HomeMy WebLinkAboutcoa.lu.gm.675 E Durant Ave.0016-05
, ~
City of Aspen Community Development Dept.
CASE NUMBER
0016.2005.ASLU
PARCEL 10 NUMBER 2737-18-2-50-101
PROJECT ADDRESS 675 E DURANT AVE
PLANNER
JAMES
LINDT
CASE DESCRIPTION GMQS EXEMPTION
REPRESENTATIVE CHAD WELTZIN 970-927-4925
DATE OF FINAL ACTION 5/26/2005
CLOSED BY Denise Driscoll
.......""
- .
"
....1 elnuts ~1__
: I!
.
, EO, ~t B.ocord Iiovigalo ~m Reports For!Il<lt lob tlO~
, b!J ~ l!l :2l ..: ~ .J .Zi ""'- . . e d II (9 [J J. . Jl I .
.-------------_._-_._-----~~------- ----_.._--~--~ - ----
, .., '" L, ,~, M__ "a"
: ,. l=:I'''.=J ~ .~..
AouIingtlillory I ~- I
!!loin I AOllling Slalus I ArchIE"ll
Mo6Jo Help .
'I IlliI '.ill ti. >>
Sib Eo",ilo I
I P"'coI' I
~oI.laIioo PuIlic Corn1Ioti I AIta<:IJnorU I
Custom FjOIdJ FOO! I Foe SlmlIllIl! I .Acliono I
Per" n IOO162000ASLU I!I!I
~~....I I
StalofC03 Zip 181611 ~ i
Po"ni;T~
Adciou 1675 E DURANT AVE
Ciy IASPEN
POImilnforrnalion-
Iot_ POImit I ,g]
Project I ~
D"",,~ GMQS EXEMP\lpN IA \ I ^
C'''rYlll.t.{'\-'1 veVIJIv''<.C,'''-'''
NCJhc",- Oc\ .5 05
SubmilIod CHAD WELTZIN 970.927-4925
r VdlIo",lhowob7
" '.
Clxk IRuming DOl" ro
POImit 10. I 33156
Appiod 103J1l3J2OOS .Q]
ApprOYed I .Q]
l=od I .Q]
FIMi I .Q]
E"Pi" 102/26/2006 .Q]
AoWlg Queue low
SloIus Ipo<1ding
QIDPY'CV~ [)~[)~ :(;l\
'-O~r-------
Loot NamolTHE UTTLE NELL HDTEL,g] Fi.t Name I
Phenol
...::'~:::::>~~-~:"c
IE ltartho Plcjoct name
675 E DURANT AVE
ASPEN CD 81611
~l
"'~_'_~_':'.';:---'~ A:~;.::-,=,:::.::.;~--~~:~-.,,-'"'_.'::~:~.,'7--.:::::~~:;:.~~:..;.;,;,....,"cil tll
_II Aoc:o<<I:lc11
1""......
'-
~
MEMORANDUM
TO:
Chris Bendon, Community Development Director
FROM:
James Lindt, Senior Planner -J' L---
RE:
Little Nell Greenhouse Expansion- GMQS Exemption for increase in
Commercial Space and Insubstantial SPA Amendment
DATE:
May 24, 2005
SUMMARY:
The Aspen Skiing Company, "Applicant", is requesting a GMQS exemption for an
expansion of commercial space to increase the size of the greenhouse located in the Little
Nell Hotel pursuant to Land Use Code Section 26.470.070(E)(l), Expansion of
commercial or office uses. An insubstantial SPA amendment is also required for the
proposed expansion pursuant to Land Use Code Section 26.440.090, Amendment to SPA
development order. The greenhouse expansion is intended to provide additional seating
space for the bar and the overall expansion will total 281 gross square feet, 217 square
feet of which is to be new net leasable square footage by definition of the land use code.
REVIEW PROCESS:
The Community Development Director may approve, approve with conditions, or deny a
request for a GMQS exemption to increase the net leasable square footage of a site by up
to 250 square feet pursuant to Land Use Code Section 26.470.070(E)(l), Expansion of
commercial or office uses. Additionally, the Community Development Director may
approve, approve with conditions, or deny an insubstantial SPA amendment pursuant to
Land Use Code Section 26.440.090, Amendment to SPA development order.
ApPLICANT:
Aspen Skiing Company
LOCATION:
Little Nell Hotel, 675 E. Durant Avenue
ZONING:
Commercial Core (CC)
STAFF COMMENTS:
Past Approvals:
In 1999, the Applicant received approval of a GMQS exemption to expand their net
leasable square footage by 126 square feet, 120 square feet of which was credit from
previous remodels that removed net leasable square footage. Subsequently, in 2000, the
Little Nell Hotel further received approval to expand the net leasable square footage in
their restaurant by 241 square feet. The entire 241 square feet of net leasable space
,...'.
'"',....
constructed as part of the restaurant expansion in 2000 was space that was approved in
the original Specially Planned Area (SPA) in 1986, but not built.
The cumulative GMQS exemptions granted for the expansion of commercial space in the
LitIle Nell Hotel prior to this application approved a total of six (6) square feet of net
leasable space that was not accounted for in the original SPA and Growth Management
approvals granted in 1986. Therefore, the Community Development Director may review
the requested exemption for a 217 square foot expansion of net leasable space because the
cumulative expansion of commercial space on the property granted through GMQS
exemptions in the past, in combination with the proposed expansion does not exceed the
250 square foot threshold for administrative review.
Emplovee Housin!!: Miti!!:ation:
An addition of net leasable square footage requires that the Applicant provide employee
housing mitigation for 60% of the employees that are expected to be generated by said
expansion. In this case, the Little Nell Hotel is zoned Commercial Core (CC) with an
SPA Overlay. The chart of expected employee generation in Land Use Code Section
26.470.100(3)(b) establishes that between 3.5 and 5.25 full-time employees are expected
to be generated per 1,000 square feet of new net leasable space in the Commercial Core
Zone District.
The Aspen/Pitkin County Housing Authority has recommended that the Applicant be
required to mitigate in the middle of the employee generation range, which equals 4.375
employees per 1,000 square feet of net leasable. Given that the Applicant is only
requesting an expansion of 217 square feet, .949 employees are expected to be generated
in this situation. And since employee housing mitigation is only required for 60% of the
employee generated as explained above, the Applicant is required to provide employee
mitigation for a total of .569 employees (60% of .949 employees). The Applicant has
requested the ability to deed restrict an existing two-bedroom free market unit at the
Heatherbed (please see the housing referral comments attached as Exhibit "C") to serve
as mitigation as was approved by City Council pursuant to Resolution No. 36, Series of
2005 (attached as Exhibit "D"). The unit shall be deed restricted as a Category 2 rental
unit and the deed restriction shall be recorded with the Pitkin County Clerk and
Recorder's Office prior to issuance of a certificate of occupancy
Off-street Parkin!!::
The Applicant has argued that the additional 217 square feet of net leasable space does
not significanIly increase the parking demand on the site. Additionally, the Applicant
further points out that the LitIle Nell Hotel is over parked and that much of the parking
garage is unused the majority of the time. Staff agrees with the Applicant's assertion that
the LitIle Nell Hotel has excess parking to accommodate the proposed greenhouse
expansion.
2
.,-..
",",,,.
STAFF RECOMMEND A nON:
Staff finds that the proposal meets the review requirements for granting an administrative
GMQS exemption pursuant to Land Use Code Section 26.470.070(E)(1), Expansion of
commercial or ofjice uses, and recommends that the Community Development Director
approve the proposed exemption with the conditions contained herein. Staff also finds
that the proposal satisfies the review requirements for granting an insubstantial
amendment to an approved SPA pursuant to Land Use Code Section 26.440.090,
Amendment to an SPA development order.
ApPRovAL:
I hereby approve this GMQS exemption and insubstantial SPA amendment to construct a 281
square foot (217 square feet of which is new net leasable space) addition to the greenhouse at
the Little Nell Hotel, with the following conditions:
I. The Applicant shall deed restrict the two-bedroom unit at the Heatherbed
(Unit #21) to serve as employee housing mitigation for the increase in net
leasable space that is expected to generate .569 employees. The Heatherbed
Unit shall be deed-restricted as a Category 2 rental unit. The Applicant shall
record the deed restriction with the Pitkin County Clerk and Recorder's Office
prior to issuance of a certificate of occupancy for the expansion of the Little
Nell Hotel's greenhouse area.
In conjunction with deed restricting the Heatherbed Unit, the Applicant shall
convey an undivided fractional interest (one-tenth of one percent (0.1%)) in
the ownership of the deed-restricted employee housing to the Aspen/Pitkin
County Housing Authority for the purposes of complying with rent control
legislation and common law. The Applicant shall indemnifY and hold
harmless the Aspen/Pitkin County Housing Authority and City of Aspen from
any claims, liability, fees or similar charges related to the Housing Authority's
ownership in the deed restricted employee-housing unit.
2. As is consistent with the approval granted by City Council Resolution No. 36,
Series of 2005, The Applicant shall receive employee housing mitigation
credit equal to 1.681 FTE's, which shall be available for future development
that requires employee housing mitigation. At any time the credits are used
for future development, the Applicant shall record a document with the Pitkin
County Clerk and Recorder's Office specifYing the number of employee
housing credits used and remaining to help keep track of the credits.
3. The Applicant shall apply for and obtain a building permit pnor to
commencing construction on the greenhouse expansion.
3
,/*"'.....
......'
date ~ 14.015
Chris Bendon, Community Development Director
ACCEPTANCE:
I, as a person being or representing the Applicants, do hereby agree to the conditions ofthis
approval and certify the information provided in this application is correct to the best of my
knowledge.
date
Representative, Aspen Skiing Company
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B ,- Application
Exhibit C Housing Referral Comments
Exhibit D -- City Council Resolution No. 36, Series of 2005
4
MAY-25-2005 WED 01:06 PM ASpFN SKI CO PLANNING
""...." ----"." .,
FAX NO, r-~9234875
p, 02
OWM~ ...<;:'dI.o'5
Chris BOlldon, Community Development Director
ACCltPIAl'ICm,
1, as a person being or ropresenting the ApplicOIlts, do hereby agree to the conditions ofthls
approval and certify the information provided in this application is COINCt to the best of my
knowledge.
0("'
,--- 'date~/~4rb
Company
ATTACHMENTS:
Exhibit A ". Review Criteria and Staff Findings
Exlu'bit B - Application
Exhibit C - Housing Referral Comments
Exhibit D .- CitY Counoil RQllolution No. 36, Series of2005
4
r
I...j
.....
Exhibit A
Review Criteria & Staff Findings
Insubstantial SPA Amendment.
The Community Development Director may approve an amendment to an approved SPA
if the proposal meets the following review standards.
J. A change in the use or character of the development.
Staff Findinl!::
Staff does not believe that the proposal changes the character of the greenhouse or
the Little Nell Hotel. 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 Findiol!::
The proposed SPA Amendment will not change the land coverage of the Little
Nell Hotel by greater than three (3) percent. Staff finds that this criterion does not
apply.
3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demand/or public facilities.
Staff Findinl!::
Staff does oot believe that the proposed amendment will have a substantial impact
on trip generation. Staff finds this criterion to be met.
4. A reduction by greater than three (3) percent o/the approved open space.
Staff Fiodinl!::
The amount of open space will oot be affected by the proposed amendment. Staff
finds that this criterion does not apply.
5, A reduction by greater than one (1) percent of the off-street parking and loading
space.
Staff Fiodinl!::
The Applicant is not requesting an amendment to the existing or required number
of off-street parking spaces. Staff finds that this criterion does not apply.
6, A reduction in required pavement widths or rights-of-wayfor streets and easements.
r,
Staff Finding:
The Applicant is not proposing changes to right-of-way widths. Staff finds that
this criterion does not apply.
7 An increase of greater than two (2) percent in the approved gross leasable floor area
of commercial buildings,
Staff Finding;
The Applicant is not proposing an increase of more that two (2) percent to the
approved gross leasable floor area. Staff finds this criterion to be met.
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 that
this criterion does not apply.
9. Any change which is inconsistent with a condition or representation of the project's
original approval or which requires granting a further variation from the project's
approved use or dimensional requirements.
Staff Finding;
The Applicant is not requesting an amendment to the project's approved
dimensional requirements or a variation from the project's approved use. Staff
finds that this criterion does not apply.
1""
,,,
Exhibit A
Review Criteria and Staff Findings
GMQS Exemption for Expansion of Commercial or Office Uses.
