f * m/9 8 1 7. 52.14 4 3 .9 9 clic r*iii=~~==*i,~tii,m j .p 1 Yaluation Pitlic Comment 1 Conditions Sub permits i ~ Man ~ Rogting Status } Arch/Eng } Paicel: 1 Custom belds , Feel i Fee Summary ~ Act#ong ~ Roubngtlittory : i Permit Tvpe ~adu 'Aspen Land Use 2004 Pefrnit # ~0045~2004.ASLU * ~ Address ~610 SWEST END ST g] Apt/Suite*104 City |ASPEN Stale Co -1.1 Zip [81611 -- 81 Permit I rif ormation - -w-U-VV- Master Permit 1 2} Routing Queue lastu Applied ~108/2664. J " f ~~<<~Â«~ Prolect 1 2 1 Status ~ pending Approved j LJ i i i rAÂ«â€¢Â»**Â£*DDLDL44~lf Desctiption ]INSUBSTANTIAL PUD AMENOMENT Issued i 1 i {10 Finalj .1 e Submitted ~ALAN RICHMAN 920Â·1125 Clock ~Running Days , 0 E xpires ~07/03/2005 _J .e 1'*" Visible on the web? Permit ID: 31117 ~ Ownes ~ ~ Last Name ~ Fnt Name | 610 S WEST END ST ! Phone ~(970)925-500 ASPEN CO 81611 V Owner ls Apphant? 1 1 : Applicant Â·Â·Â·Â·-Â· 1 Last Name }GANT CONDO ASSOCIAT g{ First Name ] |610 SWEST ENDST | -..--.Â»-:~k.~~.-.~~~22<22<~~~~.../~â€žr.<~<~.<@.~D~~~~<Â«~.~â€ž.â€ž-Â«u~... IASPEN CO 81611 1 . Ar- 49;ni 974#8 ri # 1, 1949'Art "'e $ d 141 Enter the proiect name Reco,d 3 of 3 004 6.3009 . 45 LLC CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OFASPEN (hereinafter CITY) and C A-\ C OV#00-,Lv..w- At,%0 c.,a-ke'- (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for c> 1.,&$ q\$ \-A,A,*\ QUO AW.<M,4 Â·Â·Â·JA (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ 54 6 which is for 7.5 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 above, including post approval review at a rate of $205.00 per planner hour over the initial deposit. 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 ofprocessing, and in no case will building permits be issued until all costs associated with c~e processing have been paid. CITY OF ASPEN APPLI~ANT ro By: By: Julie Ann Woods Community Development Director Date: 3-) 1 W-0,) + I Mailing Address: 6 1 0 u,ed* L- O AA# 4 c g:\support\forms\agrpayas.doc 1/10/01 RETAÂ»4 FOR PERMANENT RECOIO DEVELOPMENT ORDER ofthe 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 allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement. or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Gant Condominium Association, 610 S. West End Street, Aspen, CO 81611 Property Owner's Name, Mailing Address and telephone number Buildings DJ-L Gant Condominiums Legal Description and Street Address of Subject Property PUD Amendment to alter landscaping and to construct walkway on Building E Written Description of the Site Specific Plan ancl/or Attachment Describing Plan Administrative Decision Notice, Approved 8/9/04 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) August 21.2004 Effective Date of Development Order (Same as date of publication of notice of approval.) August 22.2007 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued iii accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 21St day of August, 2004, by the City of Aspen Community C 172-6(,C_n) 6-3 JUM'Ann Woods, Community Development Director V PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public ofthe 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: Buildings D-H, Gant Condominiums, by administrative decision of the Community Development Director on August 9,2004. The Applicant received approval of a PUD amendment to construct a new walkway on Building E and landscaping alterations around Buildings D-LI. For further information contact Julie Ann Woods, at the City of Aspen Community Development Dept. 130 S. Galena St. Aspen, Colorado (970) 920-5090. s/ City of Aspen Publish iii The Aspen Times on August 21,2004 RECEIVED AUG 1 0 2004 MEMORANDUM ASPEN TO: Julie Ann Woods, Community Development Director BUILDING DEPARTMENT FROM: James Lindt. Planner '3 L RE: Gant Condominiums Insubstantial PUD Amendment DATE: August 3,2004 APPLICANTS: Gant Condominium Association LOCATION: 610 West End Street ZONING: R-15 with a PUD Overlay REVIEW PROCEDURE: Insubstantial amendments to an approved PUD may be approved, approved with conditions, or denied by the Community Development Director, pursuant to Section 26.445,100(A), PUD Insubstantial Amendments. REQUEST: The Gant Condominium Association ("Applicant") has applied for an insubstantial PUD amendment to I) add a new walkway around the elevator of Building E; and 2) to make landscaping improvements around Buildings D-H ofthe Condominium Complex. AUTHORITY TO APPLY: The Condominium Association has represented to Staff in the application that they have the ability to represent the individual owners within the condominium complex pursuant to the Gants condominium documentation. The Applicant has also represented in the application that a majority of the unit owners within the Gant Complex voted in favor of making the improvements proposed in this application. Therefore, pursuant to Land Use Code Section 26.304.040, Initiation of applicationfur development order. the Applicant has the authority to apply for a PUD amendment given that persons owning more than fifty (50) percent of the property subject to the application have consented to inaking the improvements requested herein. BACKGROUND: The Gant received an amendment to their original approvals in 1989 that provided them an allowance to expand -non-unit" space by 2,500 square feet over what existed pursuant to City Council Ordinance No. 41, Series of 1989. According to the application and supporting documentation, there have been three (3) expansions of "non-unit" space in the Gant since Ordinance No. 41, Series of 1989, was enacted. These above three (3) expansions totaled 1 2,118 square feet, leaving 382 square feet of floor area still available for "non-unit" expansion. ~TAFF COMMENTS: Iii reviewing the request to add the covered walkway around the elevator of Building E, Staff believes that tile covered walkway is not to be enclosed and would not count against tile 382 square feet of available floor area referenced above. Moreover, Staff agrees with the Applicant's statement that the proposed walkway will improve pedestrian circulation around the building elevator and will provide additional snow and ice protection for residents and guests. The Community Development Engineer has been consulted on the request and is requiring that the Applicant provide a drainage plan prepared by a licensed engineer at the time of building permit submittal. In looking at the landscaping improvements request incorporated iii this application, Staff consulted with the City of Aspen Parks Department, Water Department and the Aspen Consolidated Sanitation District (please see referral agency comments attached as Exhibit CD. The Parks Department has indicated that they are concerned about the proposed planting of Aspen trees in the courtyard area given the lack of natural light that is anticipated. The Parks Department has also indicated that they are concerned about adding trees to the existing native stands and has requested that the Applicant revise the proposed planting schedule to reduce the number of conifers proposed iii close proximity to the native stands. Thus, Staff has included a condition of approval requiring the Applicant to submit a revised landscaping plan for review by the Parks Department prior to initiating any of the landscaping improvements. However, it should be noted that the Parks Department has issued a tree removal permit for the trees to be removed as proposed. It was the opinion of the Parks Department that the trees met the municipal code requirements for removal and that some ofthe trees endangered the structural integrity of the railroad tie retaining walls. The Water Department and Aspen Sanitation District's comments are also reflected in the conditions of approval contained herein. Staff also feels that proposed landscaping and water features will enhance the aesthetics of the property. The gas tire pit that is proposed just north of the pool area is required to be accessible: therefore, Staff has proposed a condition of approval requiring the Applicant to replace the proposed stairs from the pool area to the fire pit with a ramp that meets the Building Department's requirements. Also, pursuant to the City's air quality regulations the proposed barbecue facilities may not be charbroilers. This requirement is reinforced by a proposed condition of approval. In total, Staff believes that the proposal meets the review standards for approving an insubstantial amendment to a PUD as long as the conditions of approval proposed herein are complied with. RECOMMENDATION: Despite the objections provided by several of the unit owners (see letters from the public attached as Exhibit "D") at the Gant, Staff believes that the proposed application meets the review standards for approving an insubstantial PUD amendment pursuant to Land use Code Section 26.445.100(A), PUD Insubslantial Amendments. Therefore. Staff recommends that 2 the Community Development Director approve the proposed amendment to allow for l) the addition of the covered walkway around the elevator of Building E; and 2) the proposed landscaping and site improvements. with the conditions proposed herein. APPROVAL: I hereby approve this insubstantial PUD amendment to allow for 1) the addition of the covered walkway around the elevator of Building E; and 2) the proposed landscaping and site improvements to the Gant Condominiums at 610 S. West End Street. with the following conditions: 1. The Applicant shall provide a handicap accessible ramp to the uppermost level In. of the barbeque patio indicated as b on the site plan attached hereto as part of Exhibit "B". A retaining wall needed to create the ramp to the upper patio level may be slightly more than 30" above grade as is established in the site- specific development plan being considered herein. 2. The Applicant shall provide a site drainage plan prepared by a licensed engineer as part of the building permit submittal. 1 3. No outdoor charbroiling shall be allowed. 4. The Applicant shall submit a revised landscaping plan to the Parks Department for review and approval prior to initiating any of the landscaping improvements proposed. The revised landscaping plan shall indicate that a tree species needing less natural light than Aspen trees will be planted in the courtyard areas or shall satisfactorily prove to the Parks Department that the proposed Aspen trees will survive. The revised landscaping plan shall also indicate a scaled back planting schedule of Conifers in close proximity to the native stands that exist along the north and south sides of the pool and barbeque areas. 5. The Applicant shall erect a vegetation protection fence around the drip line of each individual tree and grouping of trees to be protected prior to commencing the construction or planting activities. Once the fencing is installed, the Applicant shall contact the City Parks Department to have the fencing inspected. The vegetation protection fencing shall remain in place throughout construction on the site. 6. No excavation, storage of materials, storage of construction backfill. storage of equipment, foot or vehicle traffic shall be allowed within the drip line of any tree to be preserved on the site. 7. Prior to installing landscaping around the pool and barbeque area and making the proposed improvements to the barbeque area, the Applicant shall obtain a letter of consent to make said improvements from the neighboring property 3 owners (1118 Waters Avenue, 35 Ute Place, and 37 Ute Place) that would be affected by said iniprovements. 8. The Applicant shall apply for and obtain building permits prior to making any improvements to buildings or retaining walls. 