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HomeMy WebLinkAboutagenda.apz.19960319 /' I / i lj ;,(',{-) ( , AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, MARCH 19, 1996,4:30 PM SISTER CITIES MEETING ROOM, CITY HALL 1. COMMENTS A. Commissioners B. Planning Staff C. Public II. MINUTES Ill. PUBLIC HEARINGS A. 918 E. Cooper Conditional Use for ADU, Dave Michaelson (continued from 3/5) B. 616 W. Main Landmark Designation, Conditional Use for ADU, Amy Amidon (continued from 2/20) C. Aspen Mountain PUD, Dave Michaelson D. Aspen Club PUD Amendment, Parking Special Review, Conditional Use, Dave Michaelson IV. ADJOURN ", MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Rhonda Harris, Administrative Assistant RE: Upcoming Agendas DATE: March 13, 1996 April 2 - Regular Meeting Rocky Mountain Pie Company Conditional Use, Suzanne Wolff Neisser Conditional Use for ADU, Suzanne Wolff Work Session - Waterplace, Dave Michaelson Hines Water Agreement, Dave Michaelson Tennis Townhomes Advisory Silverman Stream Margin Review April 16 - Growth Management Commission Bleeker Street Victorians April 16 - Regular Meeting Waterplace Conceptual PUD, Dave Michaelson Hines Water Agreement, Dave Michaelson Tennis Townhomes SPA Amendment / Stream Margin Review Matchless Drive VAN N ASSOCIATES Planning Consultants March 15, 1996 HAND DELIVERED Mr. Dave Michaelson Community Development Department 130 South Galena Street Aspen, CO 81611 Re: Isis Theatre Renovation and Expansion Dear Dave: As we discussed, Isis, LLC, would like to amend its recent GMQS exemption and special review approval for the renovation and expansion of the Isis Theatre. More specifically, the Applicant would like to increase the number of theatres from four to five, and to reconfigure the theatres' seating arrangements to provide a better viewing experience. The Applicant proposes to reconfigure the building's lower level to accommodate three theatres as opposed to two (see accompanying architectural plans). No increase in the total number of theatre seats, .however, is proposed. The interior lobbies will also be revised to improve circulation and to enlarge the waiting areas. No revisions to the exterior of the building, or to the approved affordable housing units, are proposed. The amount of open space and the building's trash and utility area will also remain un- changed. The proposed revisions will increase the building's floor area ratio and its net leasable area. Floor area will increase from 16,303 square feet to 16,416, an increase of 113 square feet. As a result, the building's floor area ratio will increase from 1.81:1 to 1.82:1. The building's net leasable area will increase from 11,216 square feet to 15,671 square feet, an increase of 4,455 square feet. This increase can be attributed primarily to the inclusion of the fifth theatre. Additional net leasable area, however, will be generated by the reconfiguration of the lobby areas. As you know, the Planning and Zoning Commission granted both a GMQS exemption and special review approval for the expansion of the Isis Theatre. The GMQS exemp- tion dealt primarily with the Theatre's expanded net leasable area and its associated affordable housing impacts. The expanded Theatre's parking requirement was waived by the Historic Preservation Commission. Special review approval was granted to increase the Theatre's floor area, reduce the size of its trash and utility service area, and to reduce its open space requirement. 230 East Hopkins Avenue - Aspen, Colorado 81611 - 970/925-6958 - Fax 970/920-9310 Mr. Dave Michaelson March 15, 1996 Page 2 No increase in the Theatre's projected employment is anticipated, as no increase in the number of theatre seats is proposed. The approved seating will simply be reconfigured to enhance the customers' enjoyment of the movie experience. Please note that the Planning and Zoning Commission's GMQS exemption approval contains a condition that requires a future audit of the Theatre's actual employment, and a requirement that additional affordable housing be provided in the event necessary. As no revisions are proposed which effect the prior GMQS exemption approval, further review by the P&Z with respect to the proposed increase in net leasable area would not appear to be re- quired. With respect to the P&Z's special review approval to increase the building's floor area, further review also would not appear to be required given the limited nature of the proposed increase. The proposed floor area increase of 113 square feet represent a one percent increase in the Theatre's approved floor area and will not require any modifica- tions to the exterior of the building. The increase results solely from the reconfigura- tion of the Theatre's interior. As a result, the proposed floor area increase is consistent with the P&Z's original consideration of the applicable review criteria. As no revisions are proposed to the building's approved open space or trash and utility service area, the P&Z special review approvals with respect to these two issues are unaffected by the Applicant's proposal. Similarly, further HPC or City Council review would not appear to be required, as no exterior modifications are proposed and the project's on -site affordable housing remains unchanged. I would appreciate it if you would review the accompanying drawings and let me know as to whether further review by the P&Z will be required to approve the Applicant's proposed revisions. It is my understanding that you intend to informally discuss the matter with the P&Z at its March 19 meeting. I will be present at the meeting to answer any questions which may arise. Yours truly, VANW AS S OCIATES ann, AICP SV� En osure c:\bus\dty.1trVtr28395.dm1 MEMORANDUM TO: Planning and Zoning Commission THRU: Stan Clauson, Community Development Director FROM: Dave Michaelson, Deputy Director RE: Phillips/Gordon Lot Split Conditional Use Review for three (3) Accessory Dwelling Units Public Hearing DATE: March 19, 1996 SUMMARY: The applicant is requesting conditional use approval to construct three ADUs within a duplex and two free market homes. Staff recommends approval of the conditional use for three ADUs with conditions, with the finding by the Commission that compatibility issues have been addressed. APPLICANT John Davis, Represented by Mark Ward LOCATION: 918 East Cooper (Lots M, N, O and P of Block 117, Phillips/Gordon Lot Split, City and Townsite of Aspen) ZONING: R/MF (Residential/Multi-Family) LOT SIZE: 6,000 s.f. BACKGROUND: The Phillips/Gordon Lot Split was approved in 1994. That approval required compliance with Ordinance 1 for affordable housing mitigation. The duplex on Lots M and N must provide an ADU of at least 600 square feet. Lots O and P must provide an ADU in each dwelling of at least 300 square feet. All necessary approvals from HPC have been granted. At the time the applicant made the initial submittal, the applicant was under the impression that only ADUs for the duplex (Lots M and N) and the free market unit on Lot P was necessary to satisfy the requirements of Ordinance 1. Staff informed the applicant that an additional unit would be required for the free market unit on Lot 0. The applicant has indicated plans for the Lot O ADU, but the unit has not been reviewed the Housing Office. Staff has addressed this issue with a condition of approval. REFERRAL COMMENTS: Please see the memo from The Housing Office (See Exhibit B). They expressed concern that Lot M ADU is directly across from the free market bedroom occupying Lot N, requested changes in the window well, and recommended that the interior doorway between the ADU and the free market unit be eliminated STAFF COMMENTS: Conditional Use Review - Pursuant to Section 24-7-304, the criteria for a conditional use review are as follows: A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is purposed to be located; RESPONSE: A fundamental goal of the Aspen Area Community Plan is to "Create housing opportunities for 60% of the workforce to live up -valley of the Aspen Village Trailer Park". A short-term goal with the Housing Action Plan was to develop "650 new affordable housing units, including employee -occupied ADUs to achieve the identified current unmet need to sustain a critical mass of residents". Staff notes that an additional goal included the revision of the ADU program to require registration and deed restrictions of all ADUs. The ADUs, as depicted, exceeds the minimum net livable requirement of 300 square feet. The units must comply with the Housing Guidelines and shall be deed restricted as a resident occupied unit for working residents of Pitkin County. The property is zoned R/MF(residential/multi-family). The purpose of the R/MF zone is to provide for the use of land for intensive long-term residential purposes, with customary accessory uses. Lands in the R/MF zone are generally limited to the original Aspen Townsite, include lands on transit routes , and other lands with existing concentrations of attached residential dwellings and mixed attached and detached residential dwellings. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development; RESPONSE: The R/MF zone is a relatively dense zone district, which is appropriate for the development of ADUs. In staff's opinion, the proposed ADUs do not represent an incompatible use, and the location in the vicinity of the downtown core are consistent with long-term policies of community revitalization. C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties; RESPONSE:. Housing has approved ADUs on Lots M and P with conditions. The unit on Lot O was included by the applicant following discussions with staff. Housing still needs to approve the unit on Lot O. D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools; RESPONSE: No additional infrastructure is required for the ADUs above and beyond what is in place for the existing neighborhood. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; RESPONSE: The ADUs must be deed restricted for resident occupancy. If the units are rented, they must be used to house a qualified working resident of Pitkin County. 0 F. The proposed conditional icse complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter. RESPONSE: The proposed units are required by Ordinance 1, and must be deed restricted. STAFF RECOMMENDATION: Staff recommends approval of all three (3) ADUs with the following conditions: Prior to the issuance of any building permits, the applicant shall comply with the following: A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County Housing Office for approval. Upon approval of the deed restrictions by the Housing Office, the applicant shall record the deed restrictions with the Pitkin County Clerk and Recorders Office with proof of recordation to the Planning Department. The deed restrictions shall state that the accessory units meets the housing guidelines for such units, meets the definition of Resident Occupied Unit, and if rented, shall be rented for periods of six months or longer; and B. Kitchen plans shall be verified by the Housing Office to ensure compliance with specifications for kitchens in ADUs. 2. The ADUs shall be clearly identified as a separate dwelling unit on building permit plans and shall comply with U.B.C. 35 sound attenuation requirements. 3. Prior to issuance of a Certificate of Occupancy, the Planning Department shall inspect the units to ensure compliance with the conditions of approval. 4. All new surface utility needs and pedestals must be installed on -site. 5. The applicant shall consult the City Engineer for design considerations of development within public rights -of -way, and the Parks Department for vegetation species, and shall obtain permits for any work or development, including landscaping, within public rights -of -way from the City Streets Department. 6. Prior to the issuance of any building permits, a tree removal and mitigation plan shall be submitted for review and approval by the Parks Department. Tree removal permits shall be required for the removal or relocation of any tree greater than 6" caliper. 7. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Cold_ C o m M u l i'k,1 j)rV.. 8. The Housing Office shall review° unit on Lot . for compliance with applicable standards. Any conditions that the Housing Office recommends are considered conditions of approval. If the 3 applicant does not wish to comply with these conditions, the ADU for Lot O shall require an additional hearing before the Planning Commission to review the unit. 9. The internal access to the ADU on Lot M shall be eliminated and the window well egress of the duplex shall be redesigned to be consistent with the requirements of the Housing Office regarding total privacy of ADUs. RECOMMENDED MOTION: "I move to approve the conditional use for three (3) ADUs at 918 E. Cooper with the conditions as outlined in the Planning Office Memo dated FebnaFy-6- 996". Exhibits: "A" - Application Packet "B" - Referral Comments "C"- Plans and Elevations 0 CK INC U" AsPle- � Custumn BuRden PO Box 966 -Basalt CO 81621 (970) 927-9700 FAX (970) 927-9610 Febru ter rt 9, 10196 Any Atnidon Aspenf—ritkin Planning & Zoning 130 S. Galena St. Aspen, CO 916111 �. ' E. cooper Land�ca.rk Designa,i�i�rfL/Condlitio dal Use Review Dear Amy, This letter is to eerti . that on February 10, 1996, 1 mailed copies to the property owners on the enclosed list of the public Notice for Landmark Designation for the public hearing to be held! on February 20, '1996, Conditional Use Review hearing to be held on March 5, 1996, and of the Landmark Designation hearing to be held on 'March I I, 1996. 1`hank sTOU, StIIT 1 II22I"(?t Bookkeeper for A(CB, Insljohn Davis 'MILLI DEAN ELLIS 1012 E. COOPER AVE. #2 ASPEN, CO 81611 JOHN G. HUMPHREY P.O. BOX 3725 ASPEN, CO 81612 DON D. CRAWFORD 3401 E. OCEAN BLVD. LONG BEACH, CA 90803 CARLOS OLIVARES MONIKA S. DE OLIVARES 826 HYMAN AVE. ASPEN, CO 81611 DENNIS P. CIRILLO ALICE P. CIRILLO 980 EAST HYMAN AVE. #3 ASPEN, CO 81611 -1 CARLSON ..,`tORIA CARLSON 980 E. HYMAN AVE. #4 ASPEN, CO 81611 MARNY B. NEDLIN 80 CENTRAL PARK WEST, STE. 21 D NEW YORK, NY 10023 RONALD N. KRAJIAN 747 SO. GALENA ST. T.I. #1 ASPEN, CO 81611 MELVYN A. ANHALT MILDRED L. ANHALT 11 WILLIAMSBURG LANE HOUSTON, TX 77024 BOCA CHICA, INC. C/O RIDOGAL FLORIDA, INC. 3750 NW 87TH AVE, #560 MIAMI, FL 33178 MARY ANN ROBINSON 689 EAGLE WATCH LN. OSPREY, FL 34229 CHARLES W. HOOD 980 E. HYMAN #5 ASPEN, CO 81611 ANITA M. PIERCE JOAN MARGUERITE SPARLING TRUST P.O. BOX 3202 C/O JOAN MARGUERITE SPARLING, ASPEN, CO 81612 TRUSTEE 300 PUPPY SMITH ST. 205-220 ASPEN, CO 81611 GARY HIRSCHFIELD KELLEY & KENDALL JONES C/O DOUGLAS P. ALLEN JOHN KYLE JONES 225 NO. MILL ST. STE 210 1406 W 13TH ST. ASPEN, CO 81611 AUSTIN, TX 78703 SHARON E. MEAGHER ROBERT A. KOZLOW P.O. BOX 2187 CAROL KOZLOW ASPEN, CO 81612 6764 KNOLLWOOD CIRCLE WEST WEST BLOOMFIELD, MI 48322 NE M. STACKER EDWIN Y. WEINROT APLE PARK DRIVE IRENE WEINROT PAUL, MN 55118 P.O. BOX 48128 LOS ANGELES, CA 90048 FRED VENRICK 1746 N. LARRABEE CHICAGO, IL 60614 JOHN & CHRISTINE CHAMBERS FRANKLIN & KAREN CHAMBERS 224109TH AVE, BOX 98 PLAINWELL, MI 49080 MARK TYE RAYMOND A. TYE P.O. BOX 8992 ASPEN, CO 81612 MICHAEL P. HUBBARD 920 EAST HYMAN AVE. ASPEN, CO 81611 CHARLES R. WICHMAN JEANNE R. WICHMAN P.O. BOX 656 HONOLULU, HI 968M BARBARA GAMEROFF 990 EAST HYMAN AVE. #1 ASPEN, CO 81611 ART REALTY C/O MARK TYE P.O. BOX 8992 ASPEN, CO 81612 JULIE M. LAMPTON P.O. BOX 12111 ASPEN, CO 81612 JOSEPH V. MYERS, JR. 265 BRIGHTON ROAD NE ATLANTA, GA 30309 OLOF H. HEDSTROM CAROLYN C. HEDSTROM P.O. BOX 4815 ASPEN, CO 81612 JOHN J. CADY COSBAY REALTY CO. RONALD RUSHNECK, JR. 8121 KILLARNEY COURT EMIL STENGER GARY & SUSAN RUSHNECK WICHITA, KS 67206 28-11 210TH ST. 480 SOUTH BROADWAY BAYSIDE, NY 11360 TARRYTOWN, NY 10591 ROBERT S. SHERMAN ESTHER KARTIGANER CARLOS A. ABEL ELIZABETH J. SHERMAN 333 EAST 53RD ST. AMALIA M. ABEL 1025 MISTWOOD LANE NEW YORK, NY 10022 523 CRAGMONT AVE. DOWNERS GROVE, IL 60515 BERKELEY, CA 94708 FRIEDERIKE STENGER MAGNER CHILDREN'S MINOR TRUST RICHARD PAUL WALTER STENGER C/O T. GERALD MAGNER, JR., TRUSTEE SUZANNE PAUL 117 CENTER POINT DR. STE. 300 73 INDIAN HILLS RD. 1210 INVERNESS AVE. NEPEAN, ONTARIO, CANADA K2G 5X WINNETKA, IL 60093 PITTSBURG, PA 15217 K2G 5 JOHN P. FINNEGAN PHILIP M. COHEN CHARLES D. TOWER SANDRA H. FINNEGAN LILIANA M. COHEN P.O. BOX 3014 84 RILLING RIDGE 35 SHAKER RIDGE DR. ASPEN, CO 81612 NEW CANAAN, CT 06840 CANAAN, NY 12029 HELDA ENTERPRISES, INC. CHADVALE REALTY, INC. MELVIN BOYER C/O JOE KRABACHER P.O. BOX 11976 P.O. BOX 295 201 NO. MILL ST. ASPEN, CO 81612 KEEGO HARBOR, MI 48320 ASPEN, CO 81611 ALD C. KANAN MARK C. TACHE JOYCE K. MURRAY BOX 649 CHRISTEN COOPER TACHE P.O. BOX 352 ASPEN, CO 81612 840 CEMETARY LANE ASPEN, CO 81612 ASPEN, CO 81611 DAVID BLUEFIELD PEARLSTEIN PHILIP J. O'CONNELL PETER HERSHORN 1006 E. COOPER AVE. NANDINI O'CONNELL 555 EAST DURANT AVE. ASPEN, CO 81611 4260 CENTRAL AVE. ASPEN, CO 81611 ST. PETERSBURG, FL 33711 PENNY L. WHITE HELEN NEWELL RICHARD J. MEEKER 1007 EAST HYMAN AVE. #2 C/O REGENTS ROW ALLISON D. MEEKER ASPEN, CO 81611 203 SO. GALENA ST. 0752 MEADOWOOD DR. ASPEN, CO 81611 ASPEN, CO 81611 GERALDINE L. HEYMAN JOELLE MC DONOUGH PAUL F. AHERN 1007 E. HYMAN AVE. #8 1007 E. HYMAN AVE. 23501 PARK SORRENTO, STE. 103 ASPEN, CO 81611 ASPEN, CO 81611 CALABASAS, CA 91302 "HONY S. PODELL PODELL INDUSTRIES CHARISSE D. LAYNE . 