The expansion of an existing commercial or office use in a building shall be exempt if it is
demonstrated that the expansion will have minimal impact upon the city. A determination
of minimal impact shall require a demonstration that a minimal number of additional
employees will be generated by the expansion, and that employee housing will be
provided/or the additional employees generated; that a minimal amount of additional
parking spaces will be demanded by the expansion and that parking will be provided;
that there will be minimal visual impact on the neighborhood from the expansion; and
that minimal demand will be placed on the city's public facilities from the expansion.
An expansion of not more than two hundredfifty (250) net leasable square feet, excluding
employee housing shall be reviewed by the Community Development Director. Expansion
of a building which occurs in phases shall be limited to a maximum total of two hundred
fifty (250) net leasable square feet and shall be evaluated in terms of the cumulative
impact of the entire project.
Staff Findinl!::
Staff believes that the proposed expansion will have minimal impacts on the City and that
the minimal impacts will be mitigated. Staff has included a condition of approval that
required to deed restrict the two-bedroom unit at the Heatherbed to serve as mitigation
pursuant to City Council Resolution No. 36, Series of 2005. Staff also does not believe
that the proposed greenhouse expansion will have an impact on the building visually in
that the area of the building to be expanded is tucked back in the courtyard area at the
base of Aspen Mountain. Staff finds this criterion to be met.
ATTACHMENT 2 -LAND USE APPLICATION
6O;1.,),J.60y, ASi)A
&Al~'\+ ''All
APPLICANT:
Location:
I
-the L'#/~ AJc./1 /oJ-c.1
(,75' E. Dvr.,...J. A,,~..u<: ... L.1Ik 1/,/1 SJ,J,'vij""" LA. /
(Indicate street address, lot & block number, legal description where appropriate)
'2137 - JSZ - S'tJ- ItJl
Name:
ParcellD # (REQUIRED)
REPRESENTA TIV[:
Phone #:
~ ",-IJ./" c::.....~ ];.Iu
----Pt? 6'<))( 5"Z, J
17tJ .1Z14 'ZS-
A"d.:I,.e.J..5L+,t. - t!..4../IfIeJ7zil"
-z. Z 3 11,4'1",,,.-1 A_..~ g.,s.,I'-,; C" '8/~Z I
Name:
Address:
PROJECT:
Name: fl..,. L,'fJ./~ Nell- Cp...........!,.....!...,; E..x.r..s/...
Address: (,75' E. J?v.......J. Avellv't" 1 A.1pc..) ~" 8/t,1I
Phone #: 17(). 'Z(). (',35'1
TYPE OF APPLICATION: (please check all that apply):
0 Conditional Use D Conceptual PUD D Conceptual Historic Devt.
D Special Review D Final PUD (& PUD Amendment) D Final Historic Development
D Design Review Appeal D Conceptual SPA D Minor Historic Devt.
D GMQS Allotment D Final SPA (& SPA Amendment) D Historic Demolition
~ GMQS Exemption D Subdivision D Historic Designation
0 ESA - 8040 Greenline, Stream D Subdivision Exemption (includes D Smal1 Lodge Conversion! ,
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split D Temporary Use D Other:
0 Lot Line Adi ustment D Text/Mao Amendment
EXISTING CONDITIONS: (description of existing buildings, uses, previous aoorovals, etc.)
IE. 'I(,.~.tI"'1 [,#1,. lid} lIJ""j J 7"'V'l'''~-,r J>T ,.,to- "1 ,'" '* 1 S:.. P 11.
PROPOSAL:
#<!./ L",.,r.J,,/~ ....."'.. "'r 2../7 s..f.
2.9/ .5.~
eN
Have you attached the following? FEES DUE: $ (2(J)O
o Pre,Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #3, Dimensional Requirements Form RETAIN FOR PERMANENT RECORD
o Response to Attachment #4, Submittal Requirements- Including Written Responses to Review StandArds
, Approved for Paymem
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with.q9nm-onic copy of all written
text (Microsoft Word Format) must be submitted as part oCthe application. Acct.Dist.__--,.,.'
P.O.___..__ ...
Date
c
F^'.....
= CCYARCHITECTS
March 10, 2005
James Lindt, Planner II
City of Aspen Community Development
130 S. Galena Street
Aspen, CO 81611
via email: iamesl@ci.aspen.co.us
RE.: The Little Nell - Greenhouse Expansion
James,
As requested, following is a written description of the Greenhouse Expansion project at The Little Nell:
The Little Nell intends to expand their existing Hotel Bar/Greenhouse dining & lounge space
by 217 net square feet. The purpose of the expansion is to provide additional seating for an
already popular and over,used bar operation. The expansion will also allow the hotel to
replace the existing greenhouse with a more weather-tight, insulated structure.
Please let me know if you require any further information,
Sincerely,
Susan Touchette
Associate
COTTLE CARR YAW ARCHITECTS LTD
228 Midland Ave PO Box 529 Basalt CO 81621
970-927-4925 fax 970-927-8578
info@ccyarchitects.com
MAR-02-2005 WED 05:12 PM THE LITTLE NELL
FAX NO, 970 920 6301
p, 01
-,
.~.. '
Eric Calderon
March 2, 2005
The Little Nell Hotel
675 East Durant Avenue
Aspen, CO 81611
970-920-4600
Aspen Skiing Company
P.O. Box 1248
Aspen, CO 81612
970-923-0523
The following party is authorized to act on behalf of The Little Nell Hotel I Aspen Skiing
Company regarding the Land Use Application for The lnUe Nell Hotel, Greenhouse Expansion:
Cottle Carr Y;rw Architects
228 Midland Avenue
P.O. Box 529
Basalt, CO 81621
970- -4925
signed,
r/z,(P r
Date'
Eric Ca n,
Vice President, Aspen Skiing Company
RETAIN FOR PERMANENT RECORD
Approved for Paym~______
Vendor # _""/_'_"__'''_' ---
Aw Dist. _'-/--"'-'" ,_.m___
p.o,_-L----.----
Date ,~-----'
..... w 'f' lu IS
..... ;:) "' ;,: >-- -u ~
<J> W 0 >-- ~ 0 %
>- >-- W v)z lii~ 8 0 <J> ~ W (5 ~
- , 0 <
~~ ~ .., 8 =>0 N U ~ '" J:
u wZ Z~~ M "W Z . ~
w ~.!~~~~ 0- ~~ W ~ '" ;.: W"- V) :tI.
U IV) 0 ~ .
>-- J:W 11.0-0 ..: OJ :::>~ It: g
H!~~ I ZZ w
It)1- V) ~ ::> z '" t!lz w Uj <(
J: ......... w<( l'oz <(..JII) ~ U -15 ~ -' ,
~~-:~1 we... Uj w () ~
u U f:jc..:G ... I: ""x -o~ 0 ~ J: -'
'" OIl .5 \9W U u 5 <J>
..: ;:) 0 OJ U ~
:::i c IQ)
c
c
,,<<
c
V)
Cl
Z
~
o
..J
~
;:)
t;
w
!::
J:
U
It:
<(
..,j
zo
Qi}
I-Vl
crl:::
VlO
elSO
VlZ
6~
i=elS
1-1-~6
~Vl..Ji=
1-:::;5~l:rl
UJZZ~Vl
~:5:5o~
VlI1.tl..IOVl
a::a::a::Z_:::!
~OOllif2~
OOOa::OW
U~~ClUO
..J
~
;:)
t;
;:)
It:
l-
V)
~
Vl
1-1-
VlVl
~;5
zz
:5:5
tl..tl..
ClCl
ZZ
:J::J
WW
UU
00
UJUJ
1-1-
UU
UJUJ
...J...J
u.u.
UJUJ
a:: a::
t;ii~::;
.::i~<t~
~"'~5
..,~"'~
~~E!~
bl<i2j1!!
~w
g~~"
>=''''''''~
8~1:!~
~~8;
0" "
~E!;i~
5t;~.;::
:='w=>1:l
"w"
....l:58tl
~"I-e;
~~!;f~
~"~~
~~~...
:3~El~
<l:U::!:;oi
~~~~
........"'<
tlt::;
8~
::>::J:~
ow"
:],:':l:;
~~~
WW!
".
~~
:~,
i',
w.
,:':"'0..
i::l~
>-~i
<".
~!i!~.,;
u"'i1f~
.....Cl<<[
1""uot.
"'~~;
~i!5~;$
~m
<i!~t:;~
g ~~~vi
w...._ ",<=><=I!z
::J05 -~lii!\li
~~Ei:;;:~"~Q
~8S!t!!:.,;~;qIl":i
--,:=~:~~l!l~!r'
<i!<=lc..Ct;~~I:;~
lii!t:l~zu_",,_
~5"':=88E;f:';B
...JC!f~Zl-lij"":r:....
~lii!l-~~I6l~~l;l
t:l",<l:loJ~l-z;;l
~,!:;!;:~c.....t;~l;;!
<=l>-....bO"'li""
~~z~~~~~~
~<>~~5~!lg>
:;~~ll:d~~ gj
~p~c5!~I-~~
""~l>:....~'+!i!l;~
\;;;"'lu@i",'::....<:l_
....a.......zot:l;;!""
~~l!l~~i=~ ~
g~.~-~~". 0
<=I'Ca~ a!2!:i!,s
wii2>o Biitt;....
~~::l!!!~tltl~~
...."'......<<<>:"'''''
.
Ii
~~ ..J
,... 'f><-;J w
,...'!3oi!i,..'"
z'='''' z",
~~~~c5
wl!i~~.J~
~.....~ua'..,
"'....Oz....
~....il'5".....~,..:
:~~~~~~
<::l , L...~z:;;
:;;~"'cl3~~
-"Ow".
!;1<5'tel~~-
e[;;:::>-s"'t
",,<.Jli~"'~~
!Z~<">ziS :;:
w"'<=>-azu
~!r!~EJ:z:~Sl
g,...w"',.......!t
"'<...~i~lil....
t;~~- 0
~~~~~~:
z...Jc<O:~.w
"'CO% 101....
u;~~ ~~
~....""'..""'_LJ
...."'<""...""Cl:
VlVl
ZUJ
:50
tl..Z
Cl..J
Z<(
-a::
~UJ
<(Z
a::UJVl
U.Cl
-'OZ
~ZQ
1-....1-
a::......U
<( UJ
tl.. Vl
if]
"'"
E-<
o
Z
....:l
<r:
0:::
"'"
Z
"'"
'"'
u
lll,Ll
C'C..o or-_
q~~~~'"":oci
-MM~.q"O__
<(<(<(<(<(<(<(<(
<
.
~
~
N
Vl
1
1
- -'-'-'-'-'1-'-
1
e ....w..J"t!
[;;lll", ~i!'~""
~;t~ti~"''''l: ~ ~ z
"'i:",w ~"'I-W-
"'........ '" "'z
~~8;S!l!! ~~~e~l:t
:l:z l><....cul!:I"'IotI"'::E.l;1
:~~:li;u~u;t~@i~13
"'l'! :r .... i5:t:z:", ~
zl!!i .....""~"'-"''''-E
c :lo,..Wf'W:J: j3:r z
>=bI~"'~ lS>~~i"-
E~>e>~'I:~t--1- ~
t;;....l~(~!,~>~~~~ t:;~
"'i5~5w ;:. ....-....Ji,..
awt::::.!"'e",i':~t::;....a<t
15~t;zj12~:i~"'~""g
...z~!.tl:i!:E><=Ia@l!::l~o
""1!l-S"'eJ"'~ L... ....
wi<Ii""'lio""~~"
~'i~:i:!!:::l .!"'~ilj>=i'
>-w"-", ",0<....", <3'"
"':r~i1il:2Wi""~~~-<
....>-"" c Zw ~
~El,E!!:;c?' ...!"~ fS~
ffiEJEl~a """'>:
.......11-"'..... ~
lii5...d 5
,..u"':<i!", W
~@ift:i~ ~
"
.ft
~ ~ ~~ ~ c
~ ~~ 0
~~5~i5 < "W i b_ ,!:", "
~~ "<> ~w> S~ g; ~
>-C~- "<
............s:'" ~":.litl!/ 0" _s:~ ~~ ~
~:=~~2j ~~~ wi i5~"i
- - , O'>~..;~ ~u ~~ o ~~ ~8
Dt!i~'" "o~ w" ~~w
~\i ....lI,! ~$8 ~~;j~ "0 ~"i~ -~ t~" ~.