9. All outdoor lighting shall meet the City of Aspen Lighting Code pursuant to Land Use Code Section 26.575.150. Outdoor Lighting. The Applicant shall submit a detailed lighting plan including cut sheets of the proposed fixtures for review and approval by the City of Aspen Zoning Officer in conjunction with building permit submittal. APPMO veâ€¢@dwd in conjunction with the proposed improvements. ~ ~~pplicant shall obtain a sign permit for any new signage that is to be AUG 9 2004 Date 8 h /09 COMMUNITY DEVELOPMEN 1 WIMWKÂ»1 Julie Ann Woods, Community Development Director CITY OF ASPEN ACCEPTANCE: I, as a person being or representinÂ¢ the Annlicant, do hereby agree to the conditions of this approval and certify the informa~pn provia~d ~1'this application is correct to tile best of my knowledge. Ant AL 1 V '1 V VUL.,fc- 4 1 11 Date 4~10Â¢ piolly Campbell,kienokal Manager Gant Condominium Agkociation, Inc. ATTACHMENTS: Exhibit A --Review Criteria and Staff Findings Exhibit B --Application Exhibit C --Referral Comments Exhibit D --Letters from Public 4 Exhibit A Review Criteria and Staff Findings Insubstantial PUD Amendment. 1. A change in the use or character Of the development. Staff Finding: Staff does not believe that the proposal will significantly change the character of the development. In fact, Staff feels that the proposal will beautify the aesthetics of the site by providing considerably more landscaping than is being removed from the site, in the form of bushes, shrubs, and trees to replace areas of grass sod. Moreover, the Parks Department has reviewed the proposed landscaping plan and believes that it is appropriate so long as the Applicant amends it per the concerns that were outlined in the decision notice. Staff finds this criterion to be met. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. Staff Finding: The proposed covered walkway would add approximately 74 square feet to the footprint of structures on the property. Given that the land area of the property is so large, John Baker of Baker Fallin Architects calculated that the coverage of structures would remain at 24.3%. Staff finds this criterion to be met. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities. Staff Finding: Trip generation and demand for public infrastructure are not affected by this amendment. Staff finds this criterion not to be applicable to this request. 4. A reduction by greater than three (3) percent of the approved open space. Staff Finding: The amount of open space will not be reduced by the proposal. The area in which Building E is being expanded into does not qualify as open space under the Land Use Code's current definition of open space. Staff finds this criterion to be met. 5. A reduction by greater than one (1) percent ofthe off-street parking and loading space. Staff Finding: The Applicant is not requesting an amendment to the existing or required number of parking spaces. Staff finds this criterion not to be applicable to this application. 6. A reduction in required pavement widths or rights-of-wayfor streets and easements. Staff Finding: The Applicant is not proposing changes to right-of-way widths. Staff finds this criterion not to be applicable to this application. 7. An increase of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. Staff Findinu: The Applicant is not proposing to increase the gross leasable floor area of a commercial building. Staff finds this criterion not to be applicable to this application. 8. An increase by greater than one (1) percent in the approved residential density of the development. Staff Finding: The Applicant is not proposing a change in the residential density. Staff finds this criterion not to be applicable to this application. 9. Any change which is inconsistent with a condition or representation of the project's original approval or which requires granting a jurther variationfrom the project's appro~ed use or dimensional requirements. Staff Finding: Staff does not believe that the proposed amendments are inconsistent with a condition of approval or representation made in the property's original approval. Moreover, the Applicant is not proposed to vary the project's approved use or dimensional requirements. Staff finds this criterion to be met. - Design Workshop, Inc. Landscape Architecture Land Planning Urban Design Tourism Planning July 273 2004 .. 120 East Main SuÂ·eei The City ofAspen Parks Office Aspen. Colorado C/o Aaron Reed 81011 Re: The Gant - Phase I Improvements Telepliozie 970 925-8354 FatÂ·.sintilp Dear Aaron: 0-0 020-tool The Gant is a unique resort property located in a peaceful enclave at the base ofAspen A.sheviile Mountain. It is defined by its mature trees, generous open space, and magnificent Deii,Â·er mountain views. The property exudes a certain charm and character lacking at more Jacknoil Hole recently developed properties. It has the highest caliber service found in Aspen and Lake Tahoe provides the home away from home that many vacation travelers desire. However, the Park Gin- constructed eIements o f the property have seen some decline since its construction in. Phoenix the early 1970's. ,Regular property maintenance has helped maintain The Gant's status Santa Fe as a successful resort property over the decades, but certain elements have become dated and fallen into disrepair. Holli la go Sao Panlo Through direct communication with the Gant Board of Directors, the City ofAspen, \18 and other consultants, Design Workshop has developed a plan that will strengthen The Gant's position as a unique resort property. Our strategy is to add value with landscape modifications. The modifications will enrich the inherent natural qualities found at the Gant while providing the level o f detail often found at a newer resort o f its caliber. The designed landscape will provide a clean, easily maintained, and memorable place that may be enjoyed by all owners and guests. Schematic level plans have been developed to renovate the entire property. A detailed phasing plan has been developed to effectively manage The Gant's daily operations and provide a high level of comfort for owners and guests during the project's implementation. The intent is to implement the improvement plan beginning at the far east comer of the property (buildings E, F, G, and H, the upper pool, and building D) and work outward to the property entry. This strategy is used to avoid damaging any improvements constructed during the earlier phases. Detailed plans have been developed for Phase I Improvements. The specific areas to be addressed as part of the Phase I Improvements are the following: DESIGNWORKSHOP F:\PROJECTS_A-L\3059-Gant\B-Documents\dw-phase I improvements-narrative.doc r De-ju,1 9,-,nÂ·k,lic,i,- huÂ·, .. <â€¢ Renovation at buildings E, F, G, & H Background Buildings E, F. G, and H are the location for the fall 2004 Phase I Improvements. The interior space created by the buildings is characterized by its original railroad tie retaining system, suffering under story plant material, large spruce and pine trees, and badly stained and cracked gray concrete paving. We have found that during the sunniest outside conditions, the space is often dark and uninviting due to the canopy of the spruce and pines. The view from the entry, (between buildings E and H) presents a dark cavern for a new guest to navigate their way to their room. The perimeter landscaping around the buildings also suffers from inadequate positive drainage from the buildings as well as a number of diseased, dead, or dying trees. The Plan The implementation of the Phase I Improvement plan will bring light and life to a dark and cold interior space. It will add mature trees and shrubs at the interior and perimeter of the buildings, while providing site sensitive perennial plantings to punctuate color in the ground plane. Functional issues such as site lighting, irrigation, and drainage will also be addressed. Entry to E, F, G, and H Buildings The intent is the clarify way finding to guest units as well as create an elegant arrival experience. The existing walk will be removed and replaced with a modular paving system. Mature aspen trees will be planted along with flowering shrubs to provide the backdrop for a new sculptural entry sign. The existing Gant signage program is incorporated into a monolithic piece of sandstone. A cut sandstone bench will provide a resting area for waiting guests. In. addition, flush mounted lights set in the paving will illuminate the walls o f E and H buildings and bounce light off o f custom designed wrought iron art panels. Deteriorated railroad ties will be removed around the existing electrical transformer and replaced with flowering shrubs. A concrete curb will replace the existing railroad tie curb found to the west ofH building. South Courtyard (buildings G and If) The intent is to create an elegant and memorable courtyard space at the interior of G and H buildings. Deteriorated railroad tie retaining walls and declining concrete paving will be replaced with wann and elegant construction materials which 2 De.iuii \\,iiÂ·k.-,1,01>. 1,ic. carefully integrate with The Gant's original design and character. Natural sandstone will grace the walls and provide the backdrop for accent lighting from perennial filled planters below. Concrete modular pavers will replace worn and broken concrete with a decorative trench drain providing adequate drainage and easy maintenance throughout the space. A custom water feature with four granite spillways and illuminated lower pool will provide much needed interest as well as pleasant sounds in the south courtyard (between buildings G and H) between April and October. Views from the upper levels down into the space will be improved as well. Moreover, the exi SIing laundry enclosure will be reconstructed with a roo f top platform as the highlight. Large planters will provide ornament for the newly constructed deck space at the second level with excellent views of the courtyard below. North Courtyard (buildings E, F, and G) A new space will be created in the north courtyard. W-here once stood declining railroad tie retaining walls willlive an aspen forest set in natural stone planters and wrought iron tree gates. A variety of shade tolerant perennials will fill the lower and upper stone planters providing punctuation of color during the spring, summer, and fall. A water feature will nestle between the natural stone walls with a pool below. Water will spill from eye levei over a carved granite weir to a shimmering pool below. Wrought iron art panels are recessed in a stone wall with a zinc cladded backdrop. The shadows provided from the accent light below will provide visual interest throughout the year. Moreover, circulation through the space has been clarified. Guests will have the ability to pass directly through the elevator lobby into the north courtyard as they proceed to their guest rooms in building E through the white aspen trunks. Upper Pool Renovations The upper pool area is characterized by its remote and peaceful location. Major upgrades will include the addition o f mature aspen and spruce trees as well as a hearty and colorful perennial under story. At the north and south entries, decorative steel and wood gates create the threshold to the newly renovated area. Heated deck space will be added to the east side o f the deck to provide for additional space for lounge chairs around the pool with views of Aspen Mountain. A structural concrete wall with stone veneer will create the formal terraced seating area above the pool. A monolithic sandstone staircase slices through the wall. leading the way to the upper terrace. Modular