65TH ST. 1930 E. 65TH STREET 1012 E. COOPER AVE. #3 _ 1 ANGELES, CA 90001 LOS ANGELES, CA 90001 ASPEN, CO 81611 OERALD A. & ANNETTE C. KRANS TED A. KOUTSOUBOS PATRICIA M. SEIFERT C/O FCURTH FINANCIAL MORTGAGE CO. 419 EAST HYMAN AVE. P.O. BOX 2262 P.O. BOX 2385 ASPEN, CO 81611 ASPEN, CO 81612 " lE, CA 90294 DASHA BELKOVA REVOCABLE TRUST JOHN R. VAVREK PENELOPE R.M. SOMPLE C/O DASHA BELKOVA, TRUSTEE 819 E. HYMAN AVE. APT. 4 3035 CALLA DRIVE 3410 GALT OCEAN DR. APT. 1508 ASPEN, CO 81611 SANTA CRUZ, CA 95062 FT. LAUDERDALE, FL 33308 KAREN L. HAYWOOD MICHAEL VICTOR GOLDMAN HARRIET S. DAVIS P.O. BOX 12115 GLORIA ANNA GOLDMAN HERBERT S. DAVIS ASPEN, CO 81612 1603 WEST INA RD. 1050 GEORGE ST. APT. 9M TUCSON, AZ 85704 NEW BRUNSWICH, NJ 08901 ROBIN MICHAEL MOLNY S.J. GLAUSER ALFRED BRUCE CRUMLEY 835 E. HYMAN AVE. APT. E BARBARA GLAUSE MICHAELA GAME-CRUMLEY ASPEN, CO 81611 230 HALMOR DR. 835 E. HYMAN AVE. SARASOTA, FL 34242 ASPEN, CO 81611 CHERYL L. & MARY LOU SCHMIDT CHRISTOPHER T. HOKE ADRIAN C. DORWORTH MICHAEL R. OLANDER 5721 N. COUNTRY CLUB TERRACE P.O. BOX 2694 P.O. BOX 2768 EDMOND, OK 73034 ASPEN, CO 81612 ASPEN, CO 81612 fH A. TAYLOR ARMOND J. CHAPUT E. SAWYER SMITH, JR. 533 E.HOPKINS "B" SUSAN C. CHAPUT 835 E. HYMAN AVE. APT. L ASPEN, CO 81611 3426 WESTCLIFF ROAD SOUTH ASPEN, CO 81611 FORT WORTH, TX 76109 GALEN A. MARTIN 312009 ONTARIO LIMITED 757253 ONTARIO LIMITED MARY LOU MARTIN s 180 STEELES AVE W, STE. 206 C/O LANDAWN SHOPPING CENTERS 5001 HOPEWELL RD. THORNHILL, ONTARIO, CANADA L4 L4J 2 11 POLSON ST. LOUISViLLE, KY 40299 TORONTO, ONTARIO, CANADA M5A 1 M5A 1 EDWARD WACHTMEISTER TRUST DENNIS L. THOMPSON WESTON T. ANSON ROUTE 6, BOX 279 SHARON K. THOMPSON SUSAN ANSON WARRENTON, VA 22186 314 SO. GALENA ST. STE. 202 P.O. BOX 8472 ASPEN, CO 81611 LAJOLLA, CA 92038 NELIGH C. COATES ASPEN SKIING COMPANY JAMES L. & RUTH SHERMAN 720 E. HYMAN P.O. BOX 1248 JAMES R. LAUGHLIN ASPEN, CO 81611 ASPEN, CO 81611 4032 LINDEN AVE. WESTERN SPRINGS, IL 60558 `ION S. ROBERTS CARLOS BRANIFF ARCHIE M. & ELLA C. FRAME A ROBERTS REHA BRANIFF CHARLES 1. SKIPSEY 1004 MOPAC CIRCLE, STE. 21 BOSQUE DE OMBUE, 135 17 HIDDEN VALLEY AUSTIN, TX 78746 BASQUE DE LAS LOM, MEXICO, D.F., CLEVELAND, OH 44116 MEXICO SUSAN MCC GUBELMANN MARVIN GORDON BILLY & HANNALORE SMART 900 E. DURANT #108 SYLVIA GORDON C/O COATES, REID & WALDRON ASPEN, CO 81611 25862 HERSHEYVALE 720 E. HYMAN FRANKLIN, MI 48025 ASPEN, CO 81611 H. CHRISTOPHER J. BRUMDER DAVID B. MELTZER INDIANHEAD FARMS, INC. C/O FIRSTAR TRUST 36 SOUTH STATE STREET P.O. BOX 623 777 E. WISCONSIN AVE. CHICAGO, IL 60603 MASON CITY, IA 50402 MILWAUKEE, WI 53202 KENNETH E. QUINTENZ WILLIAM J. MORSE KENTCO LIMITED PARTNERSHIP SUSAN L. QUINTENZ EUDICE MORSE ONE NORTHFIELD PLAZA 91 NORTH STANBERY AVE. 14851 COUNTY LINE ROAD NORTHFIELD, IL 60093 COLUMBUS, OH 43209 CHAGRIN FALLS, OH 44022 GLENN EUGENE LAW SAVANAH LIMITED PARTNERSHIP NEIL ROSS P.O. BOX 2537 515 SO. GALENA ST. 100 SO. SPRING ST. ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 ROBERT LANGLEY HEALTHCARE FOR WOMEN PAUL ANDERSON DARNELL LANGLEY 250 SAN JOSE 1004 EAST DURANT AVE. #3 1001 E. COOPER AVE. SALINAS, CA 93901 ASPEN, CO 81611 ASPEN, CO 81611 H & SUNDANCE INVESTMENTS MARK KWIECIENSKI 950 DURANT LLC BELLOCK CONSTRUCTION RICHARD MILES 408 A.A. B.C. #202 1400 28TH ST. 730 E. DURANT ASPEN, CO 81611 BOULDER, CO 80303 ASPEN, CO 81611 WENDY WILLMAN WEAVER CAROL A. BAYLEY JOHN D. GRAY P.O. BOX 2477 P.O. BOX 1427 ANN MILLIGAN GRAY ASPEN, CO 81612 ASPEN, CO 81612 1416 N. ASTOR ST. CHICAGO, IL 60610 SUSAN V. ROLLES SCOTT C. ROLLES 218 KAIVLANI AVE. 2ND FLOOR HONOLULU, HI 96815 Z) F ject- nay 918 EAST COOPER AVENUE 2) p ��,r-` 1,0. ticx, 918 EAST COOPER AVENUE, LOTS M & P, BLOCK _ . � J1 PITKIN COUNTY, ASPEN, COLORADO ( jnd-irate Si t amass, lot & block, , .lega1 des=ptacn T.-� to 3) P�-:t ?,ani.ng RM F 4) Lot Size 301 X 1001 EACH 5) ,PLcarit I s dame, Addre:�,— i & Ftxxi e J O H N DAVIS, P.O. B O X 966 BASALT, COLORADO 81621 (970)927-9700 tive's y rye, & -1 MARK WARD, 2945 CENTER GREEN COURT, SUITE A, BOULDER, COLORADO 80301 (303) 442-1201 7) Tye of ALoli©.t1s n ctef,- all that aP-;nI.y) .. X C c iti.c r al Use SPA C ,�1 . r,z-i c Dev- S c .- Briers Final. SE-k Final His`�.aric Dev. 8 G4 0 C Z1it�e _ PC7D Minor N. istaric Dev_ Yar-� n i Demc L' _ticn View Plane �v..sic n Hi��'� c Cesigrat =- i '�.il -m ticn ��`Ct .�� A� fix'' � AZ. G` ^t 4 Lot SPL-LIVE0 t Line. Ad7 us rrt. 8) Des��igts. of E Sting Use.- (ri be- and t, cf esting t:. a..p=c mat �_ ft.. ; ' n �r of �jpdmcross any peYlsxzs _ 1 to ttz EXISTING HISTORIC STRUCTURES (2) TO BE USED ON'LOT P. NEW SINGLE FAMILY ON LQgS 0 AND P. NEW DUPLEX ON LOTS M AND N. HAVE RECEIVED FINAL.HPC APPROVALS ON LOTS 0, P. M & N PENDING. 9) Des irat.i.cx-i of Deverl apt APoLcatic n PER "PHILLIPS/GORDON LOT SPLIT SUBDIVISION", AN ADU SHALL BE PROVIDED IN THE LOT P UNIT WITH A MINIMUM 300 SQ. FT. AND AN ADU WITH A MINIMUMB OF 600 SO. FT. TO BE PROVIDED IN DUPLEX UNIT ON LOT M. 10) Have you attached the foLa-d-ng? to Attm z t- 2, MirdML= D±=dSSiCn C Oaterl s to Attar t 3, Specific Su rn i ssicn CaltefTts to Attaciment 4 , brie w Sttarr3a..rds for Your Apolicatic n Exhibit "A" ANWAWARD and ASSOCIATES inc architecture and planning January 29, 1996 Conditional Use Re: Accessory Dwelling Unit(s) at 918 East Hopkins Avenue Block 117, Lots M, N, O and P Pitkin County, Aspen, Colorado Re: Phillips/Gordon Lot Split Applicant: John Davis Project Representative: Mark Ward P.O. Box 966 2945 Center Green Court, Suite A Basalt, CO 81621 Boulder, CO 80301 (970) 927-9700 (303) 442-1201 Per the agreement of the Phillips/Gordon Lot Split Subdivision, the applicant has selected to provide ADU units on two of the four new residences on Lots M, N, O and P. Lot M, which will have 1/2 of a new duplex, will house a 609 sq. ft. ADU and Lot P will house a 333 sq. ft. ADU. The existing neighborhood is a mix of single family and multi -family units which is consistent with the proposal and the RMF zoning. The applicant has and continues to work with the HPC. To date, we have received final approval on Lots O and P and pending a final mass and scale review by HPC. On Lot M and N, anticipate final approval by HPC. Immediately to the east of the site exists a duplex unit followed by a recently completed single family residence which abutts Cleveland. To the west there is a duplex unit under cosntruction. This is on the corner of E. Cooper and W. End Avenue. The proposed units are consistent with the established neighborhood in terms of size and scale. Again the proposed ADU units on Lots M and P are per agreement set forth in the Phillips/Gordon Lot Split Subdivision with the City of Aspen. Thank you for you consideration. Sincerely, A4 il) � WM Mark Ward Architect 2945 Center Green Court, Suite A • Boulder, Colorado 80301 • (3031 442-1201 _ %*l i t..J I T-Nf M A P FEB 37 " 96 04 * 03PI'1 A5FIEH HOIJ5ING OFC iIWI - 1jr -WO) - 4711 Z TO: Amy A-midon, Community Development Dept, FROM: Cindy Christeni3en, Housing 01fice I DATE: February 27, 1996 4, 107 P i I III t I I I&M)bj+ RE: Review for 2 Aqcesnory Dwelling Units at 918 E. Cooper parcel ID No. The Size of the accessory unitr, fall, within the guidelines of the Code; Accessory dwelling units shall contain not less than three hundred (3DO) square feet of allowable floor area and not more than seven hundred Q00) square feet Of allowable floor area. The unft shall be deed restricted, meeting the housing authoft's guidelines.for resident omupiedl units and 01all, be limited to Terft periods of not less than six (6) months in duration. Owners of the principal residarice shall have the right to place a qualified employee or employees of his Dr hew choosing In the amessory dwelling urflit. The applicant states that the proposed accessory dwelling units are to be located in the lower level of each of the urlit8. Both units are to be located directly under a garage . The only natural light coming into the unit8 is from a window well, with the larger unit shari.rig the "area well with the unit next to it. These locations are not the most acceptabl.8 locations for accessory dwelling units. It is hard to tell exactly how far below ground the units are to be by the plans. The plans show that the accessory dwelling unit will have a private ejitrance, but the plans ajsQ show that a family room will be connected to one of the units and the mechanical/ storage area connected to the other unit. The accessory dwelling -unit must be a totally private unit, therefore, it is recommended that a wall be built between the ADU's and trhe rest of the principal unit. The I-,itchen must also be built to the following oPaclficatiOns', Kitchen - Fr)r Accessory Dwelling Ljnits and Caretaker Dwelling Units, a miniMUM of a two -burner stove with oven, standard sink, and a 8-cubic foot refrigerator plus freezer. Sho-ald these units be approved, the applicant must record a deed restriction before building permit approval, \refexxaI\9�.9(:!C-adu 1 PUBLIC NOTICE RE: 918 E. COOPER LANDMARK DESIGNATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, February 20, 1996, at a meeting to begin at 4:30 pm before the Aspen Planning and Zoning Commission in Sister Cities Meeting Room at City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by John Davis requesting Landmark Designation of the property located at 918 E. Cooper. The property is described as Lots N and O, Block 35, East Aspen Addition to the City of Aspen. For further information, contact Amy Amidon at the Aspen/ Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. 920-5096. s/Sara Garton, Chair Aspen Planning and Zoning Commission ------------------------------------------------------------------ ------------------------------------------------------------------- Published in the Aspen Times on February 3, 1996. City of Aspen Account 4 401 0 r_,_4 V Mo am O O '- v ,C N N v 0- L C >, t•• O- O- C y L O V •D O V ►. •D Y «� v -� aa)-EL-•- c 3 o.vc v F- o o= I. c v m y roc ei C v.y c m �'' C o t�-- yQ 0.= � C 6 Q �Z c C c� V vY L U 3= C 0R" iO v vy.� G uw O N V y C$ y 0 0 0 y C C r, 0 >, O- L .x R V G m v p 4 0 « 00 p .^ « 0.- . O m Do- O C C O m O'O'p:=' TA 6 >,- CA C G O V R? Q. 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T, �&Rb FUT tx*v Toy aa 51i -May &W04�0 40 = Ala; vw-�Mzw '4 A As 14 4"41110 WAS —Z, t Vol 71 Soil w. t� Z 0 -p -�1 m -a 0 L : Y o' " > i .4k .- �... - , t s ' k f t7 IOL r I I t i TO: THRU: FROM: RE: Planning and Zoning Commission Dave Michaelson, Deputy Planning Director Amy Amidon, Historic Preservation Officer 616 W. Main Street- Conditional Use review, ADU, PUBLIC HEARING (continued from January 16 and February 20, 1996) March 19, 1996 SUMMARY: The applicant is requesting conditional use approval to construct a voluntary ADU within a historic barn. The ADU is an above grade unit, plus a basement and is approximately 700 square feet. HPC approval of the changes to the exterior of the building has been granted. The application packet is attached as Exhibit A. Staff recommends approval of the conditional use for an accessory dwelling unit with conditions. APPLICANT: Jeffrey Aaronson, represented by Jake Vickery Architects. LOCATION: 616 W. Main Street, Lot N, Block 24, City and Townsite of Aspen. ZONING: "O," Office. Historic landmark designation is pending. LOT SIZE: 3,000 sq.ft. REFERRAL COMMENTS: Please see comments from the Housing Department. (See Exhibit B). STAFF COMMENTS: Conditional Use Review - Pursuant to Section 24-7-304, the criteria for a conditional use review are as follows: A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is purposed to be located, RESPONSE: A fundamental goal of the Aspen Area Community Plan is to "Create housing opportunities for 60% of the workforce to live up -valley of the Aspen Village Trailer Park". A short-term goal with the Housing Action Plan was to develop "650 new affordable housing units, including employee -occupied ADUs to achieve the identified current unmet need to sustain a critical mass of residents". The applicant proposes a voluntary unit, which must comply with the Housing Guidelines and shall be deed restricted as a resident occupied unit for working residents of Pitkin County. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development; RESPONSE: The unit is located on an alley, in an existing historic structure, which will be modified for use as a living space. It's re -use is consistent with the intent of the Cottage Infill program, which encourages development of units along the alleys in the adjacent R-6 zone district. C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties; RESPONSE:. The building is below the maximum height limit for accessory structures in the Office zone district. (The roof pop-up is due to the applicant's strong desire to make the unit livable.) Access will be taken from the alley. No parking space is required or provided and the unit is directly on the Main Street bus line. D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools; RESPONSE: No additional infrastructure is required for the ADU above and beyond what is in place for the existing neighborhood. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use; RESPONSE: The ADU must be deed restricted for resident occupancy. If the unit is rented, they must be used to house a qualified working resident of Pitkin County. F The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter. RESPONSE: The proposed unit is voluntary. Necessary approvals have been received from the Historic Preservation Commission. STAFF RECOMMENDATION: Staff recommends approval of the proposed ADU with the following conditions: 1. Prior to the issuance of any building permits, the applicant shall comply with the following: A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin County Housing Office for approval. Upon approval of the deed restrictions by the Housing Office, the applicant shall record the deed restrictions with the Pitkin County Clerk and Recorders Office with proof of recordation to the Planning Department. The deed restriction shall state that the accessory units meets the housing guidelines for such units, meets the definition of Resident Occupied Unit, and if rented, shall be rented for periods of six months or longer; and B. Kitchen plans shall be verified by the Housing Office to ensure compliance with specifications for kitchens in ADUs. C. The applicant must verify that the unit is no more than 700 sq.ft. of net livable space. 2. The ADU shall be clearly identified as a separate dwelling Unit on building permit plans and shall comply with U.B.C. 35 sound attenuation requirements. 