~"
~~!t!~~ oili ""....d= >" ~i::~ o. ~~ ~i G~
....~....~!z ::~g E~~~ o~ <>w r=~ o'
;::'0'>-' ww;:!; w" ~~~ ~~ .. ~~
~~~!z~ ~<> .~"g i~ g~
",L..,.,,:::.tl ~~ ~~:l> ~'1~ ~~ 89 ,,~
"'","'We ~~
:::~~::l~ ll(;::,~ :~~ ~; ~~ ~!;
!~~~~ ~~~ lI'!!:! IS ~~~ "~ <"
w "0 ~~ ~" "" ~;
WO " >--..."- >--z ~e
lll~~St; "_w ~~~~~ B~~' 3d "'13 0>-
@i~~ ", ~ 0" " ;;;!f!l
....I'>... Ill. ~ ,- ec t:lt:3 ~~ 1;;::' "~
uoo ! t:t;", >--
~;Jo~i~~ ~w~ "> w. <" 'i L..~ eJS!
"'!i;::Jo~'t ~" ;t~ . .;
...~- O'>lil "~il @itli::g:.... w 'U ~~ > >. ~.,;
O'>~~~....... '" ~~ "~~ i~ l=~
Ii !E1..i -<I ~a;Jo~~ >~ w ::Jo~
~~~ ' 0 ~~ ~Ii
>f:l...l/!l:i", ~~ ~ " ~- <
~~!:i~ ~;~E~ ~i w ;!
~~Ii3~$ ~. ~~~ " w..... u!!1
iz~z 0" .0 ~ :~ ~*
w. . ~~ "0'
~~gS~~ ~~i~ ~!l:E~i!i Z"" ~~
0'" " ...ai wu
0'>"'''' "- u8...u ~o U""
c
~ /ft
.- .-./.-.-.-.-.-.--@
/
,
,
"
,
,
,
.'
~
<!>
)l
.
"
J"J
"
.--@
~
o
3:
1L
o
Z
o
I-
'1
U
o
,J
~
3:
o
::I
<I)"
~~
--1:-
(Ls
>-w
UJ<I
~ll
"
+i >l....i:E z d
.
J:
~
o
Z
I
~
z
>=
~w
~~
,...-
0-
<J>N
z')'
o;;?
~@
C)_~
z!!'o
-0
;':0 '
o !!l
....s::!:V) ..
...J _'" >- V)
o""....sw
LL.V)<{U
wZZZ
::I:O<(W
>---"''''
"U"J!:::uJW
zwco::fu
oog..:",
-::>~
~...Jw~~
~~~h
ltt:io~~
~!!:I~...J~
t:i~~t;:;~
wo..<(zV)
a~;:)wa:::
",o:oljlo
o..l-U"J_LL.
gl
>--,
~
J
g~
Q~
~~
~t;;
oz
""""
"
-,
--
'NN
z
~~
Iii ~~
8 ~~
~ ~~
~ "":2:
U I I ~~
Lij ~
~~oJ
~ ~Uj
..: ~ilim~
~ l!l~a111i
"0 'j'j~:
2'<101';
9 ~~f5~
:
~8
~-
IQ;
.- -I
QO ot -I
Ii Iii i i
I"
II
II
II I
II
"
~ID t ~ \.
~ID "---
//"
~ - ,
/ I
I
(
~ID
.
J:
~
o
:r
r
\S)
1l)
D
10
1.-
~
~ooooo, I",
I~
Ie
lj
11"
-
~ II
r-~"":~
J ~ ~~
'" WI!'
Z
0
I I
,,~
iii:
~~ ~!i
I == t<~--~\ I ~~ ~~ ~ Z
. \\ I~I \ :R!l I>:~""
. -----J, ,I - _ ~"It--- . _ Wu I:
o ~ 'Z_ -I
- II I L ~~ i~
- II ~ 3:ii) ~E
_ \\ ~ 'g p
I II ~ t--.. /'-.. I I,
-= ~ 11'---, ~ I I I,
I !I ~ \i I~ ~ I ~o ~ ,r ~~I: J~~JJ~1@ ~
g~ iOI II iil ct ~ ~ ~q II Qj1- "-10;:)
~ >:1>: II , I -, IL II ~-io ~"'w z
1/ ~I!' II o~ -,--.L,~ I .Lii. .~ ~~'lI;:::
~ll ~ 1// ~' ~::t"''''~ 80 ~~~ z
jQ I ~~~. " ~iil, ll..~8
.. f- II "'8-1 I \~'I' "'X(j, ;:)(j"''''
~~~. f- / ~'S81 lli!l; r--'\v' I ~j\;1 ~\;1l f2
ill1.l" f- II ~~m ~gg~, ~'''f.--I _~_~6~ ~o~~;e
/1 ...Jd)~ O'i!!! I. t--- ('I')
o +-:r . m ~ <(
l r--J~--- ----Ii -i/-
I . I-- --=\=--- II II
/. '" '" II
/\.' - I, I;
/ ",- \ @ ~= ;t----!J
ce>:1 : h~1:oCT""-~--sin-~o ;!-----ll \~~-:-=~W' ,~,:\\ I ~
$ 0'" 8 ~ ~!'I5~ ~ L___J"l ih. ~~8 Il 1Jd) ,"
-;1;;',. -.. I,,,, II~. ~II' ~QQI : O~Q~I '\'\
~ .--l1!.L I II Ell' ""i '" ii'\\~ I JJ :B-1 ~I" " \
~~ ~ ~r::: lI'i llX2i ~~~. I I u:' ~~ ~~ '~\':\
Il'OJ 0>0 I I I Ii' WI>:~ ~ ~ ~~~ ~ I ~ ~Il' ~8 "',
I .10,,< ." II ~Q lJ!ozl I~;r ~~ ~ '
I plk' ~,Il r W~~~-::;t
~ ~ :, L____ wEi ~ ~a~. ~ (/~~/ ~",' ~ g~ @
tJl 1 -I oil> (~
- ---------- -__~____~i~ ~ ~t
--~-----~~~---!----fi~I===~========-~~ @ ~
,,~,o~ ~~b ~. ~ 3t
'~ ~i~~~ ~ @) .;' o.
W ~N" '\.:i ,,~~
.- 'OC!il \ 'O~ 'O1!!ll ~
, ., ,. , . "" .11'1 \ .0".. (' ill "'~". Q"
@) '(y ~)~iiIK"~~;' // $
Z~~ z
l v ~- ~ I I 1;"]\ 0
.f<",. / 1 I kl '~
~~~ j1.~ ~~j1I>:-I /... ~ ~."(jj1
zii'ot iii~ot Eliiii~~ ~Ol"g> ~. .fL 'lI1"::J~~
~~ ~I!'~ II'~X" 'l'1lI~1" ~ H~~
W ~1lJU- ~~~ uf lE 2w
~
\\, I
~~
<I
'"
ih
~E
~;:<
z
<t..
--l~
0...-
[l':~
Ow
0-1
L Ir~
I
:>
w
c~ @- 0:_
Ii
JL
~\
$~
~~
.?"'''''''
""-
'.'_"_~_"'''''~~'''-.,_.-.~.,-,,,.~.~,,-
>s
W
U~
I
U~
-I
-I
W
wZ
J:W
1--1
~
::i
o
ZO
W~
11.0
~....
o
u
"' :s: ~
~ 0 Vl
~ u :>-:
M .. a:l
0: >- 0
<( OJ W
::i' z ""
U,j ~ ~
~ ~ [3
w
lI)Z
::JO
0-
Ill)
ZZ
W~
Wx
<l<w
~
- ,
~~~ co B
'".~'.
> '2"~'
~.g ~"f tc;....
, >'""
.l.~",,>
310001;:'"
~WA{
z ..c ~
"I c
:3 ,
Ii ~
~ .
11.1- ~ ~
15~ . >
.
U,j ('I) g
0 -' g
.... i5 <C
IL Vl u
~
@
~ /
r
"
3D +
I" /
'" J:
It Ii;:
- - 0
/ ~
/
z
'<1:..
--1"
lL:
lY~
Ow
0;;/
till
~
~
0:
"W
WD..
"'l')
i!lz
-0
-'
5
OJ
I II
D' II
!!!3 II ~I~
II
f II
II / ~I~
II I -l
<I -l
CI ~ -l <I
'i1 -l '!'
" ~ - - - -
iii ~ 0 ::;
~ L D
X '!' w ~
w D
/
/
I
J
,~/
.. ~~
c
~
-'
8~
~
-'
W
~~
i~
~~~
~Oi
- ===~========, ~ ~ S ~
:z ~"\j
D "
~~\.
~~~"
"
,
,
,
,
,
'\~
'\
,
,
,
,
,
,
,
,
,
~~
,
,
,
,
,
,
,
,
,
'\.
>:
C'l
aI
~
~~
-'
'"
UJ
<L
IL
~
--a--- "'-_ -
z
0
~
'"
z
f=
z
8
0: >:
~ C'l
. ,'",
~ ~E~ hJ
w mal; ~ -'
w ~ '"
Vl z-l 't'
-"
~u w
~~~D C'l
-'
I-lW
~U~D
o\'!(\~
LD~
~Z<,(d)
"~,,
3~
~if
ul"
U::~
8~
>:it'
~
-l
-l
f
diQd)Q
1U~-l1U
~It'~@
IL~'!'
2~~~
~';:\;;j@
-lD~
UW-l
QW"IL
~irl@~
"~DiIl
n:'2~o
~1Ii ~
~I
~~
~3=
",.
@
."-,
-
0
if;
if;1 . UJ
UJI ~~
i~1 ~
'"
"-
0
~If] I
@9@/
/ ,
/ /
/ I
>: ~I~
C'l I !I~
aI~
~
/
~~
~
'y
'"
is
"
"
t ,~
~;;;R-
0<(0...1
~~~D
"'~I~
jU-~~
<[,<(u-
~F&l
3:QQo
gi5-lif
,,,,;;/w
!!::-<{3=~
8H-::
LUDIIi
o
cj
W
cj
W
z
D
CD
>:
8
~~
ii::
-'
<(
~I~
'"
=
\
~
~
...J
>- V> ...J LU '" 3: f- f- W e
f- - E W UlZ 0 8 '" :E CIlCllZ '" ~
u ~~ .8 ::>0 ZO N Cl .. ::::IZO ~ I
"^'N wZ ('")' ~ &i '" .. ~
W Ii O~ ~ 0- w~ "W 00_ .
U f- "'1l'f"Si'- IUl '" >- 0 WCL ~
~~~~l J:W ZZ ~O <( OJ UJ =>t:) :z:i=t; it lIl:t
I I-...J LU~ ::; Z '" t2z a:i~w g
U u ~"'(>-1 <..... w 3: u -6 w <C
d J: LUX 0 c;: !i! WWCll --J ,
'" ., ~ --J 5
<( "'LU U '5 a::.....oll ~
<.9 o u OJ C)W '"
:J ~
<Q)
1 lH913H MOONIM f
N".,{i
i
-' ~
)! 0
~~ ~ ",' ~
~oc ,
11'- @--_..
...I~ . :
~~~ !
~~~~~..,..
"oc~
~..q~ ..;:;j
~U~ :
-~
c
c
(9)-----
r
'-
'Ii
~~
oc~
@U
~I:OC
~"'t2
~iIl~
0.. ,~
''ll~
~-~
3:~~
'l't;:tt
,."".
'.........
'll
n
~
-
~'ll
f<-
at;
8"
~~
a~
w~
"I:
~a
on~
D
'll
~
on
"
w
~
W
Z
..
,
,
..
..
,
~)
..
,~
-'0
"'~~
w~~
15o~
g~~
l~I3HMOQNIMI 3;2<?
..',. /' "" 'l' ~ II'
~
o
~'"
8~~
~gw
w ~
z on
I
'.~
~ ~
w
,"
~~
~~
Ii
~ ..
011'
lH913H C!IOOQ I
L ...~ .~
II ~~
II! --+
I~
II
II
ill
d)
::J
o
:I:
Z
ill
ill
()[
~
::J
()[
:I: &
f-~
Z'
O.
~
1--:
UW
~d
@ a~
~.
~I:
t;~
o
0"
'lZ
jl~l1
'j OX
I \l~
j ~~
e--- - --
II
~
elJ
~~~
"'~w
h~
!;lid
ill'"
,on
'il
Ci bJ
z ~"im!l' "1
;:! -~U~ I
~ ~U~ '
~ ~ ~ \I f----'
~ o6-'_~
I '-I
I .,==:11
't
C--"-j,
!~I
'1-------,
I '
,E'I
@
@
~,
'0""
.0.,E;
z
o
I-
<[
>-
ill
..J
ill
:I:
I-
::J
o
d)
ill
d) .