pavers create the ground plane while a functional stainless steel grill with soap stone counter top help form the outdoor room. Perennials and trees overflow the rebuilt stone wall along the fence line at 3 De.iui, 4 â€žik,hop. liuÂ· rhe south edge of the property. Moreover, a built-in fire pit With wrought iron patio furniture will create the intimate setting for viewing the sunset. Design. Workshop, Inc, looks forward to working with The Gant Condominicn Association and the City o f Aspen to implement a one of a kind landscape improvement project. Please do not hesitate to call with any questions or comments. Thank you, AL--4 9-1. Richard Shaw Principal In Charge 4 Exhibd ph v Aud 2010#ce# PIt* SetÂ«uea 'Eax 3613 ,44#ew, (302-4 E 1612 140.t/7Â© (9701920-1125 ekb*MT-<4. â€¢tet July 7, 2004 Mr. James Lindt, Planner City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: INSUBSTANTIAL PUD AMENDMENT FOR THE GANT CONDOMINIUMS Dear James, This is an application for an insubstantial amendment to the PUD approvals previously granted to the Gant Condominiums. The Gant Condominiums is located at 610 West End Street in Aspen. The property consists of approximately 5.5 acres of land, and is improved with 143 multi-family residential dwelling units (305 bedrooms). The purpose of this application is to (1) add a new walkway to improve circulation around the elevator at the E Building; and (2) improve the landscaping features around. the D, E, F, G, ad H Buildings at the Gant. The locations of these proposed improvements are shown on the floor plans and landscape plan that accompany this application. This application is being submitted by the Gant Condominium Association, the owner of the property (hereinafter, "the applicant"). Proof of the ownership of the property is provided by Exhibit #1, a letter from Oates, Knezevich & Gardenswartz, P.C., counsel to the Association. Authorization for Alan Richman Planning Services to represent the Gant Condominium Association for this application is provided by Exhibit #2. This letter also provides certification from the Association that the proposed improvements have been voted on and approved by a majority of the owners. I held a pre-application conference with you on June 29, 2004 (see Exhibit #3, Pre- Application Conference Summary). At that time, you confirmed that these activities would be processed administratively as an Insubstantial PUD Amendment, pursuant to Section 26.445.100 A. of the Aspen Land Use Regulations. The following sections of this application identify the standards of the Aspen Land Use Code that apply to these procedures and provide a response to each standard. First, however, a brief overview of past approvals given to the Gant Condominiums is provided, which help to provide a context for this proposal. Mr. James Lindt July 7, 2004 Page Two History of Prior Approvals The Gant Condominiums was originally approved as a PUD by the Aspen City Council in the early 1970's. The project was developed in three phases and the original plats for the property document these phases. The plat for phase I (Buildings A, B, C, and D) is recorded at Plat Book 4, Page 431 of the records of the Pitkin County Clerk and Recorder. The plat for phase II (Buildings E, F, J, and K) is recorded at Plat Book 4, Page 499 of the records of the Pitkin County Clerk and Recorder. The plat for phase III (Buildings G, and H) is recorded at Plat Book 5, Page 22 of the records of the Pitkin County Clerk and Recorder. When the property was originally developed, it was zoned for accommodations and recreation (AR-1) pursuant to the then existing Aspen Zoning Code. Shortly thereafter the City implemented a major revision to its Zoning Code and Zoning Map and the property was down zoned to R-15 PUD, making the condominiums a nonconforming use. In 1989, the applicant submitted an application to the City of Aspen to remove the stigma of nonconformity from the property and to make minor improvements to the office/reception area and the entry to the complex. This application was approved pursuant to Ordinance 41, Series of 1989 (see Exhibit #4), which rezoned the property to R-15 (L) PUD. This rezoning meant that the condominiums were no longer a nonconforming use, but were still subject to the nonconforming structure regulations. Therefore, Ordinance 41 also made an amendment to the nonconforming provisions of the Code. This amendment permitted expansions to the facility's "non-unit space" by the lesser of 10% of the existing floor area or 2,500 sq. ft. In the case of the Gant, 2,500 sq. ft. was the applicable limit, since the existing improvements to the property were in excess of 150,000 sq. ft. in size. Following receipt of these approvals, a 480 sq. ft. expansion of the office/reception area was accomplished. Subsequently, in 1996, the City approved an expansion of the conference center by 1,578 sq. ft. A letter from Nick MeGrath to the Planning Office and a response from Bob Nevins, City Planner, authorizing this expansion are attached as Exhibit #5. In 2002, the applicant proposed another minor expansion of the non-unit space on the property. The purpose of this 60 sq. ft. addition was to build an elevator to serve the D Building. The City approved an insubstantial PUD amendment authorizing this project and it was subsequently constructed. Considering the above, to date the applicant has utilized 2,118 sq. ft. of the 2,500 sq. ft. of non-unit space available to this property, leaving 382 sq. ft. of floor area still to be developed. Mr. James Lindt July 7, 2004 Page Three On July 1, 2004, the applicant met with Ms. Sarah Oates, the City's Zoning Officer, to review the building changes proposed at this time, as well as future changes the applicant may propose. Ms. Oates determined that since these proposals are unenclosed areas, they will be exempt from the City's floor area regulations and will not count against the 382 sq. ft. non-unit space "reserve". A letter confirming this determination is attached as Exhibit #6. Insubstantial PUD Amendment An insubstantial amendment to the Gant Condominiums PUD is requested to add a new walkway to improve circulation around the elevator at the E Building and to improve the landscape features around the D, E, F, G, ad H Buildings at the Gant. The proposed addition to the E Building is depicted on the attached floor plans and building elevations. These drawings illustrate that the addition will encompass 74 sq. ft. of area and will occur on all four levels of the building. The addition will be covered, but will not be enclosed. The proposed improvements to the landscape features around the D, E, F, G, ad H Buildings are shown on the proposed landscape plan. An existing conditions drawing has also been provided, since there is not a landscape plan recorded with the other plat drawings documenting the original Gant Condominiums PUD. The landscape plan shows that there are three types of landscape improvements proposed as part of this application. First, the surface of the interior courtyard between the E,F, G, and H Buildings will be upgraded, to include new paving, stone walls, and water features. Second, the sod cover in front of several of the buildings will be removed and replaced with a more attractive mix of shrubs, bushes, ground cover, and trees. Finally, the area around the existing pool will be enhanced, to include a new barbecue area and fire pit and an improved seating area for pool users. It should be pointed out that this Insubstantial PUD Amendment does not address the issue of tree removal and replacement. Instead, a separate tree removal and replacement permit is being applied for through the Parks Department, allowing that issue to be addressed at the proper level of detail and not become confused with the more basic issues addressed herein. Following are the applicant's responses to the standards by which the Community Development Director may authorize these insubstantial amendments to the Gant Condominiums PUD, as found in Section 26.445.090 A of the Land Use Code. Mr. James Lindt July 7, 2004 Page Four The following shall not be considered an insubstantial amendment: 1. A change in the use or character of the development. Response: The Gant is a multi-family accommodations development. No change to the existing character of this development will occur as a result of the proposed improvements. Instead, these improvements will simply enhance the existing character of the development and help to modernize this important part of Aspen's visitor accommodations inventory. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. Response: John Baker of Baker Fallin Architects has calculated the existing footprint of all of the buildings at the Gant and found the site coverage to be approximately 58,499 sq. ft. Since the total land area of the Gant is 240,588 sq. ft., approximately 24.3% of the site is presently covered with buildings. The proposed walkways would add approximately 74 sq. ft. to this footprint. The total site coverage after the walkways are built would be 58,573 sq. ft., which still comprises approximately 24.3% of the site. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities. Response: The minor addition to Building E and the proposed landscaping improvements will have no effect on traffic generation, or create any demands for public facilities. 4. A reduction by greater than three (3) percent of the approved open space. Response: Baker Fallin has also calculated the existing amount of open space at the Gant and has found that approximately 48.4% of the site (116,427 sq. ft.) is open space. The proposed addition to Building E will not be built in an area that qualifies as open space under the definition found in the Aspen Land Use Code. 5. A reduction by greater than one (1) percent of the Off-street parking and loading space. Response: There will be no decrease in parking on the property. 6. A reduction in required pavement widths or rights-of-way for streets and easements. Response: No such reduction will occur as part of this project. 7. An increase Of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. Mr. James Lindt July 7, 2004 Page Five Response: No such increase will be caused by this project. 8. An increase by greater than one (1) percent in the approved residential density of the development. Response: No change in density will occur as part of this project. 