3. Prior to issuance of a Certificate of Occupancy, the Planning Department shall inspect the unit to ensure compliance with the conditions of approval. 4. All new surface utility needs and pedestals must be installed on -site. 5. The applicant shall consult the City Engineer for design considerations of development within public rights -of -way, and the Parks Department for vegetation species, and shall obtain permits for any work or development, including landscaping, within public rights -of -way from the City Streets Department. 8. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 3 RECOMMENDED MOTION: "I move to approve the conditional use for an ADU at 616 W. Main Street with the conditions as outlined in the Planning Office Memo dated March 19, 1996". Exhibits: "A" - Application Packet "B" - Referral Comments R1 RCHITBCT;_ TO: AMY AMIDON, HPC OFFICER FROM: JAKE VICKERY RE: APPLICATION FOR CONDITIONAL USE ACCESSORY DWELLING UNIT 616 WEST MAIN DATE: JANUARY 10, 1996 Items referenced below pertain to enumerated requirements of the preprinted application materials supplied by the city. (Attachment #, Item #) (2-1) see attached Owner's Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: 100 SOUTH SPRING ST. #13 POST OFFICE BOX 12360 ASPEN, COLORADO81612 TELEPHONE / FACSIMILE ( 9 7 0 ) 9 2 5 - 3 6 6 0 This proposal is to convert an existing detached historical carriage barn into a detached 1 bedroom ADU as indicated on the attached plans. The proposed modifications include a new basement and loft and elevating the existing structure approximately 3 feet. This is a voluntary ADU and is a classic "Cottage Infill" situation for which this legislation was created. The proposed ADU will have a maximum of 700 net livable square feet and will accommodate one or more employees or an employee family. Currently, there is one bedroom in the existing front house and no on -site parking spaces. This proposal increases the number of bedrooms on site to two. No on -site parking spaces are provided for this development. Pursuant to Section 5-510-A-1, no additional parking spaces are required for development of a studio or 1 bedroom ADU. This is a small, 3,000 square foot pre-existing non -conforming lot. Due to the single story nature of the existing historical house an on -site parking space would significantly reduce the amentiy to the rear yard and leave little useable open space. This property is located within easy walking distance of town and is on the town's major bus route. The applicant feels that requiring any additional parking spaces would be a hardship and a disincentive to this application. The proposed ADU would be one of the best in town and offers an excellent housing opportunity to locals. It also provides a viable adaptive reuse of an existing historical structure. Exhibit "A" I This application is submitted with the expressed understanding that the deed restriction placed on the property as a result of the ADU approval will be the one in place at the time of submittal of this application. Please see Items 4A through 4F below for a more detailed explanation of conformance to specific standards. The proposed work is under review by the Historical Preservation Commission. This application is submitted conditional upon HPC approval of the modifications to the structure necessary to accommodate the proposed development. (4-A) The Aspen Land Use Code permits an ADU as a conditional use in the R6 Zone. Non -conforming Lot: The minimum lot size in the R6 zone is 6,000 square feet. The lot in this application is 3,000 square feet. It is a pre-existing, non -conforming lot of record and the proposed development is permitted under Section 9-106 "Non conforming Lots of Record" paragraph "C. Historic Landmark". This paragraph exempts lots containing historical landmarks from being required to meet the minimum lot area requirement of its zone district for permitted and conditional uses. (4-13) This ADU provides an accessory residential use in the R6 Zone and a mix in a variety of housing types in the neighborhood. It is compatible with other residential uses in immediate vicinity. (4-C) The proposed location below grade maintains open space and minimizes the mass above grade. Light, air, and egress to the lower sleeping level are provided by generous light wells. (4-D) Services will be an extension of the services already in place and are adequate. (4-E) This proposal will not generate any new employees and provides on -site housing for one or two resident employees. (4-F) This proposal conforms to the Aspen Area Comprehensive Plan and other requirements of the Code. I . 1) Proj � rtamc P-=' e c Wit, an (L' I L7 ��1.�� 24� T a2� �i,�� c� k.s .. - • address,lc & hlocc n=bex, legal caber (indicate stet- �pz-aorate) G 4) Zat SiZe Ap dress Name, Ae 67 Re~Z�t3t:.ve's name, ��.� & ri•�cne . ? ' Ape of �=].:, (=tr cn (clewt�.at a�?1.Y) = SPAccnditicral Use �r rzt Sci.�.�Zr.'t Lire c o f ^�.c ._s`=.'�c '�-�-,� (r_'a'- and lZme of n t� O f aIN ALL JacL= a= c 7 of ccveIcqm=Tt- J''J1 IO) Fisvc yca a=ctcd t.!.c f013.cr-r;-r5' zs�? t0 T''..2�:Z."� 4Srh'�ra� im,�1.Ct2 C"/J'yy. Specific icn to -- a Rcvierr Star�da---ds for YCLIr mot_ cn CD % q ww" Or- cv� dd I Wl' Oc= A.# SM A, z Not ever,* Smoot v "nac larnou cnm= or:=AM;M or ices. :-�_M Z:reet —,J fuw ir"acs anc ma= mav oe in st r: 6 -rogfe-S3,11 car= amas v — ------ ----- idarom C. sow Rd iz Asp bV , % ft CD /-Pit 'Awn an a 41W.Ucu :;r.­.;-i4.s 19 14%,1IQ-0C_ A-1.7, L IF TO �4. -..nL. C4 'A ­;w GIAM A. ,am ZAN-am RIL 140,irvk w L AtAA ' rn ION rinew- AXM Ar*� J'P. AMM Aift A._-5.a %: 3" or a 4- t— kow '�A _A-..____-_-- XI-M.01 A,. Rive"" LN 3*"m A. A, Coo— zf .4, demote RK-2 34ve or Xamnpq —w Dr. 2%M �. ::. , l.____--.._...4_ uw%" I;*" Al" or.__ _lg . ............. it . .. ......... CA 31 Aaww"" .f �l•1.4 34mw• LA_ I ��Mllf.kl A. --I ..... .. ....... ..... . . ...... wu ;ClA#VW L :UMLMA Con C.a, "I 4 m - I 7mmod A — OWNS A.. %.Aj I AA m. . ..... .. ..... ......... Sontsw k;m-v JtA__i�., A. 1.46 STPNoft-ttus licaNAis #4 —4 MIN am S4— Cil-W L-ws AA_ 4r." ;4 L4xes. 4.6♦qfw, IA a/ As jft AUHA MAn 61G w - mll,N�. A L L E Y • B L O C K 2 d M A IN S T R E E 7 lolG wo Nkljv 5r. Q Is 1 -r W C-4 �za ac z n� x� 0-4 �r �d C M 14 ,0 ch CA C c co � y 9 C1 �Z y �y _ 0 -- - -�--� � � '--� . t� .� C u n x � �� � � � � � � -� . � � cz , , H � '--- _. ��- ' FEB 01 '96 11:18AM ASPEN HOUSING OFC P.1 TO: Amy Amicion, Planning Office . FROW., Cindy Christensen, Housing Office DATE: February 1, 1996 RE: AARONSON REVIEW FOR AN ACCES96RY MELLING UNIT Parcel ID No. 2735-124 -44 -008 XSSUE The applicant is asking for approval for a voluntary accessary dwelling unit, to be located in the detached carriage barn. BACKGRO=: According to the plans, the unit is to be approximately 369 square feet, which is over the minimum and under the maximum. RECO 'NDATION: Staff recommends approval of the accessory dwelling unit. This is a nice sized unit and in a very gaud location. If approved, the applicant would have to enter into a deed restriction, which can be obtained from the Housing Office, � xC�Crr�l ��a=-vaz�Qn . adu Exhibit "B" MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Stan Clauson, Community Development Director FROM: Dave Michaelson, Deputy Director DATE: March 19,1996 RE: Aspen Mountain Subdivision and Planned Unit Development - Conceptual PUD and Subdivision Approval for Lots 3 and 5, Public Hearing and Applicant Presentation. SUMMARY: Savanah Limited Partnership has submitted an application for development of lots 3 and 5 of the Aspen Mountain Subdivision and Planned Unit Development. Based on conversations with City Staff, the applicant has agreed to use the first public hearing to provide the Commission with a presentation of the overall development of the two remaining lots within the PUD. Following the applicant's presentation and an opportunity for public input, Staff recommends that the Commission establish a future date to begin the review of Lot 5, at which time staff will present a memorandum and full review. PROCEDURAL OVERVIEW: The project is being processed as a four -step application, with reviews occurring at different steps. Staff has summarized the timing of specific requests below. Step 1- P & Z Step 2 - Council Conceptual PUD Conceptual PUD Subdivision Subdivision Note: Italics represent public hearings Step 3-P&Z Final PUD Text Amendment Rezoning Conditional Use 8040 Greenline Step 4 - Council Final PUD Text Amendment Rezoning The applicant has agreed that, due to the unique site and design characteristics of each site, the review would progress by addressing each site separately, with the full understanding that the residential GMQS allocations previously granted to the applicant are not site -specific, and have been approved within the context of both lots. The applicant has repeatedly been asked to provide a Geotech report for the Top of Mill site since late January. To date, no information has been provided. Staff would recommend that the Planning and Zoning Commission take the following steps: 1. Table consideration of the Top of Mill Site Staff is recommending that the Grand Aspen site (Lot 5) be the initial focus of the Commission's review. This is due to the fact that the feasibility of construction on the Top of Mill site was a central theme of past discussion regarding this site. In fact, Preliminary Approval of the project was halted in 1985, based on staff's recommendation that no further analysis take place on the Top of Mill property until several conditions have been met. The following specific conditions were included within Resolution 85-6: A. The applicant shall provide an evaluation of the geologic hazards from Aspen Mountain which may affect this site by monitoring and reporting on the data gathered during the critical melt/runoff time period. Based on this information, the applicants shall provide responses to the concerns expressed by Jeffrey Hynes, Senior Engineering Geologist of the Colorado Geologic Survey, in his letter dated March 8, 1985. The applicants shall submit their program for on -going monitoring to Mr. Hynes for his review and approval prior to the critical period. B. The applicants shall expand the scope of their soil contamination sampling program to determine whether any toxic materials are located within the area proposed to be used for storm water detention on the site. If such materials are found in this area, the applicants shall develop a plan to insure that toxic substances do not leak into the groundwater below the site, to the satisfaction of the City's Engineer and Chief Environmental Health Officer. C. The applicants shall develop a soil monitoring program and detailed grading plans for the entire Top of Mill site to satisfy the concerns of the Environmental Health Officer that no toxic material be moved off the site or be excessively disturbed and that the toxic soils on the site will be property covered and controlled. D. The applicant's shall insure that all exposed mine dumps and tailings on or around the perimeter of the PUD site area isolated from human exposure to inhalation or ingestion by the placement of fill material over toxic soils and by diverting all surface water from such soils. Staff feels that these issues in reference to the Top of Mill site are as significant today as they were in 1985. Because the Geotech report has not been submitted by the applicant, staff would suggest that no action or hearing date be established for the Top of Mill site until submittal of the Geotech report and review by the State Geologist. 2. Proceed with the Review of the Grand Aspen Site Staff would suggest the Planning Commission proceed foreword with review of the Grand Aspen site. A site visit should be scheduled prior to the next meeting to allow the Commission to fully understand the proposed project. Full application packets and map sets were given to each commission member in February. Options open to the Commission include scheduling a special meeting, or having the project presented during a regular meeting. April 16, 1996 would be the earliest regular date, which includes the initial review of the Waterplace Conceptual PUD. Staff has also included the full meeting schedule through May with your packet. RECOMMENDED MOTION: "I move that the hearing for the Aspen Mountain PUD be continued to (a date certain), and that staff be directed to submit a memorandum addressing Lot 5 of the PUD." 2 a r 1� "•. tit � I l ; 01 � 1 V 1 � y■p� -4 ` T/��f /4!lGL. AFFIDAVIT OF PUBLIC NOTICE OF APPLICATION FOR DEVELOPMENT APPROVAL (Pursuant to Section 6-205.E. of the Land Use Regulations) STATE OF COLORADO ) ) ss. COUNTY OF PITKIN ) The undersigned, being first duly sworn, deposes and says as follows: I, SUNNY VANN, being or representing an Applicant before the City of Aspen, personally certify that Public Notice of the application for conceptual PUD development plan/subdivision approval for the Grand Aspen and Top of Mill properties was given by 1) posting of notice containing the information required in Section 6-205.E.2., which posting occurred on March 8, 1996, in a conspicuous place on the subject property and that the said sign was posted and visible continuously from that date, and 2) mailing Notice of said development application to all property owners within three hundred (300) feet of the subject property, which mailing occurred -on March 6, 1996. Applicant: SA :A The foregoing AffidaUL-Public Notice was acknowledged and signed before me this day of March, 1996, by Sunny Vann, on behalf of SAVANAH LIMITED PARTNERSHIP. WITNESS my hand and official seal. My commission expires: Pub li4 ( ' • ' r PUBLIC NOTICE RE: ASPEN MOUNTAIN SUBDIVISION/PUD (LOTS 3 & 5) CONCEPTUAL SUBMISSION, AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN, AND AMENDMENT TO THE TEXT OF THE CITY OF ASPEN LAND USE CODE REGULATIONS, CHAPTER 26 OF THE ASPEN MUNICIPAL CODE NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 19, 1996 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Savanah Limited Partnership, requesting conceptual PUD and Subdivision approval to develop 47 residential dwelling units. The applicant is also requesting to rezone a portion of Lot 3 to L/TR (Lodge/Tourist Residential) and to amend Section 26.40.070 of the Aspen Municipal Code. The property is legally described as Lots 3 & 5, Aspen Mountain Subdivision and PUD; and is referred to as the Grand Aspen Hotel site and the Top of Mill site. For further information, contact Dave Michaelson at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5100. s/Sara Garton. Chair Aspen Planning and Zoning Commission Published in the Aspen Times on March 2, 1996 City of Aspen Account e t Anderson, Charles N. 1/2 Vagnieres, Robert C. & Dorothy L. 1/2 161 E. Chicago Avenue, suite 39E Chicago, IL 60611 Atwell, Neil T. Atwell, Marsha A. 8550 Bluefin Circle Indianapolis, IN 46236 Becker, John C & Donna L. 50o March, Jay V. 500-. 