::J~
o~
:I:.
z~
ill ..
Mt~
~ll
'"
"-~~._-~_.^,,~",-"-" .,,~,_.~~-
>-8
W
U>-
I
U~
- E
Rl~ =8
.".;.
~-8~~!
.."ffj:!'_
~~-~~!~'
"'1
.ej .s
...J
...J
W
wZ
:I:w
I-...J
~
::i
UJ
UlZ
:JO
0-
IUl
ZZ
UJ~
UJx
Cl::UJ
(.9
o
ZO
W~
!lio
<(....
o
u
"' 5: >-
~ 0 ':'
, u >-
("') .. co
'" >- 0
<( '" W
::; Z '"
.. 5: u
W <( W
>- '" I
C!j 0 U
>-
:E
'"
..W
WO-
=>t:)
~Z
-is
--'
5
'"
II:: all:: W <;>
OZ05 "
9000 ~
II:: - W ~
II::bz::t w
8l:l::~ 6
"'
N
.
lllt
<(
"
~
"
I
u
~
~
.
~
"
~
o
u
~
Ql
II@ 111~
f ,,'ll'-,a J
C !
-rJa
.~'" .fO-..
I
!~ b
.'
fj@ ro
I
~>- 0-'
Q<I ~~
~~ U ~
&f~ ~Jli
~ - OF' '<t
-W9 ~ii' I-
~~: -", <l)
~2 Q,'.
0
Cl
."l-,~ ()[
()[
~ 0
N 0
'lI <I. I
Q ..J"\{ . ~
>-r)~ ~-''lI
& ~ Q..Jt=
~"q' \'i1t'!!1 ~
' 8'00 iL:8lJ
~9_g~~iI'o(l Ib
WI!) "\{t-t- t-~
8~~~~~~~i! z-
t-0:;;d)~0 0 o~
<i5~"xJ;;o~n~ jj'j~ I- ..
OW
ifit-ow~o~."\{ IMQ w;i
M2..J ~~I!)..J
!~ ~~~~~~~ >-~ <l)ll
IllS
~g<l~'o<l"~ ~o
-'N 1<\.. z~ .
~iIJ ,
~i -'
UiI'
~
'"
.fs-,o
~ ~
-'
'!l~. ~
N
~ f~
c
"'~
~
~
~
.'
~
@ '"
0
, j' B~n
1 .f<,.l
, @ 8'0 ]0
NW
~>- ;.; It:
olll~
(g (j
~It:
@
, ,
1 .0-,G ^
,
1~
~N w!1
;,
@
,
^
I -f<-,l I I
LJ]
"
~
r- "'~ 'l.ro
'- .'
~ ~ ~
@ . 1- 1
. €" ,L '
, t--' D]
0 1
.~-..
.r j.
N .T€"-'<;
"'~ ~
.'
~
h @
~ j-
0 ^
"fs,.,
1'-
"-
-../
u l&i . g i;j '"'
(J w .. 0 !!}<
/-. -i '<C&!i?ff 4IZ 8
"0 rEb.,,, Bs/-.
- ,j,t:J~S!s o~
'" 7}(JS:!;R ~ iE4I $~ '" 0 co /-.
(J U ~ g~'s: ~!J :J::< r>)' u:;;.... j
'" fL.. Q ~~ 0~
. , E 8;0 Q:' >-." Q)
'" , l.lJ~ " '" 0 'oW
f3lJ.i '<Co :E;:w !J"-
'. s d !::i~
- u /:!: w --
-../ ({'" 0
<!fou ~
s
'"
1
-tf)-.4- _..
"I r.'fl _
~I"it :
ata 8~~'-- ,
.J~, !!;j pi;~i ggj
Ii Ju &8~2 ~lti: ~iJR d ;
~" "'~ 8a~"''l~a~'''i1 !II;!"'".", .
W. "'I" It It It It ~ ",' 0 .
IE& JEw ~H!~~ J~~~~ ~L~ ~ff
· "1l.5, o~ .5" o~o agE ~If ,
I
'~ Iii
I-- -Ifl. I
. ~i5 ,,- p
JiM!
"'II'! !J!% "
J1 8:1 ;
~ii I--
~
It J!
,j j3
i'g ,,!
i~ Eg
ti~ ~~
X"
Ii "'Ii
~~
~7 ,..:
~~ l
ih "
UO "
:~~ 1
~ti &
.'" . z
. UJ UJ
~l\-~ ~
<t.n; i I
g<llt~
!!!/Q~
rlll'i/
. "'~
':iti2
I
1
I
1
I
I
" ,
Ir
2
.~ ~ ;! ~
~~g ~I+O ~ 0
Crt ~YUrt ~~ii!
~l~ ii\!HG~ 2~
I .~~g~~ng~~;~
I: ;l~~"~-'~r:t r
1 ~~ o"~~~~~h~
I !i!fg8~~;~~~~~ U
~ ~~~$~~~Ir~il 38
o ffi~xWilllr~~>-w "oJ
z~~'WI:W.NW.~ ~,
<[<[~~.'.,k:n~~1=.#z; <flu
....~:>~~ , , I rur:
~, "r' " r:
'~ (
~~@ g gE
~~,. Q "..
'<t~: lI) :;[ X
~~ 8 ;;>N
11-0 "'1}:
~~~ ~ 1~
XW3 )( wO
(:)I:u - I:
J~~
~-
x~ __
.N.__
,~ '
W ,
>-
x
w
.o~
~ j
-J '"
~'" ,.
~8~
~
o~ .
g2 u "
~
~ .
Wo~
(jUl<<{
~ ~~
Qt;~
ii x-<(
011'>
8E~
,. '.~o
~~
1
'0
~<l
t i~~
'w m
~>-
~~ ~~
-"'-""',--..
I
"
rn~
, iI' '
z_
0"
::J~
~r
LU",
~~ '
o~
::r:~
z",
LU~
lltl?
"iI'
I--i!
~~
u.
ZG
0"-
u:
<l)~
1;
~
o
~
~
N
~~8~H
~b~~~
1;~;;'Q~1i
~W. ~_
lK.~-lt
o~ lti!~
h~~w
~r: ti
.f.
1.1)
~
iff
cr!il
;::f
~~
~&
Uil
IS!
!i~
~.
!!4"-
fL:
n- f:::l I
::}~
a~
"fl
-~L
-~
oS
aD
z!'!
3:~
,il
/'!
;;;
~-
-0,
LU
>,
"f-
LU.
1L~
0:
o~
()(=
('I)
~
W
ill
~,j
I~
~~
~IH
, ~~
;'~~l!?o
. On
o~"
~g~
o~..
w~ '
~-!a
~;:!.
"l"~
iI'",~
U:O,-
'-''''-'''0".
II) fiJ
::! '" t--
0
;! <
co . "
IJ.J '" ~
0 <iJ ;!
~ ~ ~
J' if
~
co i"
0
0
i!
\Q
1
O'R
tr
d
ill!
.0
Iliff
I
---11
---I
~
~
~lli~
z:
o~
u-
N
--'0."""-";
1;iI'1!i~l1~!jl1
~~~)-i!~~~
Q~~r'<(#G;1j
8~al~~~ ~
~Ir ~ 0
<'16 0
#
!!iO
". I'!j I1J
11 ~i' j3
!ill: if "'f
(fJ"'l U!1) u_
yal ~"' ~~
J~!#/R !#fJ!
fB
~ ii5if
of!'
D:
..If'
I
f
",
,
,
"
~~~
-1lQ'
~~~
""'''
"~~
~o
l"
, , 1"'1/' 'ii
III II! ,II, -I, i, 1,'1
-I ii_I' 1/== 1==: I 1==, 11_,-,-,
'-I ~ 'II~"I_III_
ill=-, -=lli-I 1/ /'!I,~-II'~il '=-., '- ,f~1
-'II_'III-z=-:.__, 1-_,1..
;--LJ'7J~ffT31' 1=_,' 11=-_;, j J--
I I /==1 I 1--1-1 ie' '/J 'CI-,ci.'-I 1:-'-iF
=1 J 1==1 -=, i ==; ,1-;-T--L:jTT.!.,'--.!
-1- IL, '-II i'-II '__I' '=C:111__, 11==
II--~ 11-:--:' 1,1-:--:-;. 11-,-,/,-,.-,-, "_
~
~ci~
O~'"
~a:~
a~~
i>xil::'
oH'~
~H
1!:~O
~
'0
~~
~j?
,,~
oj"
/'!.
"iI'
w
IHW
,.,
..~
00
OW
Z~
~~
.,;~
o :J
., '"
iii"',.
~ ;!8Q
'lr d) If
~H~ Q .
~; ~u
--~-
I
.11
~
"f~
, iI'
Z_
~I
~~
o~
::r:~
z'"
LU~
llil?
"iI'
~g
LUID
u.
ZG
0"-
u:
<l)~
..".
_.--.....__.._._"'~.._...'-
-.------..."-.--
...I
>- Vl ...I w U') to ~
f- ~R;~ '" g W VlZ 0 8 ~ f- f-
U ~o ZO N Vl ~ '" ,
wZ ,
UJ H~ii!~~ o- M U ;.: '" ~ ~
U W:! <D "UJ
f- "'C ~'fj:.:j._ J:W IVl '" ;.: UJ"- . . <
- W~~J ZZ ~O <( <D 0 ::J(,9 "! ~
I UJ 0
:1 g.<!S: " 1--1 W~ ~ Z "" l!Jz ~
U u <(..... ~ U -Ci w
'" ~<>.! $~ 1= ~(;'i 0 w UJ
!;;: -' --' ~
<( U I 5 II ~
(:J 0 0 U <D <C
:::::i Vl u
~
@
I II
9d"i II
II
",0 II
r II iD ~ID
II
~n -'
-'
~i I ~ -'
-' <I
~ -' w
~ ~ z
~ ~ ::;
C " ~ Q
X ~ ~
w Q r
\S)
c
~
@-
fIi~
~~
~~
~~
"~
~1'
X"
w
r'
'-
r
'-
'""'=
I
I
I
L___--'l g ::lIiH
II II Z ,,~w
'I 11 3' ~~Lfi
I ,-_n-~J J1~ ~~B !
-r--- ~;;t t)xo
I x~ z~~
I w~~ ~~~ I
I h~ ~:i~ Z rJ
L____ iE~ 3;~lIf /~r
ill ~ //
~~~-~-~~~~~~~~!~~~;~i~~~~I~~~~~~~~~~~~!f
~
.
i I
~
f
.
:a::
l-
ll::
o
Z
I
~ID
z
<t
--l
(L
~
Z
--l
ill
U
0..
ill",
t-- .
U~
ill'"
--llii
lL<I
l!tll
I
-g-
I
r
L
'"
~~
it~.:il
~t-.-:
,.~~
~~w
-"m
<Ix,!!
~~~
~2l1f
I ;
I
I II
! i~
c.-::.-::."J '1
~~@
~-'Q
~~ill Z
2~~ ~
~ Et~ =-
X:r::i Z
WU-
~t:t~ ~
o~!l 0
i'~ ~
o
u..
.!l
~
o
:;;:
UJ
UJ
Vl
"
~l
~I
!II
ul
~I
~I
~
~
~Il'
ill>-
d
IL
~
-"-,.,~-,-,--- --...,.--
--,.,~ ..,.-,.... ._--~ ..,_."-',_.-.-,-' --------..--.-.-..-."
...J ..c B
U1 ...J w "' 3: f- Z
>- W 0 to ~ ~
f- .! V'>Z 8 0 :E fa:) I
U H~ wZ :JO ZO N, U ~ '" Ii ~ ~
W ~ 1l ".~ O- M " "W ba..1- <
U ., W~ . ~
f- ~~ "f~ ._ ::I:w IV'> ~ fa 0 wo.. ;,-
.~ ~ o-fi ZZ a.. 0 w ::>(9 WCl~ ;:: 0 ~
I RO: ~ I-...J W<( VI..... :;; z '" ~z .....Z Uj
U > ! . '. w"- <(0 Uj ! U -9 LL.-
U ~. ,e~ 1= w w::! ...J ~ w
'" ""x ~ I () ~
<{ tClUJ U 0 U 3 ll::W c(
<D U U1 U
::;j ~
@
I II
9d5 II
II il~ & ~ .
",tj I
f II SO
II :I:
II / W Ii:
11'_ -J li /
00 -J
Z~~ '" -J C> 0
'" -J ot 0..