9. Any change which is inconsistent with a condition or representation Of the project's original approval or which requires granting a variation from the project's approved use or dimensional requirements. Response: The applicant is not aware of any condition or representation associated with the original approval which would be affected by this proposal. Conclusion I believe the above provides all of the information you require to process this application. If there is anything else you need, please do not hesitate to contact me. Very truly yours, ALAN RICHMAN PLANNING SERVICES 146 -4-Q Alan Richman, AICP EXHIBITS EXHIBIT #1 LAW OFFICES OF OATES, KNEZEVICH & GARDENSWARTZ, P.C. PROFESSIONALCORPORATION THIRD FLOOR, ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE ASPEN, COLORADO 81611 LEONARD M. GATES TELEPHONE (970) 920-1700 RICHARD A. KNEZEVICH FACSIMILE (970) 920-1121 TED D. GARDENSWARTZ DAVID B. KELLY Imoasst@okglaw.com OFCOUNSEL: JOHN T. KELLY MARIATICSAY July 2,2004 VIA HAND DELIVERY (WITH APPLICATION FOR MINOR AMENDMENTTO PLANNED UNIT DEVELOPMENT/THE GANT CONDOMINIUMS) Julie Ann Woods, Director City of Aspen Community Development Department 130 S. Galena Aspen, CO 81611 Re: Application for Minor Amendment to Planned Unit Development/The Gant Condominiums Dear Ms. Woods: Please be advised that this firm of Attorneys acts as counsel for The Gant Condominium Association ("Association"). The Gant Condominiums ("Project") is a condominium project created under the Colorado Condominium Act. The common elements ofthe Project are owned by all of the owners within the Project as tenants in common. Pursuant to the governing documentation for the Proj ect, the Association is charged with the administration of the affairs of the Project, acting by and through its duly elected Board of Directors and Officers. Pursuant to the provisions of the condominium documentation for the Project, the Association is constituted as the attorney in fact for all of the owners of condominium units within the Project to make and process land use applications. The Board ofDirectors by its actions has authorized Molly Campbell to act for and on its behalf in connection with the processing ofthe present land use application for minor amendment to the planned unit development approval for the Proj ect. If you should be in need of any further clarification or supplementation of this letter please give me a call. Very Truly Yours, OATES, KNEZEVICH & GARDENSWARTZ, P.C. landot By Leonard M. Oates 1 / ~ LMO/bab Encl. CALMO {ala & Forms\Data~Clients\Ganfillr to Woods 7.1.04.wpd EXHIBIT #2 Mr. James Lindt, Planner City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: INSUBSTANTIAL PUD AMENDMENT FOR THE GANT CONDOMINIUMS Dear Mr. Lindt, The Gant Condominium Association, Inc. hereby authorizes Alan Richman Planning Services to act as its designated representative with respect to the application for an Insubstantial PUD Amendment being submitted to your office for our property, located at 610 West End Street in Aspen. Alan Richman is authorized to submit this application on our behalf. He is also authorized to represent us in meetings with the City of Aspen staff. I can also certify to you that the Condominium Association held a meeting to discuss the improvements addressed in this application. A majority of the condominium unit owners voted in favor of making these improvements. Should you have any need to contact us during the course of your review of this application, please do so through Mr. Richman, whose address and telephone number are included in the ~and use appligtion. Si~cerel , Gant CondomipunpAssociation, Inc. Molly CampbelLGeneral Manager 610 West End Street Aspen, Colorado 81611 920-6070 EXHIBIT #3 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: James Lindt, 920.5095 DATE: 6/29/04 PROJECT: Gant Insubstantial Planned Unit Development Amendment REPRESENTATIVE: Alan Richman OWNER: Gant Condominium Association TYPE OF APPLICATION: Insubstantial PUD Amendment DESCRIPTION: The Applicant would like to enclose a walkway and make some amendments to the landscaping, patios, and walkways within the development. Land Use Code Section(s) 26.445.100 Amendment of PUD development order. Review by: Staff for complete application, referral agencies for technical considerations, Community Development Director for final approval unless the Community Development Director does not feel comfortable approving the proposal administratively. Public Hearing: No, unless the Community Development Director does not feel comfortable approving the proposal administratively. Referral Agencies: Parks, Building Department Planning Fees: Planning Deposit $546 for 2.5 hrs of staff time (additional hours will be billed at a rate of $210 per hour) Referral Agency Fees: Total Deposit: $546 To apply, submit the following information: 1. Total Deposit for review of application. 2. Applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 3. Completed Application form. 4. Signed fee agreement. 5. Pre-application Conference Summary. 6. A letter from the homeowner's association saying that they have approved the amendment. 7. Letter of authorization for representative to act on owner's behalf. 8. An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen. 9. A written description of the proposal and a written explanation of how a proposed development complies with the review standards relevant to the development application. 10. Existing and proposed floor plans for areas to be altered. 11. Existing and proposed elevations showing alterations to buildings. 12. Existing and proposed landscaping plans. 13. Existing and proposed site plan. 14. Applications shall be provided in paper format (number of copies noted above) as well as the text only on either of the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is preferred. Text fonnat easily convertible to Word is acceptable. 15. 2 Copies of the complete application packet (items 3-13) Process: Apply. Planner reviews case for completeness and sends to Parks for referral comments. Case Planner reviews application with remainder of Staff and drafts a decision notice. Community Development Director reviews decision notice and signs if appropriate for approval. 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, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. to EXHIBIT #4 BOOK 611 *t) _._ CL 03 LO ..1 - ORDINANCE NO. ~ (Series of 1989) 14 1 Â·Invn 0 7 1. t, rr-, C cri AN ORDINANCE OF THE ASPEN CITY COUNCIL REZONING ~ THE - GANT CONDOMINIUMS TO R-15 (L) PUD AND AMENDING SECTION 9-105 OF THE ASPEN LAND USE REGULATIONS TO PERMIT MINOR EXPANSIONS TO NONCONFORMING HOTELS AND LODGES WHEREAS, The Gant Condominiums (hereinafter, "The Applicant") is an existing multi-family/hotel development located in the R-15 PUD zone district; and WHEREAS, The Applicant submitted to the City of Aspen a land use application requesting rezoning of its property and amendment of the Aspen Land Use Regulations in order to make the project conforming; and WHEREAS, the Aspen Planning and Zoning Commission (hereinafter, "The Commission) held a duly noticed public hearing on June 20, 1989, to consider the applicant's request; and WHEREAS, The Commission recommends to the Aspen City Council (hereinafter, "The Council'I) that The Applicant' s property be rezoned to R-15 (L) PUD and that Section 9-105 of the Aspen Land use Regulations be amended to permit minor expansions of nonconforming hotels and lodges; and WHEREAS, The Council, having received the recommendations of The Commission, wishes to rezone the Applicant's property to R-15 (L) PUD and to amend the Aspen Land Use Regulations to permit minor expansions of nonconforming hotels and lodges. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO. BOOK 611 PAGE 619 Section 1 That it does hereby rezone the property known as The Gant Condominiums, more particularly described in Exhibit A, attached hereto and incorporated by reference, to R-15 (L) PUD. Section 2 That the Zone District Map be and hereby is amended to reflect the zoning described in Section 1 and that the Planning Director is hereby authorized and directed to amend said map to reflect the new zoning. Section 3 That the City Clerk be and hereby is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 4 That Article 9, Section 9-105 B, Lodge and Hotel Preservation, of Chapter 24 of the Municipal Code of the City of Aspen, Colorado is hereby amended to read as follows: "Section 9-105 B, Lodge and Hotel Preservation. B. Increase in units or size. There shall be no increase in the number of units in the lodge or hotel, or-the beba]7 -square - feeâ‚¬age-+n- -t-he- -*odge--or -hete-h unless the enlargement is for the purpose of constructing deed restricted employee housing units accessory to the principal use, consistent with the requirements of Section 9-105 C. BOOK 6111 PAGE 620 Enlargement of the square footage of a lodge or hotel shall also be permitted if the expansion shall be for the purpose of improving the facility's non-unit space. The enlargement for the purpose of improving the facility's non-unit space shall be reviewed and considered as a Development Application for Special Review, pursuant to Art. 7, Div 4. In determining whether to approve, approve with conditions, or disapprove the application, the Commission shall ensure all the following standards and requirements are met. 1. The lodge or hotel shall not be expanded by more than ten percent (10%) of its existing floor area or two thousand-five hundred (2,500) square feet, whichever is less. Enlargement which occurs in phases shall not exceed these limits, measured on a maximum cumulative basis. 2. The external floor area of the lodge or hotel shall be equal to or less than 1:1 following the enlargement. 3. The expansion may be in rental rooms, provided an equal amount of existing square footage is converted from rental rooms to non-unit space." BOOK 611. PAGE621 Section 5 If any section, subsection, sentence, clause, phrase or, portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 6 Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this ordinance, and the same shall be continued and concluded under such prior ordinances. Section 7 A public hearing on the ordinance shall be held on the /#AL+J day of ~tjaiLT , 1989 at 5:00 P.M. in the City Council 0 Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the /~59442 day of 0/LO dne.. , 1989. IlÂ¥ihael Gas-Mma<, Â·Mayor -Pre Tem y i>ATTESTS : I ' '41 f .Sdul, 0 04,2/ 7. t.Kathryn 09. koch, City Clerk r'Â£ ?i*kitt~ ,,2. rrom: Jonn R. Baker fo. Molly Campoed Date: 3/30/99 Time: 9:15:18 AM Page 5 1 / ~CT. 3.1996 11:26.... MCGRATH ASPEN CO NO.231 P.2 .-' f EXHIBIT #5 J. NICHOLAS MCGRATH, P,C. 600 Ecs# Hop<jns Avenue 1 A Prots&*crid Co,porction .SUite 303 Atternap At law Amen. Colorodo 81 611 Taleonortâ€¢ [970] 425-2612 1 1 Nichelas *ICG,cfh- Toiecopiat !9701 926-4402 Susart W. LaC#Â¢11 Decrta L. Godwln nicklow@cm. net October 3, 1996 CorrÂ©uSer/e 7402.150 MEMORANDUM To: Plarming OBice, City of Asparl From: Nick M(Grath, Esq. Re: Ihe Gant - Propeed Renovation of Conference Center The Gant is considering renovation and perhaps expansion of its 1 Con6Â£:rence Cenber. We are submitting this memora,ndom to you not asa formal application, but simply to familiarize you with certain history of'Ihe Gant and the 1 possible alternative it is currently reviewing, The Gant operates as a condominium hotel. *It has 143 units, 118 of which ' are rented short-tenn Hisbricaily, about 80 percent of its Unit; have been rented as short-tp-rm lourkt accomodations. The Gant sits on approximately 5.2 acres. In 1989, The Gant edsted as a non-conforming use. To solve that problem, The Gant petitioned the Aspen City Council to rezone'Ihe Gant property so that it would be a pennitted usa As a result Council adopted Ordinance 41 on August 14, 1989, rezoning The Gant from R 15 PUD bo R-15(L) FUD. The enactment of Ordinance 41 made Ibe Gant a conditional (permitted) use instead of a non- . conforming use. wEIe remaining a nanconforming structure las to FAR and density, In addition. at the same time in 1989, The Gant desired to expand its office ' and reception area. At that dme, Section 9-105 of the Aspen Land Use Code (the =Code") did not allow any Bocrease in total square footage in a lodge or hotel. As a part of Ordinance 41, Section 9-1058 Of the Code was amended to permit ~ 1 Anonconfozming stucture *means any structure wEchwas established pursuant to tite zoning and building laws En effect at the time of its development, but which does not confarm to the dimensional requirements imposed by this Code for the mize district in which it is located" Code Â§3-101. Â·64.,rbÂ« C- 2971 1 Coâ€¢. I 1969. cad O.C. (196Â¢51 ber, From: John R. Baker To: Molly Campbel Date: 3/30199 Time: 9:1 C.18 AM Page d of 7 4(7. 