704 Haldane Drive Kenneth Square, PA 19348 Bennett -Wood Interests LTD P.O. Drawer 1011 Refugio, TX 78209 Bitter, John A Jr. J.A. Bitter & Associates 5800 Broadway, #110 San Antonio, TX 78209 Bleiler, Douglas W. 57 Mountain Estates Drive Avon, CT 06001 Blocker, Dr Laura 4506 Watauga Rd. Dallas, TX 75209 Burres, Kenneth P. 9204 Almond Alta Loma, CA 91737 Childs, Evelyn P.O. Box 2384 Aspen, CO 81612 Claycomb, J. Barry & Grigsby, George T., Jr. P.O. Box 145 Holly Springs, NC 27540 Cole, Constance P. 1647 E. Maplewood Ave. Littleton, CO 80121 Kettle Corporation P.O. Box 8080 Aspen, CO 81612 Aspen Skiing Company Little Nell Lot 2 P.O. Box 1248 Aspen, CO 81612 Henn, Preston B. Henn, Betty D. 3501 W. Sunrise Blvd. Ft. Lauderdale, FL 33311 Anderman, George 1776 Lincoln St. 560 Denver Ctr. Bldg. Field, Frederick W. Interscope Inv., Inc. - C/O 10900 Wilshire Blvd, #1400 Los Angeles, CA 90024 Yarborough, Julia K. Living Trust 1329 Lusitana St., Suite 602 Honolulu, HI 96813 Mill Street 918 Corporation Cantrup, Peter C/O P.O. Box 38 Espanola, NM 87532 Mountain Chalet Enterprises, Inc. 333 East Durant Avenue Aspen, CO 81611 Wagner Park Pitkin County 506 E. Main Street Aspen, CO 81611 Rubey Park City of Aspen 130 So. Galena St. Aspen, CO 81611 Dieckhaus, Robert L. & Rose Mary 338 Ramsey Street Sullivan, MO 63000 Dubbs, David Craig 62.5% Dubbs, Jack H 18.75% Dubbs, Gloria 18.53% 2165 Ocean Blvd. Balboa, CA 92661 Edgar, Robert G. Scherer, Robert P., Jr. 114 Kercheval Avenue Grosse Pointe Farms, MI 48236 Ganch, David C. Trust #1 27 W. 041 Walz Drive Wheaton, IL 60187 Gardner, Charles L. Gardner, Rita Walsh 840 Locust Avenue Winnetka, IL 60093 Ghanem, Michael 2551 Spanish River Rd. Boca Raton, FL 33432 Glass, Walter M. 1555 No. Astor Chicago, IL 60610 Hager, Lowell Paul Hager, Frances 801 West Delaware Urbana, IL 61801 Hibberd, Lorna W., Family Trust Partnership, Ltd. Pine Island Rye, NY 10580 Lloyd Associates Heston Southall Lane 12 Leys Rd. Oxshott Surre, England KT22QE Marmont, Lois 0. c/o B. Coburn 3355 Soloman Lane Alameda, CA 94501 Buettner, Ester 61 West Roma Drive Tucson, AZ 85704 English, Sharon A. Falkenstein, William 6 St. Andrews Ct. Frisco, TX 75034 Evseeff, Dr. George S., M.D. Trustee P.O. Box 941 Basalt, CO 81621 Gianulias, James C. 1105.Quali Street New Port Beach, CA 92660 Long, Godfrey M., Jr. Thurbon, Robert W., Jr. 1034 St. Paul Rd. Cincinnati, OH 45202 Marsh, James W. Marsh, Beverly M. As JT Tenants 815 Tropical Cr. Sarasota, FL 34242 Melville Family Trust 2/3 Melville, Susan P. 1/3 333 E. Durant Avenue Aspen, CO 81611 Durant -Galena Co. P.O. Box 1709 Aspen, CO 81612 JFG Limited Partnership A Colorado Limited Partnership 44125 East Hwy. 82 Aspen, CO 81611 Baker, Hugh Lee Jr_. Casey, Nanah B. 555 E. Durant Avenue, suite 2K Aspen, CO 81611 Bean, Robert B. Hillltop Road - Wilson Point Norwalk, CT 06854 Bickers, E. E. & Dorothy 555 East Durant Street Aspen, CO 81611 Bourquard, Richard E. O'Shaughnessy, Jane A. 2492 E. Terraridge Dr. Highlands Ranch, CO 80126 V 91 Burgess, Hubert & Jo Anne, Trust Burgess, Hubert & Jo Anne, Trustees 7138 Meadowcreek Dr. Dallas, TX 75202 Chabay, Marion Chabay, Ilan 1532 Pelican Point Dr., Suite 141 Sarasota, FL 34231 Christ, christian P.O. Box 2943 Aspen, CO 81612 Colony, Raymond F. & Anita L. 631 Via de Suenos Green VAlley, AZ 85614 Colorado Resort Property General Partnership 10218 Ella Lee Lane Houston, TX 77042 Cooper, John A. 1801 Forest Hills Blvd. Bella Vista, AR 72714 Thomas and Judith Daly Daly Construction, Inc. 520 West Hallam Street Aspen, CO 81611 Davidson, Stuart C. and Sally F. 3415 Volta Place NW Washington, DC 20007 Drake, Nancy W. 555 E. Durant Avenue, Unit 4A Aspen, CO 81611 Frazier, James M. & Ruby Jane 1330 W. Giaconda Way Tucson, AZ 85704 Garritano, Thomas A. P.O. Box 41-1144 CHicago, IL 60641 Gordon, David F. & Leticia B. 1001 Burr Oakes Dr. West Des Moines, IA 50266 I Grenko Properties, LTD. P.O. Box 1120 Carbondale, CO 81623 Grosse, Edwin & Adeline M. 23049 Farmington Road Farmington, MI 48336 Gussel, John Thomas 11000-9 Metro Parkway Ft. Myers, FL 33912 Hershorn, Peter 555 East Durant Avenue Aspen, CO 81611 Hyman, Barbara L. 150 Bradley Place Palm Beach, FL 33480 Katzman, Robert M. Trustee For Robert M. Katzman Trust 30100 Telegraph Rd. Birmingham, MI 48010 Kirschenbaum, David - trustee c/o North of Nell Condominiums 555 E. Durant Avenue Aspen, CO 81611 Klein, Michael S. c/o North of Nell Management P. 0. Box NN Aspen, CO 81611 Koval, Barbara Trust Koval, Barbbara Trustee 1340 No. Astor Street, #1506 Chicago, IL 60610 Kuyfar & Co. A Partnership 2609 Spring Grove Terrace Colorado Springs, CO 80901 Larson, Karl G. Larson, M. Madeleine 201 No. Mill Street, Suite 101 Aspen, CO 81611 y Norman, Ketih J. Maylor, Irvin S. 100 Boxwood Lane York, PA 17402 North of Nell Conco Assoc. 555 East Durant Avenue Aspen, CO 81611 Owen, Richard W. 11200 Luxmanor Rd. Rockville, MD 20852 Pederson, Joseph G. Bastil, Dean D. 10500 West Silver Springs Drive Milwaukee, WI 53225 Phillips, Steven J. 5300 Woodland Avenue Des Moines, IA 50312 Puchy, Shirley P.O. Box 6382 Parra Matta NSW 2150 Australia Resnick, Arthur Donn 700 Resnick, Edith L. 30% 19400 West Ten Mile, Suite 214 Southfield, MI 48075 Sada, Rogelio C. Curaco International Trust Co. C/O Apartado Postal 88 Monterrey Nuevo Leon Mexico'64000''Salton, Mary 221 Valley Road Ithaca, NY 14850 Shapiro, Eugene B. Shapiro, Marlene R. 5 Revere Dr., Suite 405 Northbrook, IL 60062 Sharpe, Norton Sharpe, Virginia B. 10543 Garwood Place Los Angeles, CA 90024 Sherwin, Greg 1020 E. Hopkins Avenue, #26 Aspen, CO 81611 Tauber, Joel D. 27777 Franklin Road, Suite 1850 Southfield, MI 48034 Weatherby, David C. and Weatherby, Elizabeth H. 555 East Durant Avenue Aspen, CO 81611 Weinglass, Leonard P.O. Box 11509 Aspen, CO 81612 Witz, Eugene North of Nell Condo Assoc. C/O 555 East Durant Aspen, CO 81611 Woods, Richard R. Trust C/O Boatmen's Trust Company P.O. Box 14633 St. Louis, MO 63178 Zeff, Eleanor E. Zeff, Robert H. 555 E. Durant Aspen, CO 81611 Jay -Prop. LTD. Laredo National Bank C/O P.O. Drawer 59 Laredo, TX 78042 Muller, J.D. P.O. Box 4361 Aspen, CO 81612 Patterson, L.S. & F.E., Trust 6001 Schneider, C.A. Patterson 400 580 Cemetery Lane Aspen, CO 81611 Bright Condos Louisiana General Partnership 300 Plaza One Shell Square New Orleans, LA 70139 Bright, Edgar A.G. Jr. 300 Plaza, One Shell Square New Orleans, LA 70139 Chenoweth, Jack B. Crawford, Don D. P.O. Box 8867 Newport Beach, CA 92658 Crawford, Jack B . & Don 3401 East Ocean Blvd. Long Beach, CA 90803 Herron -Boca Chica, Ridobil Florida, Inc. Sandra Herron C/O P.o. Box GG Aspen, CO 81612 Krajian, Ronald N. 747 So. Galena Street, TI. #1 Aspen, CO 81611 Krajian, Ron N. 1/2 Johnson, Eppie 1/2 1716 L. Street Sacramento, CA 95814 Faulkner, John R. P.O. Box 250601 Franklin, MI 48025 Faulkner, John L. P.O. Box 147 Aspen, CO 81612 Faulkner, Mary I. P.O. Box 147 Aspen, CO 81612 Kirianoff, Gregory T. Kirianoff, Patricia 2664 Hutton Drive Berverly Hills, CA 90210 Mandelbaum, Mervyn & Jeanette Trustees Mandelbaum, Danielle & Jacqueline 1735 So. Santa Fe Avenue Los Angeles, CA 91121 Monkarsh, Jerrold D. & Joyce 9061 Santa Monica Blvd. Los Angeles, CA 90069 Wheeler, Thomas M. 628 So. Galena Street, #4 Aspen, CO 81611 Falender, Steven M. 2084 St. Andrews Circle Carmel, IN 46032 Livingston, David & Myriad Investments, Inc. 1003 Parchement Dr. S.E. Grand Rapids, MI 49506 Dickie, Dr. E. Gordon 747 So. Galena St., #D-6 Aspen, CO 81611 Durant Condominium Association Employee Housing Unit 14 747 So. Galena Aspen, CO 81611 Estabrooks, Jeffrey & Patricia An undivided 871 interest and 37 Emerald Bay Laguna Beach, CA 92651 Friedman, Karl 4030 So. Hudson Way Cherry Hills, CO 80110 Germanow, Irving 13 Tobey Woods Pittsford, NY 14534 Ghadimi, Dr. Hossein 1757 Merrick Ave. Merrick, NY 11566 Gurtner, Thomas and Gurtner Nancy, Co -Trustees 860 5th Ave., #4C New York, NY 10021 Howell, Billye B. 4544 Belfort Dallas, TX 75205 I.A. Realty Inc. C/O W.J. Kelly Peter Pan Bus Lines, "Inc. 43 Juniper St. Bloomfield, CT 06002 Lownnes, Victor A. 1 West Halkin St. London, England SWIXBJJ Miller, Tanya B. 2445 West Gulf Drive Sanibel Island, FL 33957 Moore, Philip B. Moore, Kathleen P.O. Box 6324 Snowmass Village, CO 81615 Randall, Dick J. and Carolyn L. Trust 22348 Regnart Road Cupertino, CA 95014 Rathe, John C. & Fern P. 1/2 Maddrell, Beverly J. 1/2 Sax, Donald C. P.O. Box 12351 Aspen, CO 81612 Scott, Shelly 1405 Wildwood Lane Boulder, CO 80303 Stoltz, Wagner and Brown A Texas Partnership P.O. Box 1714 Midland, TX 79702 Sunshine Partners A Partnership Box II Aspen, CO 81612 Tallichet, David C. Jr. Trustee 1/2 Tallichet, Cecilia A. Und 1/2 Int 4155 East La Palma Ave. Anaheim, CA 92807 Ticonderoga Company 3108 Covington Lake Drive Ft. Wayne, IN 46804 Tobey, Robert W. & Patricia A. 41 Cherry Hills Farm Dr. Englewood, CO 80110-7113 Trust A under the will of Jac P. Hunt Hunt, James S. Jr. - C/O 1700 NW 97 Terrace Coral Springs, FL 33071 Tulipani, Rudy L. Trust McKeag, Donna 6 Clifford Ave. Belvedere, CA 94920 Ulrich, L.A. and E. Kay 3621 E. Geddes Place Littleton, CO 80122 Van Meter, Stephen W. and Sharon H. 1352 Bay Avenue Alameda, CA 94501 Watkins, Dan H. Trustee 931 36th St. Moline, IL 61265 Werner, Joseph G. Trust Agreement Werner, Joseph G., Trustee 8000 Maryland Avenue, Suite 937 St. Louis, MO 63105 Williams, John C. San Isidro 16 Pt. Finger Rd. Paget, Bermuda DV04 Wilson, Robert S. Wilson, Marjorie A. 747 So. Galena, suite 6-C Aspen, CO 81611 Murchison, Anne A. P.O. Box 8968 Aspen, CO 81612 Parsons, Whitney P.O. Box 928 Aspen, CO 81612 Patrick, Gary R. Patrick, Patricia A. 537 Market St., Suite 202 Chattanooga, TN 37402 Powers, William Ames Trust - 1/2 Powers, Marvel Ann Van Laanen Trust 1/2 1566 Golfside Village Dr. Apopka, FL 32703 Reardon, Gene F. Box XX Aspen, CO 81612 r 5 Rolf, Robert William 1/2 Rolf, Scott R. - 1/4 Rolf, Robert F. 1/4 1511 SW Park Ave., #213 Portland, OR 97201-7801 Schultz, Harry A. Jr. C/O Vincent J. Higen Attorney 900 Curlew Court Atlanta, GA 30327 Shaw Properties A General Partnership 111 Kalamath Denver, CO 80223 St. Marie, R. Gary 9000 loth Ave. North Minineapolis, MN 55414 Tracy, Jollyn Dee P.O. Box 2653 South Hampton, NY 11791 Umbreit, George Stanton as Trustee G. S. Umbreit Trust 429 27th St. Manhattan Beach, CA 90266 Velmar, A Colorado Corp Grupo De Mar SA de CV C/O Cierra Mojada 415415 11000 Mexico Bush, Steven S. And Bush, Alan D. 210 East Hyman Avenue #7 Aspen, CO 81611 Chiate, Kenneth R. and Jeannette 122 Pacific Ave. Venice, CA 90291 Elder, Jerry L. 7280 Encelia Drive La Jolla, CA 92037 Elder, Jerry L. P.O. Box 308 La Jolla, CA 92115 Welch, Patrick T. & Deborah P. Nigeria International Bank C/O 1 IDOWU Taylor Street Victoria Island Lagos Nigeria White, Edward A. 5786 Echo Canyon Circle Phoenix, AZ 85018 Kuntz, Hal G. & Vesta L. as JT tenants G.L.K. Corp C/O 1001 Fannin St., #1400 Houston, TX 77002 Lewis, Perry J. Trust Morgan, Lewis, Githens & AHN, C/O/ 2 Greenwich Plaza Greenwich, CT 06830 Mehra, Ramesh, Trustee Mehra, Ramesh J. Declaration of Trust 3115 White Eagle Dr. Naperville, IL 60565 Planning Design Research, Inc. Susie McLaney C/O 1050 Matchless Dr. Aspen, CO 81611 Saliterman, Larry Saltterman, Nancy as JT tenants 5005 Old Cedar Lake Rd. St. Louis Park, MN 55416 Smith, Charles R. C/O D.P.S. 8725 NW 18th Terrace, Suite 200 Miami, FL 33172 Wargaski, Bob 30353 No. Dowell Rd. McHenry, IL 60050 Weigand, N.R. 150 No. Market St. Wichita, KS 67202 Wheeler, Connie Christine McCallion, Gerard P.O. Box 400 Red Hook, NY 12571 Alef Corporation A Liberian Corporation P.O. Box 3333 Aspen, CO 81612 Dean Phillips, Inc. Town & Country Bank 524 No. 30th St. Quincy, IL62301 Fults, Jerry D. 300 Crescent Ct., 12th floor Dallas, TX 75201 Kirlin, Donald W. 250 Kirlin, Barbara 25% P.O. Box 3097 Quincy, IL 62305 Levitus, Stephen I. Levitus, Perri A. 7205 Shannon Drive Edina, MN 55435 McElwe, Brian Valley Forge Invest. C/O 120 So. Warner Rd. King of Prussia, PA 19406 McGinnis, Harold C. & Dorothea N., Trust P.O. Box 2217 Maryland Heigths, MO 63043-1017 Hall, Thomas L., Trust, U/T/A 12835 Pembroke Circle Leawood, KS 66209 Hemmeter, Dr. George Mead M.D. 4587 Coachman Circle Las Vegas, NV 89109 Henry, Leland W. & Marilyn J. 4480 Ravine Drive Westerville, OH 43081 Kallmann, Herbert M. Manfred Hecht C/O Kneseveckstrasse 69/9 1000 Berlin 12 Germany Kwei, Thomas and Amy 30 Lake Oniad Drive Wappingers Falls, NY 12590 ta Lovett, Wells T. Lovett, Mary M 18 Stone Creek Pk. Ownesboro, KY 42303 Maurer, Michael S. Maurer, Jane K. 10585 No. Meridian, Suite 101 Indianapolis, IN 46209 Nardi, Stephen J. 4100 Madison Street Hillside, IL 60162 Petrovich, Nick D. Petrovich, Rosa Del Carmen Fernandez 600 E. Main St. - Stirling Homes Aspen, CO 81611 Stringer, David G. & Virginia S. 1100 Alakea St, Suite 200 Honolulu, HI 96813 Wildman, Dorothy 132 E. Delaware Pl, Apt. 6105 Chicago, IL 60611 Alberta Trust 1301 Thomas Place Fort Worth, TX 76107 Anderson, Bruce J. 0096 Little Elk Creek Ave. Chlowitz, Allan D. 501 So. Beverly Dr., #200 Beverly Hills, CA 90212-4.514 Erickson, Claire L. and Erickson, Betty Lou 1231 Industrial Rd. Hudson, WI 54016 Felner, Ayleene J. 840 Sheridan Road Glencoe, IL 60022 Apeyer, Lester D. Aspen Pers. Res. Trust Tennsco Corporation C/O P.O. Box 606 Dickson, TN 37055 0 Levin, Barton J. And Nancy M. 701 So. Monarch St., #6 Aspen, CO 81611 MacGregor, Robert D. 525 E. Cooper Avenue Aspen, CO 81611 Schefler, Arno D. P.O. Box 1005 Aspen, CO 81612 Strawbridge, Geroge, Jr. 3801 Kennett Pke. Bldg., Bldg, B-100 Wilmington, DE 19807 East, James 5800 "R" St. Little Rock, AR 72207 Friedkin, Thomas H. 7701 Wilshire Pl., Suite 600 Houston, TX 77040 Meyer -Simon, Diane P.O. Box 6120 Indianapolis, IN 46206 Moore, John W. Moore, Isabel D. 1 City Centre St. Louis, MO 63102 Rooke, Joan Elizabeth 330 Tynebrook Lane Houston, TX 77024 S. C. Johnson and Son, Inc. Tax Department - 012 1525 Howe Street Racine, WI 53403 Sanchez, Jr. A.R. B P.O. Box 2986 Laredo, Tx 78041 Schainuck, Lewis I. Schainuck, Michelle T. 3650 So. Street Lakewood, CA 90712 Seidenglanz, Robert E. 10122 Empyrean Way, #3-301 Los Angeles, CA 90067 Simon, Herbert Real Estate Tax Department P.O. Box 6120 Indianapolis, IN 46206 Bost, Stewart P.O. Box 2359 Aspen, CO 81612 Finklestein, Richard M. and Caria, Carole, und. 1/2 2736 Carmat Drive Los Angeles, CA 90046 Finklestein, Richard M. & Caria, Carol Krepack, Howard C/O 817 Roxbury Dr. Beverly Hills, CA 90210 Hansen, Bruce Monge, Ed; Remax Property Management 555 E. Durant Aspen, CO 81611 Hansen, Bruce G. C/O Olive Keefer 2020 So. Oneida St., suite 210 Denver, CO 80224 Jacobi, Athole G. M. D. Sutton Terrace, #308 Bala Cynwyd, PA 19004 Niles, Laurence E. Niles, Lily Y. As JT Tenants 1172 Bienvenida Ave. Pacific Palisades, CA 90272 Old Reliance Insurance Company P.O. Box 13150 Phoenix, AZ 85002 Savanah Limited Partnership Aspen Inn Apts Unit 1-C 515 So. Galena St. Aspen, CO 81611 Tripp, Paul 231 Margaret Street Key West, FL 33040 Billingsley, George M. Billingsley, Boyce W. 1206 No. Walton Blvd. Bentonville, AR 72712 Middleberg, Maria B. DBA Modette 150 Purchase St. Rye, NY 10583 Mill Street Company Schrepferman, Richard C/O 1700 Lincoln, suite 4100 Denver, CO 80203-4541 Miller, Peter C. Beck, Carl F. 39 Whistler Road Manhasset, NY 11030 Platts, Johanna E. 740 Flagstaff Road Boulder, CO 80302 W. K. Partners, A Colorado General Partnership 172 Long Neck Pt. Darien, CT 06820 Wasserman, Jack 9999 Mira Mesa Blvd. San Diego, CA 92131 Miller, Leland L. 4909 So. Albion St. Littleton, CO 80121 Montgomery, M. Mead and Anne M. 945 Old Green Bay Road Winnekta, IL 60093 Patrick, Gary R. Patrick, Patrick A. 537 Market St., suite 202 Chattanooga, TN 37402 Quirk, Frank E. 500 First National Tower Akron, OH 44308 Tavel, Morton & Carole 11139 Fredrick Drive South Indianapolis, IN 46260 Rulipani, Rudy L. Revocable Trust 50% Van Lieshout Trust 50. 