I 'iJ -J 'lI Z
'" '" - - - - -
C ~i;: Iii '" 0 ::; - - I
8;;; '" Iii 0 /
x ~
~~ '" 'lI 0 z
<t
/ ---1
(L
ilo ~ ~
aO
---1
ill
C> ~ 0
"
8" / Db
!:1Ii~
, ~~ w~
w ,
~-~ I--- .
Ik~t V~~~ 0,<
ill"
;jl;oil1 ---llii
"'(ljo lLot
W-(i \itll
z-JI" ~U
:::i:iz
"'--
....='Il z-
-,,-!.
~~~ ~"l'"
tjd ~I~
-z"
c &"'~
I<~
fu 0 ~(j
10 ~!i:
C> '"
...J
8 I!] ""
<( 0
>
w 5
-'
w
~
~!Q]
-'
"'
I ~
I
zl\ 0
o g '0
~ j~ 0
::> ~oo;(w 't,
Z a..3tw
F 'iJ"';; w
z 8'" i~\
o ;0 'iJ >:
~iC C>
U X:t:i ~
0:: wu-
o ~!;{~ "-
'"
u.. OIL~ ~~
~ ~.
:;;: "' 0
~
w C>
W ...J - - -
Vl
~~8
"II'
,;,1Ii1" @
~~i
h:~
E~~ >:
Z~3: C>
!: ~~
r '"
~
-- <(
C>
"
@
~l~ I
"JlL
~I~
I
. ~I~
I~
@
CIJ
"...
\-.
>E
w
0>-
:I:
o~
-<
,.'1....
~
~fe
~~
\J~
<i;j
'-l ~~
~ iS~
p;: ~~
~ ~~
i':-: "'~
c:5 ~~
!.l::J
5i~
~'"
~
....~
~Ii;
'":!
0:'
~~
~~
~!>I
Illl!!
~~ ~
",I""
/
"
cS
c
c
Hill I
~l~ J
...I
...I
W
wZ
:::t:W
1-...1
l-
I-
:J
o
zO
w~
11.0
~..J
o
()
~ :E ...I
~ (!) Ii:
, ...J
N :> ~
CD CD C
~ ~ ~
W ~ lrl
~ 0 i3
z
o
;::
()
..:l
~n:
en en
enz
-0
()
c::
o
11.
~
'"
~
~
<;
~
'"
~
'"
~ is ~~ '" Ii
.... ~ ~ ~ ~ ~ fe~ t~.... ~ lil i5
~ .... ~ Ii ~ f;j ~ ~~ ~ ~ ~e '" ~ ~~ ~ "~ ~
~ llli ~ ~~~ ~ '" ~ '" "i!i" <i .. \l it ~ ~ l!l t
i;!Wii:"'~'" \'J", ~iS '""~"i5 ~ ~5i"~ ~:<J~'"i:'
OJ- ~l1! "\~'" ~ ~~~ ~ ~ lil ~ ~ ili~ '" ~ ;/lQ ~ ~ !Q~ i'l ~
" ",)1 "'~I:j " ""," ~ ;! !l "''"'" ::J", i'l "'~ tI' II' " !:' '" fe
~ 1313 &"" :;; !\ill:;! \l S! t;; tll '" "",!> "'" Oj~ OJ,, <> (j ~ is
1i1~'" '" ""~" l'l - '" "" ;,,"';/ Elli '" '" '" i!!il Ii' ~ '"
~ ;Iii " ~ <s i! '''~iQ ~ ~ ~ \'J~ 5! -~ ~ ~'" ~~ '" \1 H l:\ ~ '"
~ ~~ ~~~ ~ ~~~~~~ ~ ~ ~ ~~~~~ ~~ ~ ~~ ~~ ~ ~ ~~; ~ ~ ~ ~
" '" "'''' ,," ::Ji:iW i!I ~. N~" <:J " it ll~'" 1\'" <i <:i;l ~- ~ ~ ",,/!;:s ~ /! ~
~ R ~I I.~ ~ is ~,,~" \1 0 "'", "<i'" ,,"''' !il'" .is'~,, B '" al~ " . i!I
" .._. '" ~ . '~ "(j Ii' '? !;J~" ~ ~ /! ~ '" _,,'" ,I. ~.. '" '"
~ ~~~d~ ~:~~~:~~ ~~~,,~~~~~ ~~!!1~ ~~~~~~"'~~
!;J ~~ ~~ ~ ~ ~: :~~~~~ ~ '" "'~~ hl:s ~ "\1" ~:; ~.'" ~ ,h ~ ~ ~ ~
'" ~~ ~~~ I fe. !;~I! ~: I!I~III~;~ ~ ~=~: $ ~ ;11 ~ I ~ I
&1 .I~ 8~ ~ . ~li,,1 t.... ~~~~~i:'Qt~~. \1 iil.~ ~ ~ l:\!iiW ~ <> ~ ~
~~ ~~~ ~~ ~:~~~~~~,,~ ~ ~~~~~~~~~~~ ~ ~~~~~ ~ ~ ~~~ I ~ ~ ~
!,o.,~ ~"'~ ~c:::. ~""'....."'l;'"t"l:: I'::: n.' -K i:::::i:::bi~!;t ~ V)L<:t:;)~ ~ ~~!cl:i ~ ~
~. .: ~" "'l!ill ~~ h~~~i;j~~~1;: i;j ~ .f~~~~~~ \'J "'~~~~:<J ~ iil~d~ I ~ iil ~
... .. ~\1 t<!i~ ~~ ~~<>feiS~~~~~ ~ ~:", :~!Q~~~~~~ ~",l:si;j~ls",~ Ci~~",~ ~ ~ ~ ~
..~ '''l!~l!l ;i!":li;S~'" ""=""",,"I!!'''',,, "'~"!ii"~il<"iS~>.1l:I;l~<>"'''
:. .~ ~~ ~~~W~~~,,~"'!~ ,~~~~ \1~ 13 . .~i;j"~~h~~ ~i~~[~iil: ",~fe~'" '" \, t1 is
.' .~ ~ !,r)lil~~ ~Qi-"'I:::~~~~~~Yl~~13 ~H5 ::f" ':::l~l:tiL.j 1':::!1! .!:2~~ ~"'-~~ ~i5~"':::l ).. ~ ..... ~
~ : \1.i'l ~Uf.,~~ l(~~ ~ ~~l!ls~~~\li ~~ ~ .~~ :~'" !;l~~~~~ i5~....h:\'J <>".'"1i'~: ~lj~ ~ ~
PI' .ri~ ';;: ~ ,C\~~s~~~<:I~"'l;"'l;"'~eJlti8~~ ~~ .~~. ~~I-.. i:::::;;!:..... ~i:<:l~.~~~~G~ ~~:'t~ ~~~ ~ '"
~ ::~~~~ :~~:~~~\1~~~~~~~~~~~~ :~ m~l~ :m~:~~~~~ ~~~~~~;!~g~~:~ \1~~~~_~
~ : :i:l/j~ !f!"~~!!1~ ~~g~~~~\, \,~1;\U~~~ \1~ ~~~l:liS~~ <i~~~~~ii~'Ii!;:<J ~~~ ~~~i~~ ~ ~;I~~~~l!l
" . - "'i;!l!l ~l1",~ ~I!:~ ;;; <>ioI llii:\", is''' ~~~I;j",~,,;l"'''''''''':Ji", ~~Q <>~,,"> ,,~
is -~ :~",l:j .13~:;" ,,~~~,,13. "'~~~~~\\l~~~~ 15"""'~!1~~ i;i~~~ ~~"'. .., ;:~~""'''li1~~~''
~::s~~!O I!!~"'<:J~~ l\~::J~ai ~ ..,,"Gi)" >. I!: ~ Ill"'~"~~", "'" 1i!\1~" ",,">
3~~~~ ~~~"'l;~~~~"'l;~~~ ~~~~~~~~~~~~,~~~~~~~G~~~~~ ~~~~~~t~~~~
!!1 ~ Ii! "'Q;!"'"~~i5Q"
::J'<(QiUli,j t)....; Qi U c::i Ltj l( (.:i :J:: 1.1)""; Qi (j c::i l."jl.( (.S~~(:f~~~~\,,)~~
\1
"
~
'"
R
~~
a. }
IQ~~
"
"
~ !(j " Q:;j
'"
!@
!@
.
<:>
,I
~
.
<:>
J
~
~
l"l
~
~
~
~
~
"''''
.fe~
l;j",i@
",Ii',:!
"iI!iS
>:
'"
~...:
i5~
,,"
"''''
~~::s
>:<>~
>:
~~
.
~
.
~ ~
~~
\J~
'-l~
'-lB:
:"C
i::::~<
Q::C5~
~~ct
C?
7
,
N ,
~~~
Li.J~~
'-l~'"'-J
~'-l
~B:~
Q::~~
~~ct
Q..: C5 '"'
~
.O-,O~
9
.O-,OZ
.O-.OZ
"
,I
:!!
I I ; ! i:
I"" '1-1 '1-: '1-: '1-, ,'I-
JQ.(3) ,10 101 10: 101 10, :10
(~) (~?r9.? (~) (>>7 ~ m r..:r~.;;i- 9.? (ij 0) ",r, 9.? :Tijf~! b
. ~I "; ~! ~! I"
91M (.J) ] 91M~' '] 91M (3) 'j.,',,",
I ! j ! '\,,\
I . I ' ,.
, I,'
1'1 1
] \!! "']
t:)! t:)1 ~ ~!
~r ~! ~ ~!
ii!:A'! Q:I M3N I
:t'---- --~ t---
I' -'~O)-.
!
~
''b
<;,;
cS
~ "03
~
10
~~
~
'"
'"
~
Ii
~
.'
""
"
i;j
fe
.0-,9
(!) II)
z w
::EOl;
~~z
II.II)..J
..Jz~
::!!;:5w
~lI.z
c( W
II. (!)
~'"
"'!l
~~
"''''
~t
~~
n
31'"
~
El
'"
/!
l!l
~
....
~
~
..
~
10
..0-,9 10.9
01 011 01
~ ~J! ~
..0-,
"
,I
:!!
..
~
10
~
ii!:'
I
I
I
-!
~I
~
t1 ~">
I ~ iI!~
I ~~!:J~
I ~~~" '
~i i'l1;jiO~ ~I
~I, ~~~~ Q-i
~I
~~XOIM
~
,
I
c
w
b
z
~
W
...J
()
en
~
~
~
>
~
~
A
or-
.
or-
en
"O-,OZ
9
tlM (3)
,
I
,
I
,
-,-l-
'rJI~ '
~ I
,
I
,
I
..0,9 1:J3
~
~
10
11
~
10
..J z 0 ~
..J '" ~ 0 l/) ~ or- ~
UJ 0 o ::!: f=
>- .... W OC) () Z ~
- ~ zO ~-' :>: ..'" 0 z .
() li!1I1 wZ N >= ~ N >
w~ ID WO:: i= ~
W IDIDO "'....
0 .... J:W 11.0 UJUJ CJ w en
- ~...I W ~ ~ UJZ W -' ~
t-..J ~ ~ () -0 13
:I: () l/)
() ~~ J t:: 0 ~ W
0 CJ <( 0 :I: 0:: UJ A
0:: o () 0
<( IL
I ..J
~
'u
~
~
~i~
"~i5
" 11
,*l:2~
~~~
"
Ii
jg
"
~
'"
,
<:>
1
-...
c
.
~
..,
{
...
~
<"J
~
~
~
(f)
i!;!:j1o
1I!\\j'
I..:c:::,~
","'12
~~!lj
"""
~~ ~ ~ ~
~"n l'j
'"'l~R~ ~
~,~ ~
~~~.
~:!l..\~ ~
Clil::S'-.:,- ~
.
~
.
<:>
,I
-
i!;...~ .....
'Oi>.~~~~l ~
:S:'-.:.~Q.:~lu~
R' ~ ~~Cli~
~~"'(~"-)..it
::=;:;~1t" ~"t
!:S"'I:; !O::l~"'II:
ii!~~~~:;)~
~",..~tOiijll'
ili8,~~"~i!;"
~v,~~~"'1I!m
It:::!....:....... ~~;:'
l::1~i!:~ R~~
j"'u1l! ~::!~"
N 1"""
3::10 "'~~l:J~
~~;~~~~~
l
l
,
,
I
~
, "
, ith .
~~ ~
~~
1;S!:j
~
it
~
i!;
!l,~
"~
~.. ,.
;'3, ~
" "
Io!'" ~
,,~
~'"
,i!; ,
~ ~
{
...