3.1996 11: 26AM MCGRATH ASPEN CO NO.231 P.3 4 Memorandum 1 Planning Office, City of Aspen Re: The Gant IM October 3, 1996 Page 2 expansion for the purpose of improving the fadlitÂ» non-unit space. In accordance with amended Section 9-1058, approval was granted to The Gant to expandits ofice and lobby areaby; 480 square feel While Code Section 9-105B does allow expansion of non-unit space, it also limits that egansion to a 10 percent cumulative incease in existing floor area, or i a cumulative increase of 2,500 square feet, whichever is less After the 1989 // I expansion, The Gant has 158,243 5quare feet 10 percent of that is 15,824 square I feet, 50 the 1500 square foot limitaion is the applicable standard. After its 480 square foot expangion in 1989, The Gant still has 2,020 square feet available for expansion before reaching the 2,500 square foot cap. Because The Gant wishes to continue to be one of Aspen's finest condaminium properties, its Board wanted to corsider a number of alternatives for -refurbishing the Conference Center which would add long berm value to j homeowners. Currently under consideraticn are the following: 1 /1 1. Flaa #1 - Complete Refurbishment , 61 Under 013 option, The Gant would use the codsâ‚¬ng floor plans with nomaior cortstructionimprovements, and would cfnnplee veryhigh quality deer and furnishing rerovatian, including carpet fumiture, remodeling of the bar and fireplace in the lounge room. replacement of woodwork and doors, and refurbiahment of the rest rooms and dressing rooms. In addition, necessary repairs would be made to the upper berrace of the building. This work conbemplates no increase ofinterior area, and, we believe, does not need approval for completion- 2- Plan #2 - Meeting Rocm Additiors In addition to the work contemplated in Plan #1, this proposal would add a meebng room on the existing open roof area of the facility at the level of 62 parking lot near J-building. Further. there would be substantial renovation to an existing room to provide for lobby space, the entire facility would be brought up to the standards of the Americans with Disabilities Act, rest rooms would be improved including replacing the saunas with steam rooms, and an elevator 0 rrom. John R. Baker To, Molly Campbe Date: 3/30/99 Time: 9: ''18 AM Yage / OT Â£ Â· NO. 231 wCT. 3.1996 11:27AM MCGRATH ASPEN CO t t Memorandum Flarming (DEce, City of Aspen I Re: The Gant October 3.1996 - Page 3 i would be added. The square footage increase under this proposal is appredmately 1,100 square feet. 1 3. Plan #3 - Meeting Room and Exercise Room Additton. In additian to all items contemplated in Plan #2, a 450 square foot i exercise roont would be added on the lower terrace. This addition would also : allow for the expansion af the upper terrace by approximately the same square i --t. 660Â·tage as the exerdse room- The kitchen would also be enlarged and remodeled ~ The square footage increase contemplated by this plan is approximately 1,550 ~ 1~1373 -4 .h square feet , 1 7 1 1 , Â£1-67-LL-6-6 ~ ' , The Gant is in a competitive market Currently it has the largest meeting facility of any Aspen condominium property but those facilities fall short of the : local hotel competitors, While the addition of a meeting room and conversion of an exisEng room to lobby space will not signiScantly increase the total square footage available far meegngs, the redesign of the rooms will qllow the facility to better meet the expectations of meeting plannerg and wilbimproved overall functionality. 'Ihe enlargement of the deck area if Plan #3 is approved wiII significantly increase The Ganfs summer capabilities for food and beverage, meeting and specialty functions such as weddings and family reunions. The fact that the meeting fadlities at an competitive properties are elther new or remodeled places The Gant at an additional competitive disadvantage. Further, among all of The Gantfs competitors, 0Ny one lacks even a rudimeutapy exerdse facility. As to employees. Dle Gant believes that any proposed expansion will not neces6itate hiring new employees. Ihe board feels that ally increased services can be handled by its current staff and the expansion wiI[ allow The Gant to employ its edsting staff more regularly on a year-round basis. The board of directors of 'Ihe Gant would like to make a decision as to which alternative to pursue by early November. This would aBow for a two phase construction project, the first of which would be completed in the spring of 1997 and the second in the fall of 1997. Molly Campbell, John Baker (The Gant's architect) and I look forward bo working with you on developing Utis new project. 0 Jonrt R. Baker To: Molly Campbell Date: 3/30/99 Time: 9:15:18 AM Page 3 of 7 DEC. 6.1996 11:5241 MCGRATH ASPEN CO NO. 110 P.3 i 1 Nodhber 1996 i Mr. Nicholas McGrach, P.C. Attorneys Ac Law , 600 East Hopkins Avertue, Suite 203 Aspen, Colorado 81611 ASPEN Â· FITKIN (970) 925-26 [2 Couut.NITY Dir,non,aNT OC,inlice Re: The Gant - Proposed Conference Cancer Renovarion Dear Mr. McGrarh: Â· Having reviewed your memorandum of 2 Ocrober 1996, City filcs and applicabic sccdons of che Land Use Regulaciens, I w.culd like ro confirm the following based upon the approval of Ordinance 41, Series' of 1996: A. Curredzoning: R-15 (Lodge) PUD B. Density: No incrcasc in the number of units in [Ne lodge or horel-unless the enlargement is far the purpose of constructing deed restricted employee housing unics accessory to Che pIincipal use. C. Enlargcmencof square .foocage: Lodge or hot,Ishilinbt be expanded by more chan rea percent (10%) ofic; exilting floor area or mo [housand -five hundred- ' (2.500) square feet, whichever is less. .Eclargemenr which occurs ih phases shall coc exceed the5Â¢ limits, measured on a maximum cumulative basis. D.' External floor area: Lodge or hotel shall hava an external floor area equal to or icss than 1:1 following the enlargement. E. Expansion: Rencal rooms may be expanded, provided u equal amount of existing gquare foocage is converced from rental rodms to non-imic space. F. Review procedure: Eniargemenc for the purpose of improving the facilicy's non-unir space shaLI be renewed and considered as a Dcvclopmenc Application for Special Review, Arc 7, Div. 4 (recodified as Chapter 26.64). In regards Co the non-unic expansion of the Gant, the following conditions apply: 1. Pursuant to Ordinance 41-89, maximum floor area dxpansion of non-unit space ~<' ~. at chc Gant shall not exceed 2,500 square feet After che 480 square foot expansion in 1989, ihe Gant concinues to havc 2,020 square feec of non-unit expansion potential. . IJO Scunt G.u},A 5('ll,Ir Â· As,174. Cac:Ago 81;UÂ·1975 Â· PwoN[ 970.9102'96 Â· FAx 970.920_%39 ' 0 &2,Â·IU From: John R. 8aker To: Molly Campt Date: 3/30/99 Time: Â·18 AM Page 4 of 7 DEC. 6.1996 11:52AM MCGRATH ASPEN CO NO. 110 P.4 2. Pursuant to Ordinance 41-39 a*Chapcer 26. 64, Special Review, an ' amendment to the development ofder Shall be submirred [o the Community Development Director for review and recommendation for approvall approval one-step review before [he Commission at a pubfic morning. with conditions or disapproval by the Planning and Zoning Commission. It is a 3. Thc dcveloprocnc applicacion shall include exiiting and proposed floor plans and elevadons of che Conferencc Center in addicion to che general applicarion information and responsel to Seccion 26.64.090, Insubstancial amendment criteria. 4. The dtvelopmenc applicatioc requires a bee fcc deposit of 5 1,050.00, Minor Review. Any addidonal hours required by staff to process the development applicacion ihall be biled at an hourly rate of S [73,00, 5. Once a complete development application is reccivcd by Communiry Developmenc, che marter should be brought before Planning and Zoning Commission within four to six weeks. Based upon our review and curr= understanding. of the Gant:5 refurbishmendexpaasion plans, Community Developmcnt shall proc:53 che development application u an Insubstantial Amendment subject to Special Review. The proposed non-unic space expansion shall not require new employee mirigation. If I can pro vide furcher information or clarifichcion regarding the,tiry's requirements and review procedure for the proposed expansion and refurbishment of the Gant's non-unit space, please cootact me. Sincerely, Robert Nevins City Planner 0 EXHIBIT #6 AL<La Â·RleÂ¢Muk<Lit PIt* Sewâ‚¬eel E# 3613 A4*4â€¢t, â‚¬*t vwj E1612 '1644/74* (970)920-1 125 Midi.â€¢cd*22*011415. Ket July 2, 2004 Ms. Sarah Oates, Zoning Officer City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: GANT CONDOMINIUMS Dear Sarah, Thank you for taking the time to meet with Molly Campbell and me yesterday to discuss the Gant's plans for improvements to its buildings and grounds in the upcoming years. During the meeting we explained to you that only minor changes are being proposed for the buildings. This year the Gant plans to add a covered, unenclosed walkway next to the elevator that serves the E Building. This addition would be approximately 74 sq. ft. in area, and would occur on each of the four levels of the building. In the future, the Gant proposes to modify the canopy that covers the entry to the Office/Reception Building at the entry to the complex. The existing square canopy would be replaced with a new half-circle canopy that would cover approximately 300 sq. ft. more in area. The canopy would also be an unenclosed space. During the meeting you indicated that both of these areas would qualify as porches as defined by the Land Use Code. Therefore, both areas would be exempt from the City's floor area calculations and would not count towards the Gant's remaining reserve of 382 sq. ft. of "non-unit space" that was originally approved by the City in 1989. If I have accurately summarized our meeting, I would appreciate it if you would sign in the space below and return a copy of this letter to me for my files. Very truly yours, ALAN RICHMAN PLANNING SERVICES Alan Richman, AICP ' .h Ms. Sarah Oates July 2, 2004 Page Two I concur that the two improvements proposed by the Gant (unenclosed walkway addition to Building E and unenclosed canopy at the entry to the Office/Reception Building) qualify as porches as defined by the Land Use Code and would therefore be exempt from floor area calculations and would not count towards the Gant's remaining reserve of 382 sq. ft. of "non- unit space" that was originally approved by the City in 1989. u.~Â© Â» la /061 Sarah Oates, Zoning Enforcement Officer MAPS AND DRAWINGS room #: Tc Original Street phone ext: 4/ 40/ Glory Hole Park ~ 0 e tjBike Patb~ 2 1,~~~~% 0 West End - e 2 Hot ..r y ! Tubs - 6. * 0 /11 2 34 - 1.l!*r.... Vans - i ... 4 7 Ax.-2 6--'-1 : r--- i Codrt 2 ~~~~~I~~ ' Allill//lj A-1 L':1 h j Colprt 1 U .di -"1-- 0 To Tennis Courts\ 3,4 and 5 44 1 Reception 1 1 1 1 1 1 1 1 1 1 1 1 C C.i 1 1 Z~JEALL-& 24 li.alimilillilllig~illidillillip" - - Administrative Offices:. -. -'~ ~ -'tre,- . 2 Fitness , 4 Dressing Rooms 9 -Ill-lill-- - 3 Bike/Ski Racks L1.. ~ awp 4 Guest Laundry - -0 , I ' ..33Â· - (basement level) i..~ . 11;-t--1 :-*'-~ 5 .VIE r= r---, :Â·i F-,1 - -1 j 5 Guest Laundry (2nd & Ath floors) ........ 6 Guest Laundry Z:~~D'. (ground level) ~Elevator Y ~001/Hot Tub v Recycling Areas -+. t 7//I K 1HE The GANT parking lots and neighboring streets are permit parking only. Please ask the front desk staff for assistance. GANT Valet parking is available. aspen Durant Avenue Val ers Avenue (dead end) LEGEND : 1.1 4 +Mo b A , 'dsÂ·one 117Â·utri,2 ' 6 67' 0, i 1 1'.Â·râ‚¬ [frf" Ce'. f, :rÂ·<crty As,XmrCcs,Â·. .. a,~ 1,1,1,4â€¢' 07.ti.v,ly. *2'Â·CLE ; 1. ildfilÂ·i.#cliky, ~ , 11 Â£ ubtum \1â€¢ 1~,ught hon Al 1 Panel r Â·Â·1 1- fâ€¢Â· 1 .fled 'irt ng :41 24 C #â€ž,111 4 ourt)'ard Q +R AN /1.1 AÂ« le . 