6 Cliff Rd. Belvedere, CA 94920 Allers, Ben E. Steele, Julianne B. 5000 Country Club Blvd. Des Moines, IA 50312 Castellano, William A. Castellano, Mary B. as JT Tenants 1001 Midwest Club Parkway Oakbrook, IL 60521 Degel, Robert H. 706 Danish Drive Grand Prairie, TX 75050 Fasching Haus Condominium Association, Inc. 747 So. Galena St. Aspen, CO 81611 Finkle, ARthur A. Finkle, Amelia 315 Casuarina Concourse Coral Gables, FL 33143 Hampton, R.M. 1701 No. Hobart Pampa, TX 79065 Katz, Ann 0. Katz, Michael D. as JT tenants 3584 St. Gaudens Rd. Miami, FL 33133 Knutson, Norvin A. Knutson, Sandra J. 5247 Guerin Pass New Berlin, WI 53151 Liebel, Craig E. C/O The Fausching House 747 So. Galena Street Aspen, CO 81611 Monigle, Glenn W. Monigle, Ethel M. 1733 Montane Drive East Golden, CO 80401 Pasquinelli, Sallie S. Fasching Haus Condominium, #10 747 So. Galena Aspen, CO 81611 Rose, Edward D. & Julie 1/2 Castellano, W.A. & Mary B. 1/2 1001 Midwest Club Oakbrook, IL 60521 Schoppert, Robert L. Schoppert, Joan S. 3130 Kittrell Court Boulder, CO 80303 Solomon Ronald E. & Cook Laura H Wallquist, James 1711 SW 30th Pl. Ft. Lauderdale, FL 33315 Baer, Thomas H. Ocean Ave., 1510-B Santa Monica, CA 90402 Barnes, Jack & Barnes, Bonita P.O. Box 11627 Aspen, CO 81612 Bradford, Jean S. 150 Race St. Denver, CO 80206 Flynn, Michael T., 60% Gooch, William A., 40% 2021 1st Ave, #TG Seattle, WA 98121 Game, George J. & Patricia E. 5009 Excelsior Blvd. Minneapolis, MN 55416 Holman, Carl Reyburn Jr., Trustee 3 Lorenzo Lane St. Louis, MO 63124 Kendall, Wilson D. Und. 1/3 Kendall, Phillip A. Und 1/3 1100 Race St. Denver, CO 80206 M & M Investments Mayer, William E. C/O 172 Longneck Point Darien CT 06820 Mc Gorman Michael Mc Gorman Helen P.O. Box 215 Balgowlah, Australia 2093 MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Stan Clauson, Community Development Director r FROM: Dave Michaelson, Deputy Director DATE: March 19, 1996 RE: Aspen Club PUD - PUD Amendment, Conditional Use Amendment, Parking Special Review SUMMARY: The applicant is requesting approval to change the access that serves the Aspen Club. As approved, access to the Aspen Club is from State Highway 82 via Crystal Lake Road, as specified in the Callahan Subdivision and PUD agreement. The applicant proposes to access the Club exclusively from Ute Avenue, and the area currently used for "bandit" parking off of Ute Avenue would be expanded and would be the designated parking area for the Club. Lot 14A, currently used for parking, would be converted to a single family lot. The following specific approvals are required to accomplish the project: 1) Amend the approved Callahan PUD to allow for all parking and access from Ute Avenue; 2) Conditional Use Review to allow an amendment to the prior conditional use granted for the recreational club in the Rural Residential (RR) zone district; 3) Special Review to amend the parking for the facility. All nonresidential uses in the RR zone district are set by special review. The application is attached as Exhibit A, referral memos are attached as Exhibit B, and letters from adjacent land owners in response to the public notice are attached as Exhibit C. An illustrative site plan of the proposed modifications to the Ute Avenue parking lot is attached as Exhibit D. The AACP Pedestrian and Bikeway Plan is attached as Exhibit E. Staff recommends denial of the request to transfer all parking access to Ute Avenue, and recommends approval with conditions for the PUD amendment, Special and Conditional Reviews to allow for the legitimization of the existing 35 spaces off of Ute Avenue. APPLICANT: Dick Butera (Aspen Club International), represented by Alan Richman ZONING: Lots 14A and 15, Callahan Subdivision. The Aspen Club facilities are located on Lot 15, and Lot 14A is the current location of the parking lot approved in 1976. Lots 15 and 16 are zoned Rural Residential (RR), while the remaining lots in the PUD are zoned Moderate -Density Residential (R-15), with all lots in the development having a PUD overlay. The proposed PUD amendment would route traffic from State Highway 82/Cooper Street, and the continue to rear of the club on Original Street/ Ute Avenue. Zoning through this section includes single and multi- family residential (R-15 and RMF) along SH 82, transitioning to tourist -oriented land uses (NC PUD and L/TR) along the west side of Original, and returning to residential use (R-15 PUD) near the terminus of Ute Avenue. (Staff will have both an existing zoning map and land use map with the proposed access route for reference at the hearing). BACKGROUND: The requirement for limited access to the Aspen Club property was defined in the Subdivision and Planned Unit Development Agreement for the Callahan Subdivision. The specific condition addressing access reads as follows: "The subdivider agrees, for himself and his successors and assigns, that he vvill not authorize any vehicular traffic to enter the area of the condominium units or recreational facilities of the Callahan Subdivision from Ute Avenue unless such vehicles are for the purpose of construction, providing services to or dealing with emergencies of the Callahan Subdivision. Furthermore, neither the subdivider nor his successor or assigns shall provide for any parking spaces along the border of Ute Avenue within any portion of the Callahan Subdivision. r Since that time, the area behind the Aspen Club off of Ute Avenue has been used by employees and members of the Club for parking in violation of the requirement of the PUD. Currently, approximately 47 spaces are being used for these purposes. SURROUNDING NEIGHBORHOOD: The Aspen Club property includes the recreational facilities on Lot 15, and also created Lots 1 thru 12, each of which was approved for a single family home, except for Lot 10, which was approved for a duplex. Lots 13 and 13A were condominium lots, which were built -out as the existing 20-unit Aspen Condominiums. Lot 14, which contained the Benedict resident, was originally approved to be converted into a clubhouse and residence. Lot 14A was approved for parking facilities for the recreational uses on Lot 14 and 15. Lot 16, the existing Benedict Office building, was designated for office use. The existing access pattern requires that all east and westbound club patrons to use State Highway 82 to Crystal Lake Road. The PUD approval included the development of a north lot, and visitors approach the Club via a walkway that crosses the Roaring Fork River. The proposed access amendment would route traffic south on Original Street, continuing south on Ute Avenue to an existing entrance near the rear of the Aspen Club facility. Land uses along the proposed access route include commercial and multi -family residential along Cooper, continuing along Original between Cooper and Durant, and transitioning to single- and multi -family lots towards the terminus of Ute Avenue. TRAFFIC IMPACTS: Excerpts from the traffic analysis are included within Exhibit A. Based on Institute of Traffic Engineers (ITE) methodology, the study concluded that the traffic volumes projected for Ute Avenue, assuming approval, would be at an acceptable Level of Service (LOS) based on the assumed carrying capacity of the roadway, estimated at 3,000 vehicles per day. This estimate assumes the following cross-section: two eleven -foot driving lanes, an eight -foot parking lane, and an eight -foot separated bike path.' 1 Subdivision and PUD Agreement, Callahan Subdivision, dated May 13, 1976 (Book 312, Pages 115-116. '- February 6th, 1996 cover letter from. Leigh, Scott & Cleary, Inc. to Dick Butera (included in Exhibit A) PJ Field work conducted by Planning, Engineering and Streets at different times from mid -February to mid -March have found that the actual cross-section of Ute Avenue tapers from 19' at the Ute Avenue/Aspen Alps Road to nearly 14' at the curve adjacent to Ute Park. The majority of the rest of Ute Avenue is restricted to 15.' of passable road due to snow. This is primarily due to the directional orientation of Ute Avenue. Portions of the roadway are shadowed by Aspen Mountain as early as 1:30 pm, and completely shaded by 3:30 pm. For comparison, the existing access to the club via State Highway 82 remains in open sunlight until sunset at approximately 6:00 pm. Staff would suggest that the 3,000 figure is flawed by assuming a cross section that is not possible 5 months out the year. The applicant's traffic engineer has submitted additional information regarding the carrying capacity of Ute Avenue, attached as Exhibit F. The proposed peak period trip distribution, which staff supports as valid, would increases traffic by 18% on Ute Avenue south of Durant, and 104% (doubling traffic) at the far end of Ute Avenue adjacent to the proposed access. The intersection analysis also indicates that no adverse impacts are projected for Cooper/Original or Original/Durant. Staff notes that the "perceived" doubling of volumes along Ute Avenue would have a significant neighborhood impact on the residential development that has occurred since the Aspen Club was approved, which is not apparent when reviewing the LOS assumptions or intersection analysis. In addition, traditional traffic studies do not account for the level of pedestrian and bike traffic that the immediate area experiences. Table 1 summarizes the conclusion of the traffic analysis for an average weekday. Roadway Link Cooper at Original Original Lower Ute Upper Ute Table 1 Aspen Club PUD Access Amendment Existing and Proposed Average Weekday Traffic Existing Weekday 3,280 1,800 1,250 220 Proposed Weekday 3,500 2,010 1,480 450 Percent Change 6.7% 11.6% 18.4% 104.5 % REFERRAL COMMENTS: Referral comments from Streets, Parks and Engineering are attached as Exhibit B, and are summarized below: Streets: The Streets Department is opposed the proposed amendment due to the horizontal and vertical alignment that constrain site distance, and the constrained lane width caused by snow storage during the winter. Engineering: The Engineering Department is also opposed to the proposed amendment due to sight constraints, potential conflicts with adjacent land uses, the residential character of the southern sections. of IUte Avenue, and the potential conflicts with existing public uses of the three parks and trail crossings. A detailed analysis of the traffic study assumptions and findings are included in Engineering's comments. Parks: The Parks Department questions the adequacy of the traffic study in addressing winter driving conditions, including the narrow lane width and sight constraints due to snow storage. Environmental Health Environmental Health did not identify any significant air quality issues or conflicts with State Implementation Plan (SIP) for the Aspen Area. STAFF COMMENTS: Section 24-7-907 B. provides that any amendment to an approved PUD which is not insubstantial "shall be reviewed and approved pursuant to the terms and procedures of the final development plan, provided that the proposed change is consistent with or an enhancement of the approved final development plan". The following section evaluates the proposal according to these standards. A. The proposed development shall be consistent with the Aspen Area Community Plan. Response: The applicant's response notes that the retention of the Aspen Club is a consistent with the intent of "revitalizing the community" and the desire to "encourage land uses, businesses and events that serve the local community and tourist base". Staff does not agree that this policy can be used to justify the requested amendment. The proposal should be reviewed independent of the financial situation of the Aspen Club, and instead assessed by its relative impact on the community. Staff does not support the proposal from this perspective, due to the tapering of the driving surface on Ute Avenue during winter months, the horizontal and vertical curves of the street alignment, the residential character of the neighborhood and the level of pedestrian/bike use of Ute Avenue. The Aspen Area Community Plan placed particular emphasis on the implementation of the Pedestrian Walkway and Bikeway Plan. A copy of the Proposed Pedestrian System map is included as Exhibit E, and identified Ute Avenue, Original and the portion of State Highway 82 west of Crystal Lake Road as a "Primary (Commuter)" route. Redirecting additional vehicular traffic onto these streets, even if the roadway geometry can theoretically absorb additional capacity, is not consistent with pedestrian plan approved within the AACP. B. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Response: The applicant has stated that the existing parking lot is "incompatible" with the existing residential units. The same argument holds true for the proposed access to the parking lot off of Ute Avenue, which is also residential in nature. The concept of SH 82 access for the Aspen Club residences and recreational facilities was to minimize conflicting turning movements and concentrate through traffic onto roadways designed for such volumes. The existing access from State Highway 82 has wider shoulders, longer site distances and is more consistent in character with the existing traffic patterns when compared to the Ute Avenue alternative. The proposal to amend the PUD to eliminate the north parking lot and develop a single family house is a benefit to the existing residential development for the Aspen Club, but at the expense of deflecting additional traffic into another residential neighborhood. C. The proposed development shall not adversely affect the fitture development of the surrounding area. Response: The surrounding area has developed to the point were very few vacant, developable parcels remain. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Response: This amendment does not require any GMQS allotments. The conversion of Lot 14A to a single family home would be considered exempt from GMQS, based on it existence prior to November 14, 1977 and compliance with the Requirements of the Housing Replacement Program. E. The maximum density shall be no greater than that permitted in the underlying zone district. Response: The amendment does not propose any changes to the underlying zoning or the density allowed in the R-15 zone district. F. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi family dwellings shall only be allowed when permitted by the underlying zone district. Response: The Club's parking lot is not permitted in the R-15 zone district. Moving the parking onto Lot 15 will eliminate the non -conformity, however the impacts to the adjacent neighborhood do not warrant the requested amendment. G. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted for the maximum distance between buildings, height, front/rear/side yard, minimum lot width, minimum lot area, trash access area, internal floor area and minimum open space requirements. Response: No variations from the dimensional requirements of the underlying zone districts are proposed. H. The number of off street parking spaces may be varied from that required in the underlying zone district based on the following considerations: I. The probable number of cars used by those using the proposed development. 2. The parking needs of any non-residential uses. 1� 3. The varying time periods of use, whenever joint use of common parking is proposed. 4. The availability of pubic transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. 5 5. The proximity of the proposed development to the commercial core or public recreation facilities in the City. 6. Whenever the number of off-street parking spaces is reduced, the City shall obtain assurance that the nature of the occupancy will not change. Response: There are currently 101 parking spaces available on Lot 14A, which exceeds the requirement established by the PUD of 38. Observations by the applicant indicate that the existing spaces are adequate for existing club users, and that parking is currently split between the approved parking, and the "bandit" Ute Avenue parking. The site plan indicates 138 spaces, 105 along the west side of the building, including an expansion of the area currently used for member parking and a conversion of two tennis courts into parking. 