'"
l:l~~l3
"""'~
~.,~'"
"'!;;<<I!i
2!w-..l
~ "''''
ili"a~
~~~"
,,>>' ~
~"l:l"
"'~ ~
"
~
'"
,
<::>
,I
-
c
i!;
!l,
"
~
~
Io!
"
~
,
~
II
,
~
..
,
~ t
!iI i!;~
ili,,1I!1l;
, Y>1>!i!;
~1;Si\!"
.. ,,;;;
~i:\'"
,<';<.>v,
.
~
..,
,
~
..,
~
~
">!?
'II;
~it
, ,
I~
be-.J
~~~
.",.'fi.(ll:!
....~lS
~~~~ lQ.
illi!;~~
~l~t ~
" !?\i'
is "'"
~~<';~~
~':t.....~.....
~~~~i
",~",l'i'"
~~~~~
~
it
~
I'<)
~
~
~
(f)
........
"
~
'"
.
"
~
~"
~~
'n~ I...:
l:1~ ~
"to
... "
$~ ~
~~ ~
~
"~~~
~ !,..t~
!li~l;~
hh
v,,.~,,
, ",,/,/
~~"t<3
i!;~
11!~
I>!", !l
"l:1 8
~"'( Cli
Q.,.'I!t.~
(j~~
~~~ f:2
~
~
~
(f)
~"<l'
,
;.
'll
">
~
~
~~
1;~
~e::
~~
">
,I
~
~
~ .-'------.1"
i'j ,
-;
~
'I f
__lL
r
'-
",;'>'"
--
-"...~,-~.._.,-"_. <>
,.......,
SNOWMASS ASPEN MOUNTAIN ASPEN'nrGHLANDS BUTTERMILK
I
--
'......,/
ASP E N ~ S ~pq !I~ C~M~A!N
April 8, 2005
RE: Heatherbed Deed Restriction
.James Lindt
City of Aspen
Community Development
130 S. Galena Street
Aspen Colorado
Dear .James,
Please accept this letter as a formal request to accept a deed restricted unit at the
Heatherbed Lodge to mitigate employee generation by an expansion of the Greenhouse
Bar at the Little Nell Hotel. We understand that it is uncommon to deed restrict units
outside the City of Aspen boundary and will therefore require approval by the Housing
Authority and the City Council.
I have attached floorplans of the Heatherbed. Weare proposing to deed restrict the last
tiee unit, #21.
Please let me know if there is anything we can do to expedite the process.
Sincerely,
~~
Phillip M Ring
Project Manager
Cc: Bill Kane, Eric Calderon
P.O. Box 1248
Aspen, CO 81612,1248
970-925-1220
www.aspensnowmass.com
(i)pnntedonRecydedPape,.
~
-
-
021
952 SF
01
375 SF
Boilerl tI2
Storage! 308 SF
Laundry
03
406 SF
. ASPEN
SKIING
COMPANY
HEA THERBED LODGE
FIRST FLOOR
F:\Plaming'hoalhllrbed.diJ;1Apr.23,l9991U:l:53
Common Area
020 #18
#8 #9 160 SF 160 SF
375 SF 405 SF -- c --
#10 i #12
180 SF 1eOSF
--
. ASPEN
SKIING
COMPANY
F:\Plannirlg\OOalharbed,di;JlApf.23,I99914:33:3-I
HEA THERBED LODGE
SECOND FLOOR
.."
.....,."
#7
1BOSF ~
"...,- 360 SF
--
#8
384 SF
-'-
-e
#15
360 SF
#16
384 SF
--
"_llIIIOl
-e
I""
-
C;;Xh: b 1-1 \'(!t,
MEMORANDUM
TO:
James Lindt, Community Development Department
FROM:
Cindy Christensen, Housing Office
DATE:
April 7, 2005
RE:
LITTLE NELL GREENHOUSE EXPENSION - GMQS EXEMPTION/Revised 2
Parcel ID No. 2737-182,50-101
ISSUE: The applicant is seeking approval to add 217 square feet of net leasable.
Mitigation Requirement: The applicant was proposing to pay cash-in-lieu for the additional
square footage. Below is what would be required to mitigate the additional 217 square feet:
Net Leasable Square feet divided by 1,000 square feet X the mid range ofFTE's generated in the
Commercial Core Zone District X 60% mitigation requirement times the average between the
Category 2 and Category 3 payment-in-lieu fee.
217 sq. ft. 0- 1,000 sq. ft. = .217 X 4.375 = .949 X 60% = .569 X $199,115 = $113,296.44
According to the calculation above, the 2005 payment-in-lieu fee would be $113,296.44 for this
request.
TIle applicant is now requesting that mitigation be satisfied by a two-bedroom unit located in the
Heatherbed. All of the other rooms are deed,restricted in the Heatherbed. This two-bedroom unit
is located outside the City limits; however, City Council has approved mitigation for other
developments outside of the City. The Heatherbed is located across from the Aspen HigWands
Village development that has been annexed into the City.
RECOMMENDATION: Since City Council has approved other mitigation in the County, this
unit is located in an established deed-restricted complex, and the unit is located in close proximity
to alternate transportation, Staff would recommend approval under the following conditions:
1. The two-bedroom unit shall be a fully deed-restricted, Category 2 unit requiring the
tenant( s) to be approved by the Housing Office prior to occupancy.
2. The unit shall be deed-restricted prior to approval of the building permit for this expansion.
3. The two~bedroom unit more than satisfies the mitigation requirement at .569; therefore,
minimum occupancy does not have to be met but is higWy recommended. However, there
shall be no "credit" carried forward for future development from this approval.
4. The applicant shall structure a deed restriction for the units such that 1/1Oth of I percent
of the property is deed restricted in perpetuity to the Aspen/Pitkin County Housing
Authority; or the applicant may propose any other means that the Housing Authority
determines acceptable.
5. Rent shall be established at the Category 2 rate as stated in the Guidelines for a two-
bedroom unit.
............
&xlll ~)'+ \1J ff
-
RESOLUTION NO. 36
(SERIES OF 2005)
A RESOLUTION OF THE ASPEN CITY COUNCIL ALLOWING FOR THE LITTLE
NELL HOTEL TO PROVIDE EMPLOYEE HOUSING MITIGATION OUTSIDE OF THE
ASPEN CITY LIMITS FOR A 217 SQUARE FOOT EXPANSION TO NET LEASABLE
SPACE, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an administrative
GMQS exemption and SPA amendment application from the Aspen Skiing Company requesting
approval to expand the greenhouse area at the Little Nell Hotel by approximately 217 square feet
of net leasable area; and,
WHEREAS, in conjunction with the request to expand the Little Nell Hotel, the
Applicant requested the ability to deed restrict Unit #21 at the Heatherbed Lodge to satisfy the
employee housing mitigation requirements associated with the application; and,
WHEREAS, the Heatherbed Lodge is located outside of the City limits and Staff
considered the request to provide employee housing mitigation outside the City limits as being a
housing policy decision that City Council has the authority to decide upon; and,
WHEREAS, the Applicant requested approval of the housing policy decision to allow
for the employee housing mitigation at the Heatherbed prior to City Council's approval
Ordinance No. 21, Series of2005, amending the Growth Management Quota System to establish
a formal, codified process to request the ability to provide employee housing mitigation outside
the City Limits; and,
WHEREAS, the Community Development Department, the Aspen/Pitkin County
Housing Authority recommended that City Council approve the request to allow for deed
restricting Unit #21 at the Heatherbed Lodge to serve as employee housing mitigation for the 217
square foot expansion at the Little Nell Hotel; and,
WHEREAS, during a public meeting on May 23, 2005, the City Council approved, by a
four to zero (4-0) vote, the request to allow for deed restricting Unit #21 at the Heatherbed Lodge
to serve as employee housing mitigation for the 217 square foot expansion at the Little Nell
Hotel; and,
WHEREAS, the Aspen City Council has reviewed and considered the request pursuant to
the applicable provisions of the Municipal Code as identified herein, has reviewed and considered
the recommendation of the Community Development Director, the applicable referral agencies; and,
WHEREAS, the Aspen City Council finds that the request meets or exceeds all applicable
development standards and that the approval of the request, with conditions, is consistent with the
goals and elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen City Council finds that this Resolution furthers and is necessary for
the promotion of public health, safety, and welfare.
-
-
.--."
'...."../
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN CITY
COUNCIL as follows:
Section 1
Pursuant to the procedures and standards set forth in the Aspen Municipal Code, the request to
allow for deed restricting Unit #21 at the Heatherbed Lodge to serve as employee housing
mitigation for the 217 square foot expansion at the Little Nell Hotel is hereby approved with the
following condition.
I. The total amount of employee housing mitigation credit that is not used for the 217
square foot expansion of net leasable space to the Little Nell Hotel is 1.681 FTE's. The
1.681 FTE credit shall be available for future use by the Aspen Skiing Company to
mitigate for future development that requires employee housing mitigation. At any time
the credits are used for future development, the applicant shall record a document with
the Pitkin County Clerk and Recorder's Office specifying the number of employee
housing credits used and remaining to help keep track of the credits.
Section 2:
This Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED by the Aspen City Council at its regular meeting on May 23,2005.
APPROVED AS TO FORM:
ASPEN CITY COUNCIL:
City Attorney
Helen Kalin Klanderud, Mayor
ATTEST:
Kathryn Koch, City Clerk
,.;<-""",
r.',",
,",,.,'
- [~'/-'~(I
))pp~(l()VWJ L;-c
cJ ytS/-, 2~
/' c. Vi
~
-
RESOLUTION NO. 36
(SERIES OF 2005)
A RESOLUTION OF THE ASPEN CITY COUNCIL ALLOWING FOR THE LITTLE
NELL HOTEL TO PROVIDE EMPLOYEE HOUSING MITIGATION OUTSIDE OF THE
ASPEN CITY LIMITS FOR A 217 SQUARE FOOT EXPANSION TO NET LEASABLE
SPACE, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an administrative
GMQS exemption and SPA amendment application from the Aspen Skiing Company requesting
approval to expand the greenhouse area at the Little Nell Hotel by approximately 217 square feet
of net leasable area; and,
WHEREAS, in conjunction with the request to expand the Little Nell Hotel, the
Applicant requested the ability to deed restrict Unit #21 at the Heatherbed Lodge to satisfy the
employee housing mitigation requirements associated with the application; and,
WHEREAS, the Heatherbed Lodge is located outside of the City limits and Staff
considered the request to provide employee housing mitigation outside the City limits as being a
housing policy decision that City Council has the authority to decide upon; and,
WHEREAS, the Applicant requested approval of the housing policy decision to allow
for the employee housing mitigation at the Heatherbed prior to City Council's approval
Ordinance No. 21, Series of2005, amending the Growth Management Quota System to establish
a formal, codified process to request the ability to provide employee housing mitigation outside
the Cily Limits; and,
WHEREAS, the Community Development Department, the Aspen/Pitkin County
Housing Authority recommended that City Council approve the request to allow for deed
restricting Unit #21 at the Heatherbed Lodge to serve as employee housing mitigation for the 217
square foot expansion at the Little Nell Hotel; and,
WHEREAS, during a public meeting on May 23, 2005, the City Council approved, by a
four to zero (4-0) vote, the request to allow for deed restricting Unit #21 at the Heatherbed Lodge
to serve as employee housing mitigation for the 217 square foot expansion at the Little Nell
Hotel; and,
WHEREAS, the Aspen City Council has reviewed and considered the request pursuant to
the applicable provisions of the Municipal Code as identified herein, has reviewed and considered
the recommendation of the Community Development Director, the applicable referral agencies; and,
WHEREAS, the Aspen City Council fmds that the request meets or exceeds all applicable
development standards and that the approval of the request, with conditions, is consistent with the
goals and elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen City Council finds that this Resolution furthers and is necessary for
the promotion of public health, safety, and welfare.
-
-
/""
.......4/
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN CITY
COUNCIL as follows:
Section 1
Pursuant to the procedures and standards set forth in the Aspen Municipal Code, the request to
allow for deed restricting Unit #21 at the Heatherbed Lodge to serve as employee housing
mitigation for the 217 square foot expansion at the Little Nell Hotel is hereby approved with the
following condition.
I. The total amount of employee housing mitigation credit that is not used for the 217
square foot expansion of net leasable space to the Little Nell Hotel is 1.681 FTE's. The
1.681 FTE credit shall be available for future use by the Aspen Skiing Company to
mitigate for future development that requires employee housing mitigation. At any time
the credits are used for future development, the applicant shall record a document with
the Pitkin County Clerk and Recorder's Office specifying the number of employee
housing credits used and remaining to help keep track of the credits.