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J ng ;Kki:,1, Â·,I 3 51fJ T Iage I 'FCKI Jiled Â·49 *ate A c.,sty .utf:er Â¢e<*tuÂ·ey!6Â¢r,lou' va':4' MA*aYS i~K..1 t| Wuk*1Â«3~04â€¢BMâ€¢I Â· s B I Â»34.<1 14 -esÂ· .i~ 40 as IMM.al' 9:4.%15 r, tre s,-ur 0%1,1Â¥ard (bet-, w '.w.Â· A:,Â· .... N.....irri f. 1.. H i,â„¢11)..1 at (, Ituildint 0 '. '1.?1 '~.:!t.1 4 '1 ' ' 1 Â·1Â«11,31 Vt"*91+J.,leak>lge,foe" bugoâ€¢,4 1. Satid C tittired Â£ lincrete to l 'Prer 1'1â€¢tâ€¢1 947 â€žr'q, 0744 N '' L . 1 '14 . 51 5 k, P .2 ?8 iN# [4 8 , i Â·ji .te Â· 1 4 .fv{â€¢:~ f.* avril Â·,ws Ne. oout * DawÂ·g *,3 be realed *q'Â· &84 'Â«1 5,Â» I dle FV' Ight ng New. stairs ,-SM 1 ~ .i. .:'I! 'ti,l f'u râ€¢le #%1 fef,&8 11Â¥6 a,j'.ng .,Â·hr '96'rm W 14, G. Hic> Cle %torage . A ~ :a -i,iÂ·... Â·'/ 11 1.Â·' 12..IÂ·3 ..Ii....3/q./. G 101 G 102 G 103 G 104 1 1. Midular I'.uers &1 G Building A 1,Â·te.Â·â€¢ 11 'i! 1,4 . Â·Â· v, .r'.3 *4.7,Â¢ :,10. 4Â¢ 1,Â·' i,1.:! i"rglulla:>*r Iti' thew walk 4 1 2nd i loor PI.inter Â·>yÂ·f, b. .'Â·. - 1, rÂ®; B.,Rjng G Ekmels Â«ucle Â·nat.re ascon trees porernal "33 G 105 0 . . * r:1.: 1 114.1. .ke 3-leÂ« BUILDIN-G-9- F 102 F 101 J. %tone V.ur -Al + 7 /9':'.' ',~t)â€¢r'â‚¬â€¢pla,le:/ A.'.â€¢'( Â·Â· Â·5 Â· 1 Â® ,. 41:re v,a?% aj'wl steâ‚¬* iailÂ· F 103 A- 4 F 104 . 4 G 101 0102 G 103 G 104 1 1 ( 11*tom Wri,ught Ir,in Art P .inel< al I nit lÂ·niric. - C m K PI,inten 31 I imi Inlrie. . U Rem,41ekd L pper 14,01 BUILDING F - Â·, .3 ..4 2,1" 11 1Â·Â¥02' 17Â·1Â· 1.7,1 9 F 102 F 101 ,r H G 105 N I lay,inne Path 1.~ ..ad Â·,rir A i i 0, 1 re,8.,3.,1 Existr9tla95101Â·K:S a l Dc re..SEÂ·Â·. I, Â·r.â€¢ 101 /~ h F 103 0 t ) Plunted Alew - . ... - -44 -- 1. r~ 1 ' -. 2 . .ill ' ir:tÂ·, . I\: .he. 01 ver'llierÂ· F 104 P #Itinti,|Ilhic P..miÂ· 41.1*.- G a. GLUA - Q. Midular Paung at l pper terrace awlÂ· -+417 .- R (inl! Art:.1 Â£--nasu.,",s~eÂ¢Ng,M * f.to/ L. 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A ca -t.1 1-73~tbe- ' 1.4 -3 2.99-Â»=:='r 6% \0,)\-i\1 \\\ .%-rn. # 37,Â· 46ra~,c-- 1 - j F,1 h * ,\\ 03 I ap - , A 33. / / .--17-31,~ i. 14 4 -: 1\ i// t.*4-*2f~ f.- --1 , 1 1 L \9 _] 48 ~ 1%041&\X \ ./ ..1 1 1/8 <-1 --- -/ 1 .1 ./ - 1 - - T 1 -1.B 1 El] 1 1 , t 1 - /% .,1 x l E *,/Â« i .pat*r pAIM-~ 3\ t . : !1-1 5 1-4 1. ./...fl ''\ \ , THE GANT - PHASE I IMPROVEMENTS - PUD AMENDMENT EXISTING CONDITIONS THE GANT CONDOMINIUM ASSOCIATION ~ DESIGNWORKSHOP La~Â¢5cae ...KLIâ€¢L@.2 :In.â€¢Uroa'Ue'lgrâ€¢Â¢uÂ·IS--a-Â·19 1 20 East Man Streel "spen, Colorado a161 1 â€¢ 970.92'&354 Fal:sinule 970-D2!>Â· 17 32 1-=16 04.07.02 - , 8UILT-IN BARBECUE AREA 1/, 4 PROPOSED FIRE RT SPRUCE. ASPEN, AND SHRUB PLANTING - , 0 ENHANCEMENT /. ' Â·, - l, t. F +141- PROPOSED PA\'ED TERRACE -- 1 2-1-~ 4 111 1-) /f 1 'p; ) 4 9 4 .Q'.0 4 1 Y WA/fjd. Â·.Â· ._.4.....Â·'jiÂ·L.y,44 ~ 1 /7 L.) ~ ~~ ~ ' REMOVE GRASS AND INCREASED PERENNIAL AND SHRUB PU~NTING - / / - SHRUBS. AND PERENNIALS REPLACE WITH ASPEN, G101 G102 G103 Gll 72662<.446<-Ir/,Â»,244 . *-5 -AA- -/ C 1 ./ - -/f ., Aol F/1 1 11/ l POOL MECHANICAL 5'-6Â· / -9 / CEILING HEIGHT / C 0 79-Me=*>-0/2 ~ F103 PROPOSED MODUL~R - / PROPOSED WATER FEATURE e . PAVING PROPOSED RETAINING - 1-Â·-H-- - --- - I PROPOSED BRIDGE - LJ J WALL H ENHANCEMENTS s'ol G102 G103 G104 ro-1- ASPEN AND PERENNIAL - ---~--~- : Clim 1 - PROPOSED RETAINING WALL PLANTING AT TOP OF WALL _11 -1 191 r - 43 . ASPEN PLANTING AT 2ND LEVEL I REMOVE EXISTING CONCRETE WALK AND REPLACE WITH NEW COLORED 1 2 _ ~ ~- PROPOSED WATER FEATURE CONCRETE WALK F102 Ff01 / 9- ~~~~~ ~lkW'246ji~Ll*Ne'LI:~ " - 1- ;m I.rÂ·~iÂ·mikiÂ·~di'*ri,M~Â£2-1. ~': If , 11 .3 F104 UJJLJL..214-~J~ kin INAL k 1 11 1 in 2 4 w -1 %,2 1 .4**mIGN tÂ·'Â· i.-r_Â·_7|ii'I;i'~,Â·ic' LUY] I'li"WJF'01,4-m-1.:i, ' AND PERENNIAL PLANTING ASPEN, SHRUB. 0 4 4<, 17 1, 4* 'fi 'Gl#11',R" 'i'Â·:1~:'llj[.E~.'11"Iâ€ži"i!, 1 , .. Â·fÂ·i-79-2.1 1 r 1114:11 15. .:..11:;Ofil~.1 - j 6103 â€ž~ 11?=M p IIi "111 H101 H102 5- 0 ~4-11~I~Ii~ F 11,111 4111!11'kil'14- 11,11 1(~1 1. i F T- I I jiwi,i, M 1"'El B 1 I . -- PROPOSED MODULAR t, 17 - E102 PAVING H103 H,04 Â· 3 ~~ ~-~â€¢ - SNOWMELTED MODULAR PAVING rM 11* - 1: U Il Â£44 1 54 27Â«131 4 7 - ---- ~ fet *Mj ibi , 11Â· .Al E103 Al{.7 1 't H101 1 11102 L 1 ... 1 . 1 659 - ! ''' E,02 L I 6101 4 - 4 Ii, H103 J H104 in M.: Ch i Â· fi ... !11 111 liN . 11 4 j - PROPOSED CCNCRETE CURB # OF PARKING SPACES TO RE&AIN THE SAME Â®!9110]Lige 2 1 1 // 1- -- REGRADED ANC) SOODED AREA ~ 0 ip \ / I m 4 THE GANT - PHASE I IMPROVEMENTS - PUD AMENDMENT PROPOSED CONDITIONS THE GANT CONDOMINIUM ASSOCIATION 29 -L ~ DESIGN WORKSHOP 1 20.st MWI S.. â€¢ Ar.pen. Colorado 81611 â€¢ 97/92&Â·03S4 Facsimile 070-920Â· 13B7 NORTH ) 8 15 32 -=16Â· 04.07.02 L-___J 1 j 1 1 E----1 .FA-@- 1 0-11 RM* 217 11 1 -4. 11 L----1-4----j ~ \ 11 0 ..1 0 F - If 3 gu 0-7 r------3 5 18 0 9 F t 1 1 L--- - - r------- -------7 L--- : dE P 01 g LIE 1 If 1 1/ 111 L_ J E----7 | FIEFFE - 1 ~~ 1 11111111. 1 :Â¥ 581 r-7 II""''.l 11g Ern 1 I 1 1 1 Hllult '1 lili . 1 L___-3 L__-_J .1 1 11 11 1 1 11 1. 3 12 [Er El I PJ 1 : 1 Ip!3= E 117 6 11=11 1 1 0 11 0 Er .-= .- EF ------ r------n 1 1 i I , ne ki g= m 1 ____--_------ - 2~ ~ e It 1 1 pn :g 2-__i_-~ 4.F 91 1 Â·,9 1 C PHASE ONE IMPROVEMENTS REF. DWG: E BUILDING PLANS THE GANT CONDOMINIUM TITLE: FLOOR PLANS SHEET: ASSOCIATION DATE: 30 JUNE 2004 610 S. WEST END STREET ASPEN, CO 81611 SCALE. 1/16' = 1.-0- A-01 FRON: J BUCKNER MORTER ARCH ITECTS NOTEÂ· FOR MINOR PUD AMENDMENT - CITY OF ASPEN hl00-13 1Sbll=I DNICI iiI1Ai ' 0 ~ 911001=I k33ddn DNIalin83 0 11 li N 1 Ill K 56 3 mW ////7 I tn - lili- -lili -lili Ill- F. PHASE ONE IMPROVEMENTS REF. DWG: E BULDING THE GANT CONDOMINIUM TITLE: WALKWAYADDITINELEVATEN SHEET: ASSOCIATION DATE 30 JUNE 2004 610 S. WEST END STREET ASPEN, CO 81611 3CALE: Ute = 1'-[r A-02 PROM: J BUCKNER MORER ARCH11-ECTS NOTEÂ·. FOR MINOR PUO AMENDMENT CllY OF ASPEN 'A313 NOIlla(]~14v~il--14;0 O ) TES<vtz/4 4 t // DRC Gant Condominiums PUD Amendment City Parks Department Comments and Requirements: A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees on site. This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree on site. Must have written approval from all ditch owners to manipulate ditch. Permit is contingent on written approval from Ditch owners. Ditch cannot be manipulated in any manner that would change historic water flows. The plantings proposed within the courtyard are of concern due to the lack of light available within the courtyard. Aspens require a large amount of sunlight to guarantee survivability. Current improvements to the property will reduce the available light and makes the survivability of the Aspens questionable. Further review of this component needs to be completed. Parks is concerned with he idea of adding trees to the existing native stands. Parks is requiring further review of this plan with a scaled back plan for plantings. Additional plantings of conifers will cause competition between the Native stands and the landscape plantings. â€¢ Parks asks that the landscape architect or planner contact the City Forester for further review and approvals of these to concerns. He can be reached at 920- 5126. elll,13,1 8 of ECO N, Inc. EAST: Flagship Wh at 8th St. Architecture Charlestown Navy Yard Urban Design Boston, MA 02129 Environmental Planning Ph/Fx (617) 241-9006 Interior & Production Design WEST: P.O. Box 11840 Aspen, CO 81612 Film, Video & Illustration Ph/Fx (970) 544-1066 Property Develop & Management August 3,2004 To: City of Aspen -Pistoric Preservation Officer, Amy Guthrie Re: SAVE OUR GANT TREES Dear GANT and ASPEN Community, The GANT is unique in downtown Aspen with it's naturalistic design integrating multi- story residential buildings into a small in-town site .... while still retaining the feeling of the Colorado landscape. This is why many of us have chosen to buy homes here. To achieve this feeling in a small, densely developed site is a tribute to the complex's Architect, Fritz Benedict. The GANT's full growth trees seem to immerse us in nature as we watch the snow fall on the texture of the pine bark, even while standing in the narrow walkway court that links the buildings together. The subtle screening of the tree trunks for privacy at your door, the framing of views by the trees, even the smell of the pine as you walk out of your unit are all part of the beautiful legacy of the GANT's original "Fritz Benedict design". It is also what makes the Gant different from the Jerome or the Little Nell or the St. Regis (whose lifeless court is feels like the inner courtyard of an 18th Century British asylum). These hotels, of necessity, are of a purely urban character as there is no earth to support real landscaping. We did not buy in an urban complex; we choose the natural charm of the GANT. Our Gant trees belong to the Gant owners and, I believe, they are also protected by the City of Aspen. They are our priceless community amenity that cannot be replaced. They are viewed as our mountain town every time we climb up or ski down our mountains. Trees are an emotional element as well and can inspire class action lawsuits in condo complexes lasting for years to protect a single tree. This emotion swells now within our community as schematic plans are developed revealing some aspects of the plans that were too sketchy prior to a condo association vote. As an Architect and Urban Designer familiar with the Design Workshop, the landscape architects for this plan, it frankly didn't occur to me for a moment that their plan for the GANT would remove her natural growth trees. When we reviewed plans, there were not complete sections, details or planting plans that showed intended tree removal. Our intention in early the reviews was to see if there had been any response to earlier letters stating that some of the biggest problems at the GANT were noise control, view and light reduction by proposed balcony design, equipment handling plan to reduce damage in units, etc. There was not. Now, as the sketc evolve, we find that a plan that: 1) Strips our valuable trees including those that frame the buildings entrances, provide shade to cool the inner courts in the summer, and privacy in the narrow courts, 2) Greatly increases the problem of noise with substantially increased paving for reverberation and gathering places, 3) Further blocks unit views with the high maintenance balcony design and liability of balcony "windowboxes" (not permitted in many communities), 4) Depends very heavily on plantings in costly maintenance intense planters which are seldom successful outside and an eyesore in the winter, 5) Does not adequately consider handicap and "barrier free" design, etc. or the movement of equipment, etc. within the complex. The lack of response from the Gant on these issues has been difficult to understand and there are many owners who are protesting but who are not responded to in good faith. As Architect's, Landscape Architects, Urban Designers and Developers, we know that it is possible to revise these plans to address these serious issues. These revisions are extremely 'do-able" in a manner that would retain and augment the original concept of the Fritz Benedict design, the new proposed iron sculpture, create a more quiet environment, save a substantial amount of money, recycles our beautiful river rocks and, most importantly, keeps the valuable natural asset of our stately trees for the entire Aspen Community to enjoy. We ask for you help. Sincerely yours, Sherrie S. Cutler, A.I.A. From: Sherri S. Cutler, A.I.A., President ECODESIGN, Inc. Architecture Urban Design Environmental Planning Property Develop & Management West: (970) 948-8822 East: (617) 241-9006 sscutler@ECODESIGN.com Sooze50(@aol.com, 10:34 AM 07/21/2004 . Gant vote, green space +rees, handicap Page 1 of 2 From: Sooze5O@aol.com Date: Wed, 21 Jul 2004 12:34:59 EDT Subject: Gant vote, green space, trees, handicap To: jamesl@ci.aspen.co.us X-Mailer: AOL 5.0 for Mac sub 36 X-MX-Spam: final-0.0214575206; heur=0.6846297519(2600); stat-0.0100000000: spamtraq- heur=0.5000000000(2004072103) X-MX-MAIL-FROM: <sooze50@aol.com> X-MX-SOURCE-IP: [64.12.138.208] X-MailScanner-Information: Please contact the ISP for more information X-MailScanner: Found to be clean 7/20/2004 Tuesday Dear Mr. Lindt, The plan has changed since it was presented to the Gant homeowners for a vote October 2003. The waterfalls will not run iii winter as promised to the April board meeting. The back barbecue area will not be snow melted as promised to the April 2004 board meeting. Gant owners were not given specific plans (I sent Mayor Helen Klanderud a copy of what was sent to the owners in October) nor have they as o f this date. In the plan presented in October (called the Gant Landscape Enhancement Plan) there was A Â¢no mention of possible historic value of the Gant as it is now A Â¢no mention of cutting of mature trees A Â¢no mention of provision for handicap access A Â¢no mention of preservation of green spaces (that are now grass or gardens but which will be paved; original plan filed in Aspen should designate green space). A Â¢no amelioration of negative impact in winter or disproportionate damage to be imposed on specific units A Â¢110 mention of impact of construction vehicles/sawing noise on the Gant's Water Street or Ute Avenue neighbors The Gant has about 140 units. The owners' list given to owners is incomplete. I only had addresses for about 75 of the owners. The owners listed are from 26 states. Phase one is for the EFGH building but was voted in by owners including ABCDJK buildings whose trees will not be cut. 23 EFGLI owners opposed cutting trees, 3 were on the fence, two were for the saw. Randy Tatem (my husband, on the board, against landscape aspects of the plan) and I are the only Aspen full time Gant resident/voters year round for eight years. Two other owners list part-time Aspen addresses. Personally, I think the board should have contacted the city first, before making plans. Homeowners (Cutler, Tatem, Sanders, Davidson, Simpkins, Rose, Mehl, etc.) begged to have input regarding the plans beginning last summer. Printed for James Lindt <jamesl@ci.aspen.co.us> 07/21/2004 Sooze50@aol.com, 10:34 A" 07/21/2004, Gant vote, green space 'r , handicap Page 2 of 2 Even if I were the only owner against the plan I would be vocal because it is insensitive to Aspen's goals to preserve trees and green space, Aspen's history, and handicap access. I would be happy to give you a tour of the Gant. It's a great place, I love it. I do greatly appreciate the City's interest in the project. This is exactly what our zoning and tree cutting and historic preservation are all about. Thank you again. Sue Binkley Tatem, Ph.D. (biology) (back home in Aspen July 29) P.O. Box 12373 Aspen, Co. 81612 970-544-0868 (now to July 28 at 808-661-3779) sooze50@aol.com Printed for James Lindt <jamesl@ci.aspen.co.us> 07/21/2004 Harriet Mehl, 11:19 AM 8/1 04. FW: Delivery Status Notificati 'lure) Page 1 of 2 X-Originating-IP: [24.188.90.107] X-Originating-Email: [harrietmehl@hotmail.com] X-Sender: harrietmehl@hotmail.com From: "Harriet Mehl" <harrietmehl@hotmail.com> To: jamesl@ci.aspen.co.us Subject: FW: Delivery Status Notification (Failure) Date: Sun, 01 Aug 2004 13:19:03 -0400 X-OriginalArrivalTime: 01 Aug 2004 17:19:03.0478 (UTC) FILETIME=[A48ABD60:01C477EB] X-MX-Spam: final=0.0214575206; rbl-0.5000000000(0); heur=0.6846297519(2600); stat=0.0100000000; spamtraq-heur=0.5000000000(2004080101) X-MX-MAIL-FROM: <harrietmehl@hotmail.com> X-MX-SOURCE-IP: 164.4.43.94-1 X-MailScanner-Information: Please contact the ISP for more information X-MailScanner: Found to be clean Sorry I misaddressed this e-mail. Hope you receive it now. harriet >From: postmaster@mail.hotmail.com >To: harrietmehl@hotmail.com >Subject: Delivery Status Notification (Failure) >Date: Sat, 24 Jul 2004 17:53:09 -0700 >This is an automatically generated Delivery Status Notification. >Unable to deliver message to the following recipients, due to being unable to connect successfully to the destination mail server. jamesl@aspen.co.us Planning a_family vacation? Clleck out the MSN Family Travel guidel Reporting-MTA: dns;hotmail.com Received-From-MTA: dns:mail.hotmail.com Arrival-Date: Thu. 22 Jul 2004 17:46:36 -0700 Final-Recipient: rfc822;jamesl@aspen.co.us Action: failed Status: 4.4.7 Received: from mail pickup service by hotmail.com with Microsoft SMTPSVC; Thu 22 Jul 2004 17:46:36 -0700 Received: from 68.160.246.103 by by17fd.bay17.hotmail.msn.com with HTTP; Fri, 23 Jul 2004 00:46:36 GMT X-Originating-IP: [68.160.246.103] X-Originating-Email: [harrietmehl@hotmail.com] X-Sender: harrietmehl@hotmail.com From: "Harriet Mehl" <harrietmehl@hotmail.com> To: jamesl@aspen.co.us Printed for James Lindt <jamesl@ci.aspen.co.us> 8/2/2004 VvVVV Harriet Mehl, 11:19 AM 8/1/1004, FW: Delivery Status Notificati '"ailure) Page 2 of 2 Bcc: Subject: Gant development plans Date: Thu, 22 Jul 2004 20:46:36 -0400 Mime-Version: 1.0 Content-Type: text/html Message-ID: <BAY17-F27WK9LLkMtCt00006eef@hotmail.com> X-OriginalArrivalTime: 23 Jul 2004 00:46:36.0431 (UTC) FILETIME=[820481F0:01C4704E] Dear Mr. Lindt, As an owner of a Gant unit in the EFGH building, I am disturbed by the prospect of the loss of trees and the addition of pavers in the development plans. We are concerned with the probability of increased noise as well as the loss of mature and healthy trees. We hope that all possible trees be saved and that the original design by Mr. Benedict be retained wherever possible. Thank you for whatever assisstance you can provide. Harriet Mehl Unit E301 Express yourself instantly with MSN Messenger! Download today - it's FREE ! Printed for James Lindt <jamesl@ci.aspen.co.us> 8/2/2004 Sooze50@aol.com. 08:40 P- - - 0'-/2004. Gant structures in EFGH Page 1 of 1 From: Sooze50@aol.corn Date: Mon. 2 Aug 2004 22:40:30 EDT Subject: Gant structures in Elli! i To: jamesl@ci.aspen.co.us, Tatem205(*aol.com X-Mailer: AOL 5.0 for Mac sub 36 X-MX-Spam: final-0.0100000000: rbl-0.5000000000(0); heur=0.5000000000(1500); stat=0.0100000000; spamtraq-heur-0.500000000(42004080210) X-MX-MAIL-FROM: <sooze50@aol.com> X-MX-SOURCE-IP: [64.12.138.2061 X-MailScanner-Information: Please contact the ISP for more information X-MailScanner: Found to be clean Many thanks. A question EFGH owners would like answered at some point is about the legality of structures in the EFGI-1 courtyard. Between G and H a "laundry extension" was built to house the laundry carts. It isn't attractive, it took away open space, and the soda machine hummed 24/7. As far as 1 know it did not have board or city approval and I was told it is probably not a "legal" structure. The proposed railing project includes the building of new walkways in the EF courtyard at all levels. Owners there have objected to that because the new walkways will chop out a 4 story column of space iii an already small open area. There is no need for the new walkways above the first level. It's my understanding that the Gant has used pretty much all of the space it is allowed to build on. I will be out of town on business during October/Noveniber but should still have email. Sue Binkley Tatem. Ph. D. P.O. Box 12373 Aspen, Colorado 81612 970-544-0868 Printed for James Lindt <james!@ci.aspen.co.us> 8/3/2004 James, Below, I have listed comments on the proposed GANT Phase 1 project. *The existing ditch flows on the property will not be altered or used for irrigation purposes in the new design. *Increases in landscaping square footage may incur additional tap fees. *Water features in courtyards will incur additional tap fees. The existing irrigation system at the GANT does not use raw water from ditches for irrigation purposes. The irrigation system uses potable water, and no Raw Water Agreement is in place between the City o f Aspen and the GANT. Keith Wester For Phil Overeynder . 64 f Â°all THE GANT CONDOMINIUM ASSOCIATION, INC. 610 South West End Street Aspen, Colorado 81611 July 26,2004 James Lindt, Planner City of Aspen Planning Department 130 S. Galena Street Aspen, CO 81611 Dear Mr. Lindt: The Gant Condominium Association wishes to proceed with a property-wide improvement master plan. To begin the first phase of this plan, involving buildings D, E, F, G, H, we have submitted, through Alan Richman, an application for a minor PUD amendment. I am aware that your office has received letters from two Gant homeowners (who own units in buildings G and H) concerning this matter, and I would like to address the issues raised in those letters. First, however, I would like to point out that the Gant Master Plan, some aspects of which are the subject of the letters mentioned above, was approved overwhelmingly via mail ballot last November. Eighty-five percent of the homeowners participated in the vote and 61% approved the Plan as presented. In addition, at the annual homeowners meeting in June, 2004, the dissenting owners raised concerns about the plan and the members present and by proxy voted overwhelmingly not to delay the project, but to proceed. Of those voting, 34 EFGH owners wished to proceed, while 12 wished to study the issue further. Following the annual meeting the board and architects met with several of these individuals who wished to study the plan further in order to more specifically hear their concerns. Many concerns were resolved during this discussion. Some specific comments made in the recent letters from Mrs. Tatem and Ms. Cutler should be addressed. o We all believe that The Gant does have historic value and overall significance to the Aspen community. Our study for the Master Plan took more than a year and involved extensive consultation with owners, architects, and designers. We believe the proposed renovations maintain the architectural integrity and character of The Gant and will actually improve its historic value and significance to the community. o The Master Plan as originally submitted to the homeowners in June 2003 and voted on in the fall of 2003 has not changed substantially since inception. Some minor changes were made as a result of 10 to 12 homeowner meetings held over the course of the 2003 summer. Approximately 85% of the homeowners participated in these discussions through weekly meetings, numerous e-mails, and many one-on- one discussions. In general, the plan as submitted is the same plan that was approved in 2003 and re-approved by the homeowners in June 2004. During the homeowner meetings quite specific plans were presented. Substantially the same Voice (970)925-5000 Fax (970)925-6891 www.gantaspen.com plans were posted on the private Gant homeowner's web site (where they remain) and detailed plans were mailed to all owners along with ballots in the fall of 2003. o There was never an intent or promise to operate the proposed fountains in the winter (primarily for energy conservation reasons), nor was there any promise to snowmelt the upper patio barbeque area (although this could be a relatively inexpensive add- on). In particular, the minutes of the April 2004 Board meeting to which Mrs. Tatum refers contain no mention of these issues. o The building plans explicitly include a new handicap access to the upper pool area. o There is no intent to "pave" The Gant. We all greatly value the overall high quality of our landscaping