12 spaces are provided at the rear of the building for employees, in an area currently used for parking. Finally, 21 spaces are provide for the spa and therapy area, which will require the removal of the tennis/volleyball court along the eastern side of the Club. The applicants have also include two options for phasing the proposed parking (see Page 10 of the application). Staff finds that the project meets the requirements of the above -cited criteria, which are primarily addressing parking demand. I. The Open Space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed PUD, and the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area Response: Neither the Rural Residential (RR) or the Moderate -Density Residential (R-15) zone district have any minimum open space requirement nor was such a requirement established_ in the original PUD. The site plan submitted with the application still retains significant open space as it is currently defined in the code. J. There shall be approved as part of the final development plan a landscape plan, which exhibits a well designed treatment of exterior spaces. It shall be provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen Area climate Response: The Parks Department has reviewed the application, and indicated that the Club has always retained adequate landscape areas around the facility. However, Staff was concerned about the number of trees likely to be removed by the western entrance. The Aspen Club will be responsible to go through the tree removal process, if the proposal is approved by the Commission and Council. K. There, shall be approved as part of the Final Development Plan an architectural site plan, which ensures architectural consistency in the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that indivichtal initiative is stifled in the design of a particular building , or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon the appropriate use of materials, and upon the principles of harmony and proportion of the building with other and surrounding uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion Response: No changes to the architectural design of the structures are proposed, however some green space will be eliminated. L. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Response: Any required lighting of the parking areas will be designed to match the existing lighting within the PUD, which is currently low profile, with no glare on adjoining properties. M. Cluster of dwelling units is encouraged. Response: No dwelling units are proposed within the application, with the exception of a single- family home proposed for the former parking lot. N. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be not net public cost for the provision of these public facilities. Further, buildings shall be arranged such that structures are accessible to emergency vehicles. Response: The primary constraint to access from Ute Avenue is the tapering lane width due to snow storage. Streets Department staff has indicated that significant additional snow removal along Ute Avenue would be necessary to address the lane width constraints. No proposed mitigation to address these concerns have been proposed by the applicant. Additional snowplowing is clearly a net public cost to the community if the proposal is approved. O. Every dwelling unit, or other land use permitted in the PUD shall have access to a public street either directly or through an approved private road, a pedestrian way, or other dedicated to public or private use. Response: The Club access, as proposed, would have direct access to Ute Avenue. The proposed dwelling unit will have access to State Highway 82 via Crystal Lake Road, a previously approved private road. P. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movements and minimize hazards to vehicular or pedestrian circulation. Minor streets within the PUD shall not be connected to streets outside the development so as to encourage their use by traffic. Response: The applicant has submitted a traffic analysis that concluded that the parking entry and exit points and internal circulation design meets accepted traffic engineering standards. A secondary issue related to traffic and turning movements necessitated by access from Ute Avenue as opposed to State Highway 82. In staff's opinion, the design speeds and geometry of State 7 Highway 82 are clearly more appropriate to address Club and resident traffic than routing traffic through town and onto a road with the physical constraints of Ute Avenue. Q. The proposed development shall be designed so that it will not create traffic cong'q'I"tion on the arterial and collector roads surrounding the proposed development, or such surrounding collector or arterial roads shall be improved so that they will not be adversely affected. Response: The applicant has indicated that the traffic study did not identify substantial inn -pacts along the proposed Ute Avenue access route. Staff has taken issue with the assumption that Ute Avenue can carry 3,000 vehicles per day, as well as the geometric assumptions used 3ln the analysis. As mentioned earlier, the driving conditions on Ute Avenue are dramatically different during the winter months, primarily due to the fact that this area of town is in shadow Bauch earlier than the valley floor. In addition, traffic routed through the central core are faced with increased pedestrian and vehicular movements, as opposed to the existing traffic patterns -i"Ising State Highway 82 access to the Crystal Lake Road lot. R Every residential building shall be farther than sixty feet from any access roadway or drive providing vehicular access to a public street. Response: The proposed residence on Lot 14A will meet this standard. S. All non-residential land uses within a PUD shall have direct access to a coll,�rc«Jr or arterial street without creating traffic hazards or congestion on the street. Response: Staff would suggest that this criteria is based on distributing traffic in a hiearchial fashion, with traffic and associated movements placed on appropriate streets in the sy ,,tern. Although Ute Avenue is considered a collector street, it by no means can carry the arnount of traffic that State Highway 82 was designed for. T. Streets in the PUD may be dedicated to public use or retained under private Said streets and associated improvements shall comply with all pertinent City Reg-,nd Ordinances. Response: There are no new streets proposed within the PUD, nor is any change propo (a regard to ownership or maintenance of the existing streets. CONDITIONAL USE REVIEW A conditional use review was granted to the original owner of the property to develop a recreational club on Lot 15. Section 26.60.080 of the Code states that an amend.rrev-'4 ax approved conditional use which is not insubstantial shall be approve by the CommissIOD S31b.jc-a to the standards described below. A. The conditional use review is consistent with the purposes,' goals, objectives and standards of the AACP, and with the intent of the Zone District which it is proposed be located. i Response: The consistency of the Aspen Club with the policies and recommendat)"_ou 41te AACP have been discussed under the responses to the review criteria for a PUD. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Response: The applicant has indicated that the existing parking lot is inconsistent with the character of the surrounding residences. Staff notes that all of the residences have been constructed since the Club and parking lot were established in the 1970s, and potential purchasers and residents were well aware of the location of the parking lot prior to purchase. Staff would suggest that the impacts associated with access exclusively from Ute Avenue is not consistent with the residential character of Ute Avenue. C. The location, size design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Response: As summarized throughout staffs comments, the proposal will have an adverse impact on pedestrian and vehicular access on Ute Avenue, as opposed to the existing access plan. Impacts on trash and service delivery are not changed by the proposal. D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency ,medical services, hospital and medical services, drainage systems, and schools. Response: No impacts on public services (water, sewer, solid waste, police, fire protection, emergency, medical services or schools) are expected by the proposal. However, staff does have significant concerns regarding the ability of Ute Avenue to handle additional traffic during the winter, as well as additional snow plowing that would be necessary to widen the roadway. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Response: No additional employees will be needed, and no mitigation is required. F. The proposed conditional use complies with all additional standards unposed on it by the AACP and by all applicable requirements of this chapter. Response: Staff has responded to the AACP issues in earlier comments. SPECIAL USE REVIEW FOR PARKING Parking requirements for a recreation club in the RR zone district are established by the Commission by special review. Section 26.64.040 of the Code states that an amendment to parking requirements established by special review which is not insubstantial shall be approved by the Commission subject to the following standard: I In all zone districts where the off-street parking requirements are subject to establishment or reduction by special review, the applicant shall demonstrate that the parking needs of the residents, guests and employees of the project have been met, taking into account potential uses of the parcel, its proximity to mass transit routes and the downtown area, and any special services, such as vans, provided for residents, guests, and.elnployees. Response: There are currently 101 spaces provided in the north parking lot approved in the PUD. This number far exceeds the 37 spaces required in 1977. The applicant has indicated that the 101 spaces are more than adequate, and that these spaces are typically no more than 50% occupied. The two areas utilized off of Ute Avenue include 35 graveled spaces on the west side of the Aspen Club, and 10 graveled spaces parallel to Ute Avenue. These 45 spaces are generally occupied by club members and employees. The proposed site plan accommodates 138 spaces, 105 are along the west side of the building, and includes an expansion of the area currently used for member parking and a conversion of two tennis courts. The entire area would be paved, striped and landscaped. The proposed parking represents an increase of 33% from the original parking lot approved by the PUD. The applicant has indicated a phasing plan (Option A and B on page 17 of the application). The proposed parking configuration provides ample parking, and is consistent with this criteria. STAFF RECOMMENDATION: Based on the adjacent land uses along Ute Avenue, the level of pedestrian traffic in the area, and the physical constraints of the Ute Avenue roadway, staff cannot support the access modification as proposed. Although staff agrees that the parking configuration as approved is less than optimal for members, guest and residences of the Aspen Club site, the impacts associated with the parking modification are significant to the community, and far outweigh the benefits to users of the Club. The AACP identified improvements to the pedestrian system as a priority of the community. This policy directive has led the development of a Downtown Pedestrian Enhancement Plan, and includes as an overall concept the reduction of vehicles entering the central core. Although the proposed access plan only skirts the area identified in the Enhancement Plan boundaries, staff suggests that the re-routing of the entire Aspen Club access trips is not consistent with AACP policies and recommendations, or the intent of improving the pedestrian experience of Aspen. Staff also recognizes that the "informal parking" along Ute Avenue has in part been brought about by the growth of the clientele who come to the club to rehabilitate. Staff is in support of formally modifying the PUD to allow for these existing spaces to be legitimized, with the following conditions: 1. That the existing parking along Ute Avenue is approved for employees and users of the spa for rehabilitation, and shall be signed accordingly. The areas approved for such parking are shown on the site plan submitted with the application as "Existing Gravel Parking to Be Paved", and represent approximately 35 spaces along the west side of the building, and 12 employee parking spaces. 2. The approved parking area shall be paved and stripped, and a final landscaping plan shall be approved the City of Aspen Park's Department prior to planting. a 3. Prior to completion of the parking facility, the applicant shall submit documentation to the City Engineer to ensure that the distance between the two western access points meet standard engineering standards and will not result in an unsafe traffic situation for members and guests entering or exiting the Ute Avenue parking facility. Recommended Motion: 1. "I move to deny the PUD amendment, conditional use and special use as presented by the applicant, and for reasons described in the March 15, 1996 memo from Planning Staff." 2. "I move to recommend approval of the PUD amendment, conditional use and special use with the conditions outlined in the staff memorandum dated March 15, 1996." Exhibits: Exhibit A - Application Exhibit B - Referral Comments Exhibit C - Letters from Adjacent Land Owners Exhibit D - Illustrative Site Plan Exhibit E - AACP Pedestrian and Bikeway Plan Exhibit F - Explanation from Traffic Engineer regarding Ute Avenue Capacity Attachment 8 County of Pitkin } } State of Colorado } AFFIDAVIT OF NOTICE PURSUANT ss. TO ASPEN LAND USE REGULATIONS SECTION 6-205.E. If\ --A �'� R\_c'�, 1.i, • being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 6-205.E. of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred ( 3 0 0 ) feet of the subject property, as indicated on the attached list, on vm N (L the IA day of A" , 199_ (which is days prior to the public hearing date of 0AAN_ \4A tokc� ( ) . 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 47! day of , 1996 to the \OX A, day of vo_N , 199 �. (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. ;A,;, -u kJ Signature (Attach photograph here) Signed before me this day of 199 by WITNESS MY HAND AND OFFICIAL SEAL My ,` ommissior p' es: �- 2 zo Notary dlublic LIST OF OWNERS WITHIN 3001 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Robert Murry Robert Murry Riverside 1 17,18 1275 Riverside Drive 1275 Riverside Drive Aspen. CO ... 816.1.1 ............................ ............... Asp,e.n.,..00 ... 81.61.1 ................................................................................................................. ........ .. .. ........ ..... ..... .. Robert Wallace Bennett Riverside 1 23 Barbara Dodge Bennett 120 South Cherry Street 001355 Riverside Drive Denver,......CO ...80222 ........................................................................................................................................................................................................................................ Aspen, CO 81611 Kay Ellen Hamrick Riverside 1 21 1315 Riverside Drive 1315 Riverside Drive Aspen, CO 81611 ................................................................................................ Aspen, .... 8.1.61.1 ................................................................................................................ .. .. ... ... Richard Sachson Riverside 22 Gail Sachson 001325 Riverside Drive 3405 Ranchero Road Beyer Duplex Unit A Plano, TX 75093 ........................................................... Aspen, CO 81611 Aspen, Stanton F. Weissenborn Riverside 22 Darcy J. Weissenborn 001335 Riverside Dr 21 Holton Lane Beyer Duplex Unit B Essex Falls, NJ 07021 ........................................................ .......................................................................................................................... Aspen, CO 81611 I ............................................... I .............. Cheri Grinnell Riverside 1 10 P.O. Box 10314 001280 Riverside Drive Aspen, ........... CO ....81612 ........................................Aspene.................................................................................................................................................... , CO 81611 Paul Chesley Riverside 1 19 Frank Chesley P.O. Box 94 001285 Riverside Drive .Aspen ..... CO ... 8.1.61.2 .......................................... ................ ....... ... . ..... .. ... 