Section 2:
This Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED by the Aspen City Council at its regular meeting on May 23, 2005.
APPROVED AS TO FORM:
ASPEN CITY COUNCIL:
City Attorney
Helen Kalin Kianderud, Mayor
ATTEST:
Kathryn Koch, City Clerk
-
-
Heatherbed Housinl! Policy Amended Condition:
Staff recommends removal of condition No. 1 and replacing it with the following
condition:
1. The total amount of employee housing mitigation credit that is not used for the
104 square foot expansion of net leasable space to the Little Nell Hotel is 1.681
FTE's. The 1.681 FTE credit shall be available for future use by the Aspen
Skiing Company to mitigate for future development that requires employee
housing mitigation. At any time the credits are used for future development, the
applicant shall record a document with the Pitkin County Clerk and Recorder's
Office specifying the number of employee housing credits used and remaining to
help keep track of the credits.
,...,
--
-
130 S Galena SI.
AspenC081611
(970) 920-5090
(970) 920-5439, fax
Aspen Community
Development
Department
Fax
To: Phillip Ring From: James Lindt
Fax: 923-4875 Pages:
Phone: Date: 5/24/05
Re: Little Nell Decision Notice cc:
o Urgent
o For Review
o Please Comment 0 Please Reply
o Please Recycle
. Comments:
Hi Phillip,
Here is the Little Nell Decision notice on the SPA Amendment and GMQS exemption for the
greenhouse expansion, Please sign page 4 to acknowledge the conditions and fax it back to me at
920-5439 for our files, After you do that, you are free to submit a change order for the expansion,
Please let me know if you have any questions.
Thanks,
James
Cindy Christensen, 09:28 AM 5/23/2005 , Re: Heatherbed Condition of AppToval
~.'........
Page 1 of 1
1'''''''
,'..,....
~.,,,,,,,
X-Sender: cindyc@commons
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58
Date: Mon, 23 May 2005 09:28:35 -0600
To: James Lindt <jamesl@ci.aspen.co.us>
From: Cindy Christensen <cindyc@ci.aspen.co.us>
Subject: Re: Heatherbed Condition of Approval
X,MailScanner-Information: Please contact the ISP for more information
X-MaiIScanner: Found to be clean
This looks good to me.
At 09:14 AM 5/23/2005, you wrote:
Hi Cindy,
Here is the condition of approval that I was going to have Council replace in the resolution for
allowing for the Heatherbed unit to serve as mitigation credit. Please review it to make sure you are
comfortable with it.
Thanks,
James
Cindy Christensen
Operations Manager, Housing Office
x5455
Printed for James Lindt <jamesl@ci.aspen.co.us>
5/23/2005
-
'-'"
".......
"-'"
TO:
THRU:
FROM:
RE:
DATE:
I+-G Ol/'oi)e~
MEMORANDUM f /-
Mayor Klanderud and City Council cJt 11- o~w ~
Chris Bendon, Community Development Director ' fa 1\ 0\ If\/\'{: L{;. . Lb, )
. .' _ VVJ /' OV\. 01/\
James Lmdt, Seruor Planner~ L L/ l \, \
Little Nell Affordable Housing Mitigation Policy Issue- consent'~~:;:}:\:S
May 23,2005 u..h f t; , I
C V..e.dll
REQUEST:
The Applicant has requested an administrative GMQS exemption
to construct a 104 square foot expansion of net leasahle space to the
Little Nell Hotel's greenhouse area and would like to provide
employee housing mitigation hy deed restricting the last free-
market residential unit at the Heatherhed Lodge, located across
Maroon Creek Road from Aspen Highlands Village. Since the
Heatherbed is located outside of the City limits, Staff feels that the
request to provide employee housing mitigation outside of the City
is a housing policy decision that Council must decide upon.
The Planning Staff and the Housing Authority Staff recommend
that City Council approve the proposed resolution allowing for the
Applicant to mitigate for the Little Nell Greenhouse expansion by
deed restricting a two-bedroom unit at the Heatherbed, which is
located outside of the City limits, but inside of the Urban Growth
Bounda GB .
STAFF
RECOMMENDA nON:
BACKGROUND:
The Applicant, the Aspen Skiing Company, has requested the ability to provide employee
housing mitigation for a small expansion to the Little Nett Hotel by deed-restricting the
final free market residential unit at the Heatherbed Lodge, which is located outside of the
City limits but within the UGB that was established in conjunction with the 2000 update
to the Aspen Area Community Plan (AACP). The Applicant has applied for an
administrative GMQS exemption and SPA amendment to the Little Nett SPA that Staff
finds to meet the applicable review standards as long as employee housing mitigation can
be appropriately provided for the 104 square foot expansion of net leasable space.
Since there was not a process defined in the City's land use code discussing the
matter of employee housing mitigation outside of the City limits until the last City
Council meeting when the growth management code amendments were adopted,
and the Applicants have had a request in since mid-April, the Applicants were
directed by Staff to request that this housing policy issue be reviewed by City
Council as a consent item after considering a recommendation by the Housing
Authority.
,'*"''',",
,,'.'
" ./
~....;.'"
STAFF ANALYSIS:
As was discussed above, Staff believes that allowing for the Aspen Skiing Company to
mitigate for employee housing for an expansion to the Little Nell Hotel by deed-
restricting a unit outside of the City limits is a housing policy decision that must be
decided by City Council before Staff processes the administrative GMQS exemption and
SPA amendment needed for the Little Nell's minor expansion. Given recent policy
decisions on this matter related to other projects such as the Residences at Little
Nell, combined with the language in the recently adopted GMQS code amendments
that allows for employee housing mitigation to take place outside of the City limits
and inside the UGB, the Planning Staff and the Housing Authority Staff feel that it
would be appropriate to allow for deed-restricting a Heatherbed unit to be used to
satisfy the employee housing mitigation requirements for the Little Nell.
As was mentioned above, the unit to be used for mitigation is located within the UGB. It
should be turther noted that the AACP encourages buy-downs within the urban growth
boundary as a mechanism for mitigating for affordable housing for projects within the
City. Statfbelieves that the request is consistent with the above-stated goal of the AACP.
Deed-restricting the unit at the Heatherbed will more than mitigate for the .569
employees that are expected to be generated by the Little Nell's small expansion and no
credit for the excess mitigation being provided will be carried over to be used for future
development. Therefore, Staff would recommend that City Council approve the
attached resolution allowing for the deed-restriction of the Heatherbed unit to serve
as employee housing mitigation for the proposed expansion to the Little Nell.
ST AFF RECOMMENDATION:
Staff recommends that City Council approve the attached resolution allowing for the
deed-restriction of the Heatherbed Lodge unit to serve as employee housing mitigation
for the proposed expansion to the Little Nell Hotel.
CiTY MANAGER'S COMMENTS:
RECOMMENDED MOTION:
"I move to approve Resolution No._, Series of 2005, allowing for the deed-restriction
of the Heatherbed Lodge unit to serve as employee housing mitigation for the proposed
expansion to the Little Nell Hotel."
ATTACHMENTS
EXHIBIT A - LETTER OF REQUEST AND HEATHERBED FLOOR PLAN
EXHIBIT B - APCHA COMMENTS
,-...
"A",,,,
,-'
,...,
RESOLUTION NO.
(SERlES OF 2005)
A RESOLUTION OF THE ASPEN CITY COUNCIL ALLOWING FOR THE LITTLE
NELL HOTEL TO PROVIDE EMPLOYEE HOUSING MITIGATION OUTSIDE OF THE
ASPEN CITY LIMITS FOR A 104 SQUARE FOOT EXPANSION TO NET LEASABLE
SPACE, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an administrative
GMQS exemption and SPA amendment application from the Aspen Skiing Company requesting
approval to expand the greenhouse area at the Little Nell Hotel by approximately 104 square feet
of net leasable area; and,
WHEREAS, in conjunction with the request to expand the Little Nell Hotel, the
Applicant requested the ability to deed restrict Unit #21 at the Heatherbed Lodge to satisfy the
employee housing mitigation requirements associated with the application; and,
WHEREAS, the Heatherbed Lodge is located outside of the City limits and Staff
considered the request to provide employee housing mitigation outside the City limits as being a
housing policy decision that City Council has the authority to decide upon; and,
WHEREAS, the Applicant requested approval of the housing policy decision to allow
for the employee housing mitigation at the Heatherbed prior to City Council's approval
Ordinance No. 21, Series of 2005, amending the Growth Management Quota System to establish
a formal, codified process to request the ability to provide employee housing mitigation outside
the City Limits; and,
WHEREAS, the' Community Development Department, the Aspen/Pitkin County
Housing Authority recommended that City Council approve the request to allow for deed
restricting Unit #21 at the Heatherbed Lodge to serve as employee housing mitigation for the 104
square foot expansion at the Little Nell Hotel; and,
WHEREAS, during a public meeting on May 23,2005, the City Council approved, by a
_ to _ L---.J vote, the request to allow for deed restricting Unit #21 at the Heatherbed Lodge
to serve as employee housing mitigation for the 104 square foot expansion at the Little Nell
Hotel; and,
WHEREAS, the Aspen City Council has reviewed and considered the request pursuant to
the applicable provisions of the Municipal Code as identified herein, has reviewed and considered
the recommendation of the Community Development Director, the applicable referral agencies; and,
WHEREAS, the Aspen City Council finds that the request meets or exceeds all applicable
development standards and that the approval of the request, with conditions, is consistent with the
goals and elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen City Council finds that this Resolution furthers and is necessary for
the promotion of public health, safety, and welfare.
/,,"'''''-
r'.'
..........,
...~."'"
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN CITY
COUNCIL as follows:
Section 1
Pursuant to the procedures and standards set forth in the Aspen Municipal Code, the request to
allow for deed restricting Unit #21 at the Heatherbed Lodge to serve as employee housing
mitigation for the 104 square foot expansion at the Little Nell Hotel is hereby approved with the
following condition.
1. The excess employee housing mItigation credit provided by deed
restricting the Heatherbed unit shall not be carried forward to mitigate for
other future development.
Section 2:
This Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED by the Aspen City Council at its regular meeting on May 23, 2005.
APPROVED AS TO FORM:
ASPEN CITY COUNCIL:
City Attorney
Helen Kalin Klanderud, Mayor
ATTEST:
Kathryn Koch, City Clerk
A~R~08-2005~ 02: 42 PMA-,~ SK I CO PLANN I NG
~., .;>
SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK
April g, 2005
R F.: Heatherbed Deed Restriction
Jam es Lindt
City of Aspen
Community Development
130 S. Galena Street
Aspen Colorado
FAX NO, 8,7.o.s234875 p, 02
" Sxl1.Joll 1>4 (/
ASP E N ~ S ~p~ !I~ ~M~A!"
Dear James,
Please accept this letter as a rormal request to accept a deed rest1;etcd unit at the
lkatherbed Lodge [0 luitigale employee generation by an expansion ,,('the Greenhouse
13ar al the Little NeUHotel. We understand that it is LlnCOl11mOn to deed remiet unils
outside the City of Aspen boundary and will therefore require approval by the Housing
Authority and the CilY Council.
I have attached f]oorplans of the Heatherbed. We are proposing to deed restrict the last
free unit, #'21.
Please let me know if Lhere is anything we can do to cxpedile the process.
Sincerely,
.--~~.
Phillip M Ring
Project Manager
Cc: Bill Kane, Eric Calderon
P.O. Box 1248
A.pen, CO 81612.1248
970,925-1220
www.aspensnowmass.com
@Pi'lno(lonI1or.!"'Io,gp;,Ptl,
ARR-08-2005 FRI 02:42 PM A~ SKI CO PLANNING
..,
962 SF
FAX NO. 8'Q8234875
P. 03
.,
375 SF
Boller! f2
SlOnIQeI 30B SF
L.aUfldry --
. ASPEN
SKUNO
COMPANY
""
-406 sF
HEA Tl15R.i!JED LODGIi
HRST FL.OOR
F;II'\om~.:l.diJl..,~,lD(l(j U:33;1Io:I
..
376 SF
J>-=
,.. COMPANY
Common ArOl.
018
160 SF
119
405 SF
-.-
J
#12
180 SF
--
Ht=ATHERBED L.ODOE
seCOND F!..OOft
F;~I9I"Pr.23,\1li\I14::'l~:;W
f1
,SOSF H
380 SF
..
3&4 SF
'-'-
-e
_.......r....
.,.