and green space. Some areas of walkways or decks will be expanded as a means of improving access, allowing for handicapped access or adding guest amenities, but in general existing landscaped areas will remain as green space and be enhanced with more appropriate plant materials. A small plot of grass in the upper pool area will be replaced with paving to better accommodate tables and usage near the barbeques as well as facilitate handicapped use. The only other paving contemplated in the application will replace large river rocks filling areas where substantially nothing grows and where maintenance is a problem. o Randy Tatem is a member of the Board of Directors, but as the minutes reflect, at no time did Dr. Tatem vote against the plan or any aspect of the plan. Mrs. Tatem's last minute opposition in April 2004 came as a surprise to most everyone. o At least two other Gant homeowners are residents/voters in Aspen, but almost all Gant homeowners have a strong commitment to and respect for the Aspen community. Many plan to retire here, and all wish to be good citizens of the community. o The Board and the entire ownership greatly value the trees on our site. The Master Plan, far from deforesting the site, calls for an increase by more than 100 in the number of trees on the site. We are currently working with the Parks Department regarding the issue of the trees and believe we are in the process of resolving the issues in a satisfactory manner. We appreciate your attention to our application, and would be happy to be of assistance should you have any questions or concerns. -/2 9~wÂ» Sincerely, Margaret Simmons, President Board of Directors Gant Condominium Association MEMORANDUM TO: Plans were routed to those departments checked-off below: O........... City Engineer Â«,i...Community Development Engineer. 0........... Zoning Officer 0........... Housing X........... Parks Department ........... Aspen Fire Marshal ........... City Water ........... Aspen Consolidated Sanitation District ........... Building Department ........... Environmental Health ........... Electric Department ........... Holy Cross Electric ...... City Attorney ........... Streets Department ........... Historic Preservation Officer ........... Pitkin County Planning FROM: James Lindt, Planner Community Development Department 130 S. Galena St.; Aspen, CO 81611 Phone-920.5095 Fax-920.5439 RE: Gant Condominiums Insubstantial PUD Amendment DATE: 7/9/04 COMMENTS: Please review the attached application for an insubstantial PUD amendment from the Gant and return comments to me by July 16th The Gant is asking for the ability to add a new walkway and improve the landscaping on the site that will include adding some water features to the property. We will not be having a DRC on this request because of the limited scope of the proposed amendment. Thanks, Janies 0000000>4XXO 1 Design Workshop, Inc. . Landscape Architecture Land Planning Urban Design Tourism Planning July 27,2004 .. 120 Eabt Main Street The City ofAspen Parks Office Aspen. Colorado C/o Aaron Reed 81011 Re: The Gant - Phase I Improvements Tele.phozie 970 925-0334 FatÂ·..inifle Dear Aaron: 1(1- 9-0 020-lou. The Gant is a unique resort property located in a peaceful enclave at the base of Aspen A.,heillie Mountain. It is defined by its mature trees, generous open space, and magnificent Deli\-er mountain views. The property exudes a certain charm and character lacking at more Jackson Hole recently developed properties. It has the highest caliber service found in Aspen and Lake Tahoe provides the home away from home that many vacation travelers desire. However, the Park City constructed elements o f the property have seen some decline since its construction in. Phoenix the early 1970's.,Regular property maintenance has helped maintain The Gant's status SaI]ta Fe as a successful resort property over the decades, but certain. elements have become San~ago dated and fallen into disrepair. Sfio Patilo Through direct communication with the Gant Board of Directors, the City ofAspen, \-ail and other consultants, Design. Workshop has developed a plan that will strengthen The Gant's position as a unique resort property. Our strategy is to add value with landscape modifications. The modifications will enrich the inherent natural qualities found at the Gant while providing the level o f detail often found at a newer resort of its caliber. The designed landscape will provide a clean, easily maintained, and memorable place that may be enjoyed by all owners and guests. Schematic level plans have been developed to renovate the entire property. A detailed phasing plan has been developed to effectively manage The Gant's daily operations and provide a high level of comfort for owners and guests during the project's implementation. The intent is to implement the improvement plan beginning at the far east comer of the property (buildings E, F, G, and H, the upper pool, and building D) and work outward to the property entry. This strategy is used to avoid damaging any improvements constructed during the earlier phases. Detailed plans have been developed for Phase I Improvements. The specific areas to be addressed as part o f the Phase I Improvements are the following: DESIGNWORKSHOP F:\PROJECTS_A-L,3059-Gant\13-Documents\dw-phase I improvements-narrative.doc .. De.jur i W, iÂ·kilion. Ine . 9 <â€¢ Renovation at buildings E, F, G, & H Background Buildings E, F, G, and H are the location for the fall 2004 Phase I Improvements. The interior space created by the buildings is characterized by its oiginal railroad tie retaining system, suffering under story plant material, large spruce and pine trees, and badly stained and cracked gray concrete paving. We have found that during the sunniest outside conditions, the space is often dark and uninviting due to the canopy o f the spruce and pines. The view from the entry, (between buildings E and H) presents a dark cavern for a new guest to navigate their way to their room. The perimeter landscaping around the buildings also suffers from inadequate positive drainage from the buildings as well as a number o f diseased, dead, or dying trees. The Plan The implementation of the Phase I Improvement plan will bring light and life to a dark and cold interior space. It will add mature trees and shrubs at the interior and perimeter of the buildings, while providing site sensitive perennial plantings to punctuate color in the ground plane. Functional issues such as site lighting, irrigation, and drainage will also be addressed. Entry to E, F, G, and H Buildings The intent is the clarify way finding to guest units as well as create an elegant arrival experience. The existing walk will be removed and replaced with a modular paving system. Mature aspen trees will be planted along with flowering shrubs to provide the backdrop for a new sculptural entry sign. The existing Gant signage program is incorporated into a monolithic piece of sandstone. A cut sandstone bench will provide a resting area for waiting guests. In addition, flush mounted lights set in the paving will illuminate the walls of E and H buildings and bounce light off o f custom designed wrought iron art panels. Deteriorated railroad ties will be removed around the existing electrical transformer and replaced with flowering shrubs. A concrete curb will replace the existing railroad tie curb found to the west of H building. South Couroard (buildings G and If) The intent is to create an elegant and memorable courtyard space at the interior of G and H buildings. Deteriorated railroad tie retaining walls and declining concrete paving will be replaced with warm and elegant construction materials which 2 DrÂ·.iu:i \\411Â·k.+,p. hicÂ·. carefully integrate with The Gant's original design and character. Natural sandstone will grace the walls and provide the backdrop for accent lighting from perennial filled planters below. Concrete modular pavers will replace worn and broken concrete with a decorative trench drain providing adequate drainage and easy maintenance throughout the space. A custom water feature with four granite spillways and illuminated lower pool will provide much needed interest as well as pleasant sounds in the south courtyard (between buildings G and H) between April and October. Views from the upper levels down into the space will be improved as well. Moreover, the existing laundry enclosure will be reconstructed with a roof top platform as the highlight. Large planters will provide ornament for the newly constructed deck space at the second level with excellent views o f the courtyard below. North Courtyard (buildings E, F, and G) A new space will be created in the north courtyard. Where once stood declining railroad tie retaining walls willlive an aspen forest set in natural stone planters and wrought iron tree gates. A variety of shade tolerant perennials will fill the lower and upper stone planters providing punctuation of color during the spring, summer, and fall. A water feature will nestle between the natural stone walls with a pool below. Water will spill from eye levei over a carved granite weir to a shimmering pool below. Wrought iron art panels are recessed in a stone wall with a zinc cladded backdrop. The shadows provided from the accent light below will provide visual interest throughout the year. Moreover, circulation through the space has been clarified. Guests will have the ability to pass directly through the elevator lobby into the north courtyard as they proceed to their guest rooms in building E through the white aspen trunks. Upper Pool Renovations The upper pool area is characterized by its remote and peaceful location. Major upgrades will include the addition o f mature aspen and spruce trees as well as a hearty and colorful perennial under story. At the north and south entries, decorative steel and wood gates create the threshold to the newly renovated area. Heated deck space will be added to the easI side of the deck to provide for additional space for lounge chairs around the pool with views of Aspen Mountain. A structural concrete wall with stone veneer will create the formal terraced seating area above the pool. A monolithic sandstone staircase slices through the wall. leading the way to the upper terrace. Modular pavers create the ground plane while a functional stainless steel grill with soap stone counter top help form the outdoor room. Perennials and trees overflow the rebuilt stone wall along the fence line at A -- Di'.hipi Work.4 lop. 111,Â·. the south edge of the property. Moreover, a built-in fire pit With wrought iron patio furniture will create the intimate setting for viewing the sunset. Design Workshop, Inc. looks forward to working with The Gant Condominium Association and the City of Aspen to implement a one of a kind landscape improvement project. Please do not hesitate to call with any questions or cornnlents. Thank you, F L_-4 9-1. Richard Shaw Principal In Charge 4 External Media Located Here 0 M-004154 i ................ - . . .. 1 . THE GANT - PHASE I IMPROV THE GANT CONDOMINIUM ASSOCIATION LL,31 U 120 East Main Street â€¢ Aspen, Colorado 81611 â€¢ 970-92548354 Facsimile 970-920-1387 NORTH 0 8 16 32 1-=16' 04.07.02 . . . . . . . 1 . ~ J :.. All...t'.1 ... ... D ./ A . 141'i, Aillilimmilimmimimmirk. 1......al'm:'ll'Im:m:ma.....amiN 4.k .............~..................8, â€¢ .hA ..... 1. 1 --,nr-aililililialibililimillimililiA, -,0~,9.1,12,11:.:imimi.01,1,1,1mmilimiÂ¢y, .Yan A-- 1.4%. 1. . . - *e----- , hrsÂ®4222,0 .I. .. .A . D . filiplaillillillillillwir:59,0.qllilmillillimi1km*lmilb- -illilill. /. . 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