81.61.11 ........................................... ... ..... ..... .. I ...................... I ......................................... Anthony S. Welgos Riverside 1 20 Kathryn Welgos 1295 Riverside Drive 1295 Riverside Drive Aspen, ...........CO...8161...1 ................................................................................................................................................................................................................................. Aspen, CO 81611 Douglas Skanse, Trustee Callahan 3 6651 Auto Club Road 0103 Crystal Lake Road Bloomington, MN 55438 ................................................ I ............................................................................................................................. Aspen, CO 81611 0 ................................................................... Don Soffer Callahan 2 19495 Biscayne Blvd. Ste. #900 01402 Crystal Lake Road Miami, FLA 33180 Aspen, CO 81611 ........................................................ .................................................................................................................... I ......... I .......................................................... Marvin Burton Callahan 4 P.O. Box 1224 01330 Crystal Lake Road Aspen, CO 81612 Aspen, CO 81611 .................................................................................................................................................................................................................................................. Warner Brothers Records, Inc Callahan 5 Page 1 LIST OF OWNERS WITHIN 300' OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots 75 Rockefeller Plaza, 31st Floor 1290 Crystal Lake Road N.Y., N.Y. 10019 ............................................................................................. Aspen, CO 81611 I .................................................................................................................................................... Warner Bros. Inc. Callahan 6 Tax Dept. 12th Floor 01406 Crystal Lake Road Burbank, CA 91522 Burbank: Aspen, CO 81611 Barbara Fleck Callahan 7 Lisa Fleck P.O. Drawer V 001270 Centennial Circle Sarasota, ...FLA 34230 .............................................................................................................................................................................................................................................. Aspen, CO 81611 Charles Maddalone Riverside Addition Marlene Maddalone P.O. Box 635 001325 Riverside Drive Aspen, CO 81612 Aspen, CO 81611 ........................................................................... & .................................................................................................................................................... Aspen River Friends The Clearing at Rivers Edge Gordon/Callahan 9 C/O H.M. International 5810 East Shelly Drive, #1000 Tulsa, ..OK 74125 ................................................................................................................................................................................................................................................ Langoria A Federico Gordon/Callahan 8 Dennis E Nixon P.O. Box 1359 001408 Crystal Lake Road Laredo, TX 78042 Aspen, CO ................................................................................................................................................................................................................................................. City of Aspen 130 S. Galena Part of Tract B Aspen: GO 8.1.6.11 ...........................................Across river from Children Park...................................................................... ....................... .................. ............ ...... . .. Ute Children's Park East of Ute Cemetary City of Aspen West of Lot 16 130 S. Galena Ute Avenue Aspen, C0 8.1.6.11 ....................................................................................................................................................................................................... Rodes Hart Callahan 14-W Patrica Hart P.O. Box 23082 01421 Crystal Lake Road Nashville, TN 37202 Aspen, CO 81611 .................................................................................................................................................................................................................................................. 1 Oth Mountain Div. Hut Assoc. Inc. Affordable Housing 1280 Ute Avenue 1280 Ute Avenue 8.1.61.1 .......................................... Aspe.n,,....C.O .... 8.16.1.2 ............................................................................................................... .. ... . ..... .. ........ .. .. ... ... .. ..... . ... Frederic Benedict Fabienne Benedict 1280 Ute Avenue Aspen, CO 81611 ................................................................................ Powder house Page 2 LIST OF OWNERS WITHIN 3001 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Kids Stuff Foundation, Inc. Stillwater Ranch 5 1280 Ute Avenue 1280 Ute Avenue .Asp�nj..CO .81611...As CO 81611 .. ............................................ I ......................... Aspen ., .................................................................................................................. I ......................... Susan Hunt 2.45 Acres in Lot 18 Helene Hunt 10 Coolidge Hill Road 001500 Ute Avenue Cambridge, MA 02138 Aspen CO 81611 ........ .................................................................................... % ........ ........................................................................................................................................... Ute Park Partnership. LTD Ute Park 1 A Colorado Limited Partnership 215 South Monarch #G 101 Ute Park 81611 Vacant Lots Employee Housing .................................................... ....................................- .......... ; ...... T ....................................................... .................................................. John F. Oudt Ute Park 2 Lesa B. Oudt 1200 Western 001275 Ute Avenue Fort Worth, Texas 76107 Aspen, CO 81611 ................................................................................................................................................................................................................................................. Gary Nathanson Ute Park 3 Linda Nathanson 1480 Capri Drive 001271 Ute Avenue Pacific Palisades,...CA 90272-2705....Aspen, CO ....81611 ..................................................... ............................... e ................................................................................................................................................ Elma Kanefield Howard Kanefield Aspen Club Condominiums 15 W 67th Street Condo 6, Building D New York,.NY ...10023 Aspen, Coloarado 81611 ............................................................................................................................................................................................................................................. Ruth Shuman Aspen Club Condominiums 1120 Park Avenue Condo 2, Building D New York, NY 10128 Ae, Coloarado 81611 ......................................................................................sn ....... .................................Aspen, x ............................................................................................................................................ Polgrave Investments Limited C/O Joseph Filloy CPA Aspen Club Condominiums 100 Biscayne Blvd, Ste 700 Condo 2, Building E Miami, FLA 33132 Aspen, Coloarado 81611 ................................................................................................................................................................................................................................................. John Palmer Aspen Club Condominiums P.O. Box 2469 Condo 3, Building D Jackson .., MS 39225-2469 Aspen, Coloarado 81611 ................................................................................................................................................................................................................................................ Carol Ann MacKay Harvy MacKay Aspen Club Condominiums 5925 Christmas Lake Road Condo 1, Building D Excelsior, MN 55331 Coloarado 81611 ......................................................................................Aspen................................................................................................................................................... Barbara A Stone Aspen Club Condominiums 2839 Woodmere Drive Condo 3, Building B Northbrook,...IL 60062 Coloarado 81611 ...................................................................................Aspen, ....... .................................................................................................................................................. Page 3 LIST OF OWNERS WITHIN 3001 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Lester Crown Trustee of Aspen Trust Aspen Club Condominiums 222 North La Salle Street Condo 1, Building C Chicago; IL 60601 Aspen, Coloarado 81611 ............ .. .........................................Aspen. Goodman Aspen Residential Trust C/O Henry Crown & Company Aspen Club Condominiums 222 North La Salle Street Ste 2000 Condo 4, Building D Chicago, IL 60601 Aspen, Coloarado 81611 .............. ................................................................................................................ ................................................................................................................. Peter Gerson Julie Gerson Aspen Club Condominiums 6100 Broadmoor Condo 3, Building A Mission, KS 66202 Coloarado 81611 ......................................................................................Aspen................................................................................................................................................... John D Hickok C/O Johnson County Bank Aspen Club Condominiums 6940 Mission Road Condo 2, Building C Prairie Village, KS 66208 ............................................................................................. Aspen Coloarado 81611 .................................................................................................................. Hugh C Uhalt Leonard Cline Jr Aspen Club Condominiums 634 Carondelet Street Condo 2, Building A New Orleans, LA 70130-3504 ................................................................................ Aspen, Coloarado 81611 ............ Aspen Ellen Roeser Aspen Club Condominiums 5849 Merrymount Road Condo 5, Building D Fort Worth, TX 76107 ............................................................................................. ...............................Aspen, Aspen, Coloarado 81611 a ............................................................................................................................................ Kuyar & Co. A Colorado General Partnership Aspen Club Condominiums 2609 Spring Grove Terrace Condo 3, Building C Colorado .!�R(i�p, CO 80906 Coloarado 8161.1 ................................................................................................. ....................... ...........................................Aspen,....... ................................................ Melvin W Knyper Marlene E Knyper Aspen Club Condominiums P 0 Box 3068 Condo 4, Building B ... �gO 81612 ..................................................................................................................................... .............................................................. Aspen: 81611 Gary Tarna C/O James A Kohn Aspen Club Condominiums 10940 Wilshire Blvd. #1500 Condo 2, Building B Los Angeles, CA 90024 Aspen, Coloarado 81611 ................ ........ ....... . ................................................................................. ............................................................................................................................ Barry Smooke Julie Smooke Aspen Club Condominiums 155 5th Anita Drive Condo 4, Building A Los Angeles, ...CA 90049 Aspen, Coloarado 81611 ................. . ........................................................................................................................................................................................................................... Page 4 LIST OF OWNERS WITHIN 3001 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Martha Luttrell C/O Francis & Freedman Aspen Club Condominiums 501 S Beverly Drive 3rd Floor Condo 3, Building E Beverly Hills, CA 90212 Aspen, Coloarado 81611 ......................................................................................................................................................... I ......................................................................................... Richard Miller Contessa Cohn Aspen Club Condominiums 1136 N Moor Park Road Ste 248 Condo 1, Building A Thousand Oaks, CA 91360 Aspen, Coloarado 81611 ............................................................................................. % .................................................................................................................................................... Robert Margolis Aspen Club Condominiums 6835 VaIjean Avenue Condo 1, Building B Van Nuys, 91406-4796 Aspen, Coloarado 81611 ........... .... ....................................................... 