380 SF
...-
#16
3&4 SF
....--
-e
-.-:......._,./T
130 S, Galena St.
AspenC081611
(970) 920,5090
(970) 920,5439, fax
Aspen Community
Development
Department
:;;~ed fo (J11, ~lo 01')
. . . <5/11-
""'....;....
Fax
To: Phillip Ring From: James Lindt
Fax: 923-4875 Pages:
Phone: Date: 5/17/05
Re: Little Nell Greenhouse Issue c:c:
D Urgent
D For Review
D Please Comment D Please Reply
D Please Recycle
. Comments:
Hi Phillip,
Here is our staff memo for Monday evening's council meeting related to the housing policy issue of
allowing for the Heatherbed unit to serve as employee housing mitigation for the Little Nell greenhouse
expansion. Please let me know if you have any question or concerns about it. Also, please attend the
council meeting on Monday evening at 5:00 PM, I have the item on the consent agenda, but Council
may pull it if there are questions and we usually like to have a rep. for the Applicant in attendance,
Thanks,
James
APR.13.2005 12:37PM CCY ARCHITECT5
,..'"
NO. 227 P.2
"""",,,,
'....,.,1
PROJECT INFORMATION:
1. THIS PROJECT INCLUDES THE FOllOWING SQUARE FOOTAGE
ADDITIONS & MODIFICATIONS (SEE NET LEASEABLE AREA ANALYSIS,
DATED 10-22-97, FOR SPAlGMP AREA REFERENCES).
2. SEE NET LEASEABLE AREA CALCULATIONS BELOW.
LODGE BAR/LOUNGE:
GROSS AREA:
1,800 s.f. G~OSs AULOWED
1,576 d. GROSS EXISTING
+ 224..f. GROSS ADDITION
~ 1,800 s.f. G~OSS TOTAL
NET ~SEAaU;: AREA:
217 ..f. NET LEASEABLE GREENHOUSE EXPANSION
"44 .J. PANTRY CONVERSION TO UFT
"20..f. EXISTING UFT BOTTOM CONVERSION TO CORRIDOR
. 49 s.f. SEATING AREA CONVERSION TO HANDICAP CORRIDOR
~ 104 ..f. NET I.EASABLe ADDITION
. II
I
I
....1"\I!!!II!!!tI~nD
lW
C
, ..........
II
II
, I
lIAS
PREVIO . . PANTRY
NO LONGER NET LEASABLE
PREVIOUS 20 S.F. LIFT BOTTOM
NO LONGER NET LEASABLE
IDJ IQ]
~.;~;'S.F. NET-LEASEABLE ~
I GREENHOUSE EXPANSION
I
'"
~
I
I
I
I
I
Ii
I,
II
I'
I ~
Ii
'i
: ~
Ii
NEW 49 S.F. P RIDOR-
NO LONGER NET LEASABLE
N!II/
[
o
o nll~11
NET LEA5EABLE AR A CALCULA TION5
eCAL!:, lIa". 1'-18"
.-....
,""'
......"
130 S, Galena SI.
AspenC081611
(970) 920,5090
(970) 920-5439, fax
Aspen Community
Development
Department
Fax
To: Cindy C, From: James Lindt
Fax: 920-5580 Pages:
Phone: Date: 4/8/05
Re: Little Nell Greenhouse cc:
o Urgent
o For Review
o Please Comment 0 Please Reply
o Please Recycle
. Comments:
Hi Cindy,
The rest of Staff decided that the Ski Co, cannot deed restrict a future unit in the Holiday House to meet
their mitigation requirements for the Little Nell Greenhouse Expansion. Therefore, the Ski Co. has
decided to pursue deed restricting the last unit in the Heatherbed (please see attached letter and floor
plan) as mitigation. Since this would require a housing policy decision, please either lake it to your
board or evaluate it at a staff level and return comments. Then we will schedule it for Council.
Thanks,
James
_~APR-08-200' F-" 02'42 PM ASP'" SKI CO PLANNING
ASPEN~SNOWM~S~
FAX NO, 9JQ~234875
p, 01
PO Box 1248
,a.spen, CO 81612
Phon'l: (970) 923,0404
Toll Frell: (800) 525,6200
Fa,,: (970) 920-0771
www.asponsnowmass.com
FAX:
To:
James Lindt
From: Phillip Ring, Project Manager
Fax: 920-5439
Phone: 429-2763
Pages: 3
Date: 4/8/2005
Re: Heatherbed deed restriction cc:
o Urgent 0 For Review 0 Please Comment 0 Please Reply
o Please Recycle
l
---1-0-.r ~'"> ~.-~.
Sdrive:forms\flIX cover sheet
.........
.....>,
,",
CITY COUNCIL AGENDA
May 23, 2005
5:00 P.M.
I. Call to Order
II. Roll Call
III. Scheduled Public Appearances
a) Proclamation - Arbor Day
IV. Citizens Comments & Petitions (Time for any citizen to address Council on issues
NOT on the agenda. Please limit your comments to 3 minutes)
V. Special Orders of the Day
a) Mayor's Comments
b) Council members' Comments
c) City Manager's Comments
d) Board Reports
VI. Consent Calendar (These matters may be adopted together by a single motion)
a) Resolution #34, 2005 - Police Vehicle Lease Agreements
b) Resolution #35, 2005 - Contract - Study of Global Warming Impacts on Aspen
c) Besolution #36 2005 - Little Nell Housing Mitigation Off-site at Heatherbed
d) Minutes - May 9, 2005
VII. First Reading of Ordinances
VIII. Public Hearings
a) Ordinance #26,2005 - Code Amendment - Recycling Initiatives continue to 6/13
b) Ordinance #29,2005- Galena and Main Subdivision
c) Ordinance #30,2005 - Supplemental Appropriations
IX. Action Items
a) Aspen Historical Society District Service Plan
b) Reused Water Project - Feasibility and Financing Proposal
X. Executive Session - Land Acq'uisition
XI. Adjournment
Next Regular Meeting June 13. 2005
COUNCIL SCHEDULES A 15 MINUTE DINNER BREAK APPROXIMATELY 7 P.M.
-
.......""
Page 1 of2
.....,.."
X-Sender: stouchette@ccyarchitects.com@72.3.131.219
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.2
Date: Tue, 22 Mar 200515:55:01 -0700
To: James Lindt <jamesl@ci.aspen.co.us>
From: susan touchette <stouchette@ccyarchitects.com>
Subject: Fwd: Re: little nell greenhouse expansion
X-Processed-By: Rebuild v1.50-1
X-Spam: [F=0.0001049966; B=0.500(0); HS=0.500(l100); S=0.010(2005020401); MH=0.300
(2005032207); R=0.023(sI156/n47669)]
X-MAIL-FROM: <stouchette@ccyarchitects.com>
X-SOURCE-IP: [207.217.121.183]
X-MaiIScanner-Information: Please contact the ISP for more information
X-MaiIScanner: Found to be clean
hi james-
i have just spoken with aspen skiing company regarding this project.
it is their desire to provide housing versus cash-in-lieu.
however, the unit they currently have available is a 2-bedroom manager's unit at the heatherbed. (this is
the last unit at the heatherbed to be deed,restricted.) is it possible for a housing credit to be logged with
the city, since the requiremenl on this project is for .569 employee? do you have any standards for this
type of situation?
please let me know at your earliest convenience.
thanks, susan
Date: Wed, 16 Mar 2005 12:24:23 -0700
To: James Lindt <jamesl@ci.aspen.co.us>
From: susan touchette <stouchette@ccyarchitects.com>
Subject: Re: little nell greenhouse expansion
james-
thanks for your e-mail. yes i did receive the fax and have forwarded to aspen skiing company for
review & comment. as expected, the housing mitigation cash-in-lieu payment is being reviewed
closely, and skico expects to Iry negotiating a partial housing credit with the housing office. as soon as
i know something further, i will let you know.
thanks, for your prompt attention to this!
susan
At 10:48 AM 3/16/2005,0700, you wrote:
Susan,
1 wanted to confirm that you received my fax with the decision notice for a representative from Ski
CO to sign regarding the Little Nell Greenhouse expansion. Please let me know that you received the
fax.
Thanks,
James Lindt
Planner
City of Aspen
At 04:08 PM 3/10/2005 , you wrote:
file://C:IDOCUME-I \jameslILOCALS-1 ITempleud3F.htm
3/24/2005
........
"-
...,.,.,.;'
Page 2 of2
]ames-
please see attached.
thanks, susan
CCY ARCHITECTS
Cottle Carr Yaw Architects, Ltd.
PO Box 529
Basalt, CO 8]62]
(970) 927-4925
mailto:stolLchett~marchitecJs.coll1
This e-mail transmission, all attachments and the contents thereof are confidential and are only for the use afthe individual or entity named above. If you are
not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient, or if you otherwise believe that you have received this
transmission in error, please immediately "reply" bye-mail to the sender, stating that this transmission was misdirected. You are hereby notified that any
distribution or disclosure ofthe information and the contents in this message is strictly prohibited. If you have received this transmission in error, please destroy
all copies ofthis transmission and its attachments (both the electronic as well as any paper copies made, if any).
CCY ARCHITECTS
Cottle Carr Yaw Architects, Ltd.
PO Box 529
Basalt, CO 81621
(970) 927-4925
miLiJ to: sto uch~tte@.ccyarchitects,col1l
'his e-mail transmission, all attachments and the contents thercof are confidential and are only for the use of the individual or entity named abovc. If you are not the
ntended recipient, or the employee or agent responsible to deliver it to the intended recipient, or if you otherwise believe that you have received this transmission in
rror, please immediately "reply" bye-mail to the sender, stating that this transmission was misdirected. You are hereby notified that any distribution or disclosure of
he information and the contents in this message is strictly prohibited. If you have received this transmission in error, please destroy all copies of this transmission and
ts attachments (both the electronic as well as any paper copies made, if any)
file://C:\DOCUME-] ~amesl\LOCALS-] \ Temp\eud3F.htm
3/24/2005
,<
....-"""'
........
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
A!!reement for Payment ofCitv of Asnen Development Aonlication Fees
CITY OF ASPEN (hereinafter CITY) and r-:dllJ.., c:.r... ):;Iy Arj,;I...,+~ I.. ti...L~ Melt ~I
(hereinafter APPLICANT) AGREE AS FOLLOWS: , Al-I"'" SJ,o('11.
oJ I, APPLICANT has submitted to CITY an application for
ill<- L/llk Ne/' ~/- 1""--'''u~" Ey...~__
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 38 (Series of 2004)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination ofapplication 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 flllther 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 benetited 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 $ U" which is for ~ hours of Community Development staff time, and if actual
recorded costs exceed tile 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$2]0.00
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 of processing, and
in no case will building permits be issued until all costs associated with case processing have been paid.
CITY OF ASPEN
APPLICANT
B~d~ -Cr
Community Development Director
" ~. 4...n..
Date: ~4r~L ~ 2d.S--
Mailing Address:
p<, 0 ~K S'Z1
$-,~ /~ eft? 8/tz/
g: Is u pportlformsla grpa yas.doc
12/16104
.........0" ....~ ..........NENT RECORD
nEt,.b;:;'f. ..,., ; _.;.\.i~,.
TO:
TO:
FROM:
RE:
MEMORANDUM
Plans were routed to those departments checked-off below:
o ........... City Engineer
o ........... Zoning Officer
X ........... Housing
o ........... Parks Department
0........... Aspen Fire Marshal
o ........... City Water
0........... Aspen Consolidated Sanitation District
o ........... Building Department
0........... Environmental Health
o ........... Electric Department
0........... Holy Cross Electric
o ........... City Attorney
o ........... Streets Department
o ........... Historic Preservation Officer
o ........... Pitkin County Planning
Cindy Christensen, Housing
James Lindt, Planner
Community Development Department
130 So. Galena St.; Aspen, CO 81611
Phone-429-2763 Fax-920.5439
Little Nell GMQS Exemption to expand Greenhouse
ParcellD #2737-182-50-101
DATE: March 7, 2005
COMMENTS: Hi Cindy,
Please find attached an application from the Little Nell Hotel
requesting to expand the greenhouse portion of the bar area for
additional bar seating. The proposal would add 217 square feet of
net leasable space and they are proposing to pay cash-in-lieu.
I have also attached a draft of my decision notice that I will amend
after I receive comments from you. In the decision notice I
asswned that you would use the middle of the generation range
because that is what you have typically done in the past on similar
applications. Please review and return comments to me by March
16th unless you feel you need to take the application to the Housing
Board for review.
Thanks,
James