1 .................................................................................................................................................... Thomas Wilson Aspen Club Condominiums 250 Camino Alto # 200 Condo 1, Building E Mill Valley, CA 94941 Aspen, Coloarado 81611 ...................... ........................................................................................................................................................................................................................... Page 5 Mass Mailer 22-Feb-96 1-First Name 2-First Name Frederick F E i 1-Last Name or Corp Mailing Address 2-Last Name or Corp Head 1451 Ute Ave Aspen CO 81611 1 Oth Mtn Divi Hut Assc Inc 1280 Ute Ave. Aspen CO 81611 Cdh Inc 1280 Ute Ave Colorado Co Aspen CO 81611 Cdh Ute Co 1280 Ute Ave. Aspen CO 81611 Barry Lefkowitz 1280 Ute Ave. Horn Michael & Horn Kim *Ordin Monique Aspen CO 81611 Christina Cutter 1455 Ute Ave Aspen CO 81611 Clare Evert 1463 Ute Ave Aspen CO 81611 David Ramaley 1280 Ute Ave Ramaley Graphics Aspen CO 81611 1 Oth Mtn Div Hut Assc Inc 1280 Ute Ave. Aspen CO 81611 Dylan J Gibson 1280 Ute Ave. Aspen CO 81611 Richard Alden Fallin 905 Chatfield Rd. Pat Finley Fallin Aspen CO 81611 1 1-Last Name or Corp Mailing Address 2-Last Name or Corp Pogliano 1467 Ute Ave Aspen CO 81611 John W Reese 1280 Ute Ave David G Behrhorst Aspen CO 81611 Laura Hart 1453 Ute Ave Aspen CO 81611 Mary Ellen Wise 1280 Ute Ave Aspen CO 81611 Milce Otte 1280 Ute Ave. Richard J Cote Aspen CO 81611 Muriel F Ganz 1465 Ute Ave Aspen CO 81611 Paul A Chesley 1280 Ute Ave Aspen CO 81611 Peter K Mc Clain 1461 Ute Ave Aspen CO 81611 John Charles Gordon P.O. Box 1948 Aspen CO 81612 Fredric A Benedict 1280 Ute Ave. Fabienne Benedict Aspen CO 81612 2 AFFIDAVIT OF PUBLIC NOTICE OF APPLICATION FOR DEVELOPMENT APPROVAL (Pursuant to Section 6-205.E. of the Land Use Regulations) STATE OF COLORADO ) ) ss. COUNTY OF PITKIN ) The undersigned, being first duly sworn, deposes and says as follows: I, SUNNY VANN, being or representing an Applicant before the City of Aspen, personally certify that Public.Notice of the application for conceptual PUD development plan/subdivision approval for the Grand Aspen and Top of Mill properties was given by 1) posting of notice containing the information required in Section 6-205.E.2., which posting occurred on March 8, 1996, in a conspicuous place on the subject property and that the said sign was posted and visible continuously from that date, and 2) mailing Notice of said development application to all property owners within three hundred (300) feet of the subject property, which mailing occurred'on March 6, 1996. Applicant: SA No The foregoing Affida ublic Notice was acknowledged and signed before me this day of March, 1996, by Sunny Vann, on behalf of SAVANAH LIMITED PARTNERSHIP. WITNESS my hand and official seal. My commission expires: 1OA %. , r ry I Publi� t PUBLIC NOTICE RE: ASPEN MOUNTAIN SUBDIVISIONIPUD (LOTS 3 & 5) CONCEPTUAL SUBMISSION, AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP OF THE CITY OF ASPEN, AND AMENDMENT TO THE TEXT OF THE CITY OF ASPEN LAND USE CODE REGULATIONS, CHAPTER 26 OF THE ASPEN MUNICIPAL CODE NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 19, 1996 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Savanah Limited Partnership, requesting conceptual PUD and Subdivision approval to develop 47 residential dwelling units. The applicant is also requesting to rezone a portion of Lot 3 to L/TR (Lodge/Tourist Residential) and to amend Section 26.40.070 of the Aspen Municipal Code. The property is legally described as Lots 3 & 5, Aspen Mountain Subdivision and PUD; and is referred to as the Grand Aspen Hotel site and the Top of Mill site. For further information, contact Dave Michaelson at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5100. s/Sara Garton. Chair Aspen Planning and Zoning Commission Published in the Aspen Times on March 2, 1996 City of Aspen Account I I f Anderson, Charles N. 1/2 Vagnieres, Robert C. & Dorothy L. 1/2 161 E. Chicago Avenue, suite 39E Chicago, IL 60611 Atwell, Neil T. Atwell, Marsha A. 8550 Bluefin Circle Indianapolis, IN 46236 Becker, John C & Donna L. 500 March, Jay V. 500-o 704 Haldane Drive Kenneth Square, PA 19348 Bennett -Wood Interests LTD P.O. Drawer 1011 Refugio, TX 78209 Bitter, John A Jr. J.A. Bitter & Associates 5800 Broadway, #110 San Antonio, TX 78209 Bleiler, Douglas W. 57 Mountain Estates Drive Avon, CT 06001 Blocker, Dr Laura 4506 Watauga Rd. Dallas, TX 75209 Durres, Kenneth P. 9204 Almond Alta Loma, CA 91737 Childs, Evelyn P.O. Box 2384 Aspen, CO 81612 Claycomb, J. Barry & Grigsby, George T., Jr. P.O. Box 145 Holly Springs, NC 27540 Cole, Constance P. 1647 E. Maplewood Ave. Littleton, CO 80121 Kettle Corporation P.O. Box 8080 Aspen, CO 81612 Aspen Skiing Company Little Nell Lot 2 P.O. Box 1248 Aspen, CO 81612 Henn, Preston B. Henn, Betty D. 3501 W. Sunrise Blvd. Ft. Lauderdale, FL 33311 Anderman, George 1776 Lincoln St. 560 Denver Ctr. Bldg. Field, Frederick W. Interscope Inv., Inc. - C/O 10900 Wilshire Blvd, #1400 Los Angeles, CA 90024 Yarborough, Julia K. Living Trust 1329 Lusitana St., Suite 602 Honolulu, HI 96813 Mill Street 918 Corporation Cantrup, Peter C/O P.O. Box 38 Espanola, NM 87532 Mountain Chalet Enterprises, Inc. 333 East Durant Avenue Aspen, CO 81611 Wagner Park Pitkin County 506 E. Main Street Aspen, CO 81611 Rubey Park City of Aspen 130 So. Galena St. Aspen, CO 81611 Dieckhaus, Robert L. & Rose Mary 338 Ramsey Street Sullivan, MO 63000 Dubbs, David Craig 62.5% Dubbs, Jack H 18.750 Dubbs, Gloria 18.53o 2165 Ocean Blvd. Balboa, CA 92661 1 V Edgar, Robert G. Scherer, Robert P., Jr. 114 Kercheval Avenue Grosse Pointe Farms, MI 48236 Ganch, David C . Trust ##1 27 W. 041 Walz Drive Wheaton, IL 60187 Gardner, Charles L. Gardner, Rita Walsh 840 Locust Avenue Winnetka, IL 60093 Ghanem, Michael 2551 Spanish River Rd. Boca Raton, FL 33432 Glass, Walter M. 1555 No. Astor Chicago, IL 60610 Hager, Lowell Paul Hager, Frances 801 West Delaware Urbana, IL 61801 Hibberd, Lorna W., Family Trust Partnership, Ltd. Pine Island Rye, NY 10580 Lloyd Associates Heston Southall Lane 12 Leys Rd. Oxshott Surre, England KT22QE Marmont, Lois 0. c/o B. Coburn 3355 Soloman Lane Alameda, CA 94501 Buettner, Ester 61 West Roma Drive Tucson, AZ 85704 English, Sharon A. Falkenstein, William 6 St. Andrews Ct. Frisco, TX 75034 V Evseeff, Dr. George S., M.D. Trustee P.O. Box 941 Basalt, CO 81621 Gianulias, James C. 1105.Quali Street New Port Beach, CA 92660 Long, Godfrey M., Jr. Thurbon, Robert W., Jr. 1034 St. Paul Rd. Cincinnati, OH 45202 Marsh, James W. Marsh, Beverly M. As JT Tenants 815 Tropical Cr. Sarasota, FL 34242 Melville Family Trust 2/3 Melville, Susan P. 1/3 333 E. Durant Avenue Aspen, CO 81611 Durant -Galena Co. P.O. Box 1709 Aspen, CO 81612 JFG Limited Partnership A Colorado Limited Partnership 44125 East Hwy. 82 Aspen, CO 81611 Baker, Hugh Lee Jr. Casey, Nanah B. 555 E. Durant Avenue, suite 2K Aspen, CO 81611 Bean, Robert B. Hillltop Road - Wilson Point Norwalk, CT 06854 Bickers, E. E. & Dorothy 555 East Durant Street Aspen, CO 81611 Bourquard, Richard E. O'Shaughnessy, Jane A. 2492 E. Terraridge Dr. Highlands Ranch, CO 80126 Burgess, Hubert & Jo Anne, Trust Burgess, Hubert & Jo Anne, Trustees 7138 Meadowcreek Dr. Dallas, TX 75202 Chabay, Marion Chabay, Ilan 1532 Pelican Point Dr., Suite 141 Sarasota, FL 34231 Christ, christian P.O. Box 2943 Aspen, CO 81612 Colony, Raymond F. & Anita L. 631 Via de Suenos Green VAlley, AZ 85614 Colorado Resort Property General Partnership 10218 Ella Lee Lane Houston, TX 77042 Cooper, John A. 1801 Forest Hills Blvd. Bella Vista, AR 72714 Thomas and Judith Daly Daly Construction, Inc. 520 West Hallam Street Aspen, CO 81611 Davidson, Stuart C. and Sally F. 3415 Volta Place NW Washington, DC 20007 Drake, Nancy W. 555 E. Durant Avenue, Unit 4A Aspen, CO 81611 Frazier, James M. & Ruby Jane 1330 W. Giaconda Way Tucson, AZ 85704 Garritano, Thomas A. P.O. Box 41-1144 CHicago, IL 60641 Gordon, David F. & Leticia B. 1001 Burr Oakes Dr. West Des Moines, IA 50266 L P Grenko Properties, LTD. P.O. Box 1120 Carbondale, CO 81623 Grosse, Edwin & Adeline M. 23049 Farmington Road Farmington, MI 48336 Gussel, John Thomas 11000-9 Metro Parkway Ft. Myers, FL 33912 Hershorn, Peter 555 East Durant Avenue Aspen, CO 81611 Hyman, Barbara L. 150 Bradley Place Palm Beach, FL 33480 Katzman, Robert M. Trustee For Robert M. Katzman Trust 30100 Telegraph Rd. Birmingham, MI 48010 Kirschenbaum, David - trustee c/o North of Nell Condominiums 555 E. Durant Avenue Aspen, CO 81611 Klein, Michael S. c/o North of Nell Management P. 0. Box NN Aspen, CO 81611 Koval, Barbara Trust Koval, Barabara Trustee 1340 No. Astor Street, #1506 Chicago, IL 60610 Kuyf ar & Co. A Partnership 2609 Spring Grove Terrace Colorado Springs, CO 80901 Larson, Karl G. Larson, M. Madeleine 201 No. Mill Street, Suite 101 Aspen, CO 81611 Norman, Ketih J. Maylor, Irvin S. 100 Boxwood Lane York, PA 17402 North of Nell Conco Assoc. 555 East Durant Avenue Aspen, CO 81611 Owen, Richard W. 11200 Luxmanor Rd. Rockville, MD 20852 Pederson, Joseph G. Bastil, Dean D. 10500 West Silver Springs Drive Milwaukee, WI 53225 Phillips, Steven J. 5300 Woodland Avenue Des Moines, IA 50312 Puchy, Shirley P.O. Box 6382 Parra Matta NSW 2150 Australia Resnick, Arthur Donn 700 Resnick, Edith L. 300 19400 West Ten Mile, Suite 214 Southfield, MI 48075 Sada, Rogelio C. Curaco International Trust Co. C/O Apartado Postal 88 Monterrey Nuevo Leon Mexico 64000''Salton, Mary 221 Valley Road Ithaca, NY 14850 Shapiro, Eugene B. Shapiro, Marlene R. 5 Revere Dr., Suite 405 Northbrook, IL 60062 Sharpe, Norton Sharpe, Virginia B. 10543 Garwood Place Los Angeles, CA 90024 Sherwin, Greg 1020 E. Hopkins Avenue, #26 Aspen, CO 81611 Tauber, Joel D. 27777 Franklin Road, Suite 1850 Southfield, MI 48034 Weatherby, David C. and Weatherby, Elizabeth H. 555 East Durant Avenue Aspen, CO 81611 Weinglass, Leonard P.O. Box 11509 Aspen, CO 81612 Witz, Eugene North of Nell Condo Assoc. C/O 555 East Durant Aspen, CO 81611 Woods, Richard R. Trust C/O Boatmen's Trust Company P.O. Box 14633 St. Louis, MO 63178 Zeff, Eleanor E. Zeff, Robert H. 555 E. Durant Aspen, CO 81611 Jay -Prop. LTD. Laredo National Bank C/O P.O. Drawer 59 Laredo, TX 78042 Muller, J.D. P.O. Box 4361 Aspen, CO 81612 Patterson, L.S. & F.E., Trust 60% Schneider, C.A. Patterson 40% 580 Cemetery Lane Aspen, CO 81611 Bright Condos Louisiana General Partnership 300 Plaza One Shell Square New Orleans, LA 70139 Bright, Edgar A.G. Jr. 300 Plaza, One Shell Square New Orleans, LA 70139 Chenoweth, Jack B. Crawford, Don D . P.O. Box 8867 Newport Beach, CA 92658 Crawford, Jack B . & Don 3401 East Ocean Blvd. Long Beach, CA 90803 Herron -Boca Chica, Ridobil Florida, Inc. Sandra Herron C/O P.o. Box GG Aspen, CO 81612 Krajian, Ronald N. 747 So. Galena Street, TI. #1 Aspen, CO 81611 Krajian, Ron N. 1/2 Johnson, Eppie 1/2 1716 L. Street Sacramento, CA 95814 Faulkner, John R. P.O. Box 250601 Franklin, MI 48025 Faulkner, John L. P.O. Box 147 Aspen, CO 81612 Faulkner, Mary I. P.O. Box 147 Aspen, CO 81612 Kirianoff, Gregory T. Kirianoff, Patricia 2664 Hutton Drive Berverly Hills, CA 90210 Mandelbaum, Mervyn & Jeanette Trustees Mandelbaum, Danielle & Jacqueline 1735 So. Santa Fe Avenue Los Angeles, CA 91121 Monkarsh, Jerrold D. & Joyce 9061 Santa Monica Blvd. Los Angeles, CA 90069 Wheeler, Thomas M. 628 So. Galena Street, #4 Aspen, CO 81611 Falender, Steven M. 2084 St. Andrews Circle Carmel, IN 46032 Livingston, David & Myriad Investments, Inc. 1003 Parchement Dr. S.E. Grand Rapids, MI 49506 Dickie, Dr. E. Gordon 747 So. Galena St., #D-6 Aspen, CO 81611 Durant Condominium Association Employee Housing Unit 14 747 So. Galena Aspen, CO 81611 Estabrooks, Jeffrey & Patricia An undivided 87o interest and 37 Emerald Bay Laguna Beach, CA 92651 Friedman, Karl 4030 So. Hudson Way Cherry Hills, CO 80110 Germanow, Irving 13 Tobey Woods Pittsford, NY 14534 Ghadimi, Dr. Hossein 1757 Merrick Ave. Merrick, NY 11566 Gurtner, Thomas and Gurtner Nancy, Co -Trustees 860 5th Ave., #4C New York, NY 10021 Howell, Billye B. 4544 Belfort Dallas, TX 75205 I.A. Realty Inc. C/O W.J. Kelly Peter Pan Bus Lines, "Inc. 43 Juniper St. Bloomfield, CT 06002 Lownnes, Victor A. 1 West Halkin St. London, England SWIXBJJ Miller, Tanya B. 2445 West Gulf Drive Sanibel Island, FL 33957 Moore, Philip B. Moore, Kathleen P.O. Box 6324 Snowmass Village, CO 81615 Randall, Dick J. and Carolyn L. Trust 22348 Regnart Road Cupertino, CA 95014 Rathe, John C. & Fern P. 1/2 Maddrell, Beverly J. 1/2 Sax, Donald C. P.O. Box 12351 Aspen, CO 81612 Scott, Shelly 1405 Wildwood Lane Boulder, CO 80303 Stoltz, Wagner and Brown A Texas Partnership P.O. Box 1714 Midland, TX 79702 Sunshine Partners A Partnership Box II Aspen, CO 81612 Tallichet, David C. Jr. Trustee 1/2 Tallichet, Cecilia A. Und 1/2 Int 4155 East La Palma Ave. Anaheim, CA 92807 Ticonderoga Company 3108 Covington Lake Drive Ft. Wayne, IN 46804 Tobey, Robert W. & Patricia A. 41 Cherry Hills Farm Dr. Englewood, CO 80110-7113 Trust A under the will of Jac P. Hunt Hunt, James S. Jr. - C/O 1700 NW 97 Terrace Coral Springs, FL 33071 Tulipani, Rudy L. Trust McKeag, Donna 6 Clifford Ave. Belvedere, CA 94920 Ulrich, L.A. and E. Kay 3621 E. Geddes Place Littleton, CO 80122 Van Meter, Stephen W. and Sharon H. 1352 Bay Avenue Alameda, CA 94501 Watkins, Dan H. Trustee 931 36th St. Moline, IL 61265 Werner, Joseph G. Trust Agreement Werner, Joseph G., Trustee 8000 Maryland Avenue, Suite 937 St. Louis, MO 63105 Williams, John C. San Isidro 16 Pt. Finger Rd. Paget, Bermuda DV04 Wilson, Robert S. Wilson, Marjorie A. 747 So. Galena, suite 6-C Aspen, CO 81611 Murchison, Anne A. P.O. Box 8968 Aspen, CO 81612 Parsons, Whitney P.O. Box 928 Aspen, CO 81612 Patrick, Gary R. Patrick, Patricia A. 537 Market St., Suite 202 Chattanooga, TN 37402 Powers, William Ames Trust - 1/2 Powers, Marvel Ann Van Laanen Trust 1/2 1566 Golfside Village Dr. Apopka, FL 32703 Reardon, Gene F. Box XX Aspen, CO 81612 W Rolf, Robert William 1/2 Rolf, Scott R. - 1/4 Rolf, Robert F. 1/4 1511 SW Park Ave., #213 Portland, OR 97201-7801 Schultz, Harry A. Jr. C/O Vincent J. Higen Attorney 900 Curlew Court Atlanta, GA 30327 Shaw Properties A General Partnership 111 Kalamath Denver, CO 80223 St. Marie, R. Gary 9000 loth Ave. North Minineapolis, MN 55414 Tracy, Jollyn Dee P.O. Box 2653 South Hampton, NY 11791 Umbreit, George Stanton as Trustee G. S. Umbreit Trust 429 27th St. Manhattan Beach, CA 90266 Velmar, A Colorado Corp Grupo De Mar SA de CV C/O Cierra Mojada 415415 11000 Mexico Bush, Steven S. And Bush, Alan D. 210 East Hyman Avenue #7 Aspen, CO 81611 Chiate, Kenneth R. and Jeannette 122 Pacific Ave. Venice, CA 90291 Elder, Jerry L . 7280 Encelia Drive La Jolla, CA 92037 Elder, Jerry L. P.O. Box 308 La Jolla, CA 92115 Welch, Patrick T. & Deborah P. Nigeria International Bank C/O 1 IDOWU Taylor Street Victoria Island Lagos Nigeria White, Edward A. 5786 Echo Canyon Circle Phoenix, AZ 85018 Kuntz, Hal G. & Vesta L. as JT tenants G.L.K. Corp C/O 1001 Fannin St., #1400 Houston, TX 77002 Lewis, Perry J. Trust Morgan, Lewis, Githens & AHN, C/O/ 2 Greenwich Plaza Greenwich, CT 06830 Mehra, Ramesh, Trustee Mehra, Ramesh J. Declaration of Trust 3115 White Eagle Dr. Naperville, IL 60565 Planning Design Research, Inc. Susie McLaney C/O 1050 Matchless Dr. Aspen, CO 81611 Saliterman, Larry Saltierman, Nancy as JT tenants 5005 Old Cedar Lake Rd. St. Louis Park, MN 55416 Smith, Charles R. C/O D.P.S. 8725 NW 18th Terrace, Suite 200 Miami, FL 33172 Wargaski, Bob 30353 No. Dowell Rd. McHenry, IL 60050 Weigand, N.R. 150 No. Market St. Wichita, KS 67202 Wheeler, Connie Christine McCallion, Gerard P.O. Box 400 Red Hook, NY 12571 Alef Corporation A Liberian Corporation P.O. Box 3333 Aspen, CO 81612 Dean Phillips, Inc. Town & Country Bank 524 No. 30th St. Quincy, IL62301 Fults, Jerry D. 300 Crescent Ct., 12th floor Dallas, TX 75201 Kirlin, Donald W. 25% Kirlin, Barbara 25% P.O. Box 3097 Quincy, IL 62305 Levitus, Stephen I. Levitus, Perri A. 7205 Shannon Drive Edina, MN 55435 McElwe, Brian Valley Forge Invest. C/O 120 So. Warner Rd. King of Prussia, PA 19406 McGinnis, Harold C. & Dorothea N., Trust P.O. Box 2217 Maryland Heigths, MO 63043-1017 Hall, Thomas L., Trust, U/T/A 12835 Pembroke Circle Leawood, KS 66209 Hemmeter, Dr. George Mead M.D. 4587 Coachman Circle Las Vegas, NV 89109 Henry, Leland W. & Marilyn J. 4480 Ravine Drive Westerville, OH 43081 Kallmann, Herbert M. Manfred Hecht C/O Kneseveckstrasse 69/9 1000 Berlin 12 Germany Kwei, Thomas and Amy 30 Lake Oniad Drive Wappingers Falls, NY 12590 r Lovett, Wells T. Lovett, Mary M 18 Stone Creek Pk. Ownesboro, KY 42303 Maurer, Michael S. Maurer, Jane K. 10585 No. Meridian, Suite 101 Indianapolis, IN 46209 Nardi, Stephen J. 4100 Madison Street Hillside, IL 60162 Petrovich, Nick D. Petrovich, Rosa Del Carmen Fernandez 600 E. Main St. - Stirling Homes Aspen, CO 81611 Stringer, David G. & Virginia S. 1100 Alakea St, Suite 200 Honolulu, HI 96813 Wildman, Dorothy 132 E. Delaware Pl, Apt. 6105 Chicago, IL 60611 Alberta Trust 1301 Thomas Place Fort Worth, TX 76107 Anderson, Bruce J. 0096 Little Elk Creek Ave. Chlowitz, Allan D. 501 So. Beverly Dr., #200 Beverly Hills, CA 90212-4.514 Erickson, Claire L. and Erickson, Betty Lou 1231 Industrial Rd. Hudson, WI 54016 Felner, Ayleene J. 840 Sheridan Road Glencoe, IL 60022 Apeyer, Lester D. Aspen Pers. Res. Trust Tennsco Corporation C/O P.O. Box 606 Dickson, TN 37055 f Levin, Barton J. And Nancy M. 701 So. Monarch St., #6 Aspen, CO 81611 MacGregor, Robert D. 525 E. Cooper Avenue Aspen, CO 81611 Schefler, Arno D. P.O. Box 1005 Aspen, CO 81612 Strawbridge, Geroge, Jr. 3801 Kennett Pke. Bldg., Bldg, B-100 Wilmington, DE 19807 East, James 5800 "R" St. Little Rock, AR 72207 Friedkin, Thomas H. 7701 Wilshire Pl., Suite 600 Houston, TX 77040 Meyer -Simon, Diane P.O. Box 6120 Indianapolis, IN 46206 Moore, John W. Moore, Isabel D. 1 City Centre St. Louis, MO 63102 Rooke, Joan Elizabeth 330 Tynebrook Lane Houston, TX 77024 S. C. Johnson and Son, Inc. Tax Department - 012 1525 Howe Street Racine, WI 53403 Sanchez, Jr. A.R. 9 P.O. Box 2986 Laredo, Tx 78041 Schainuck, Lewis I. Schainuck, Michelle T. 3650 So. Street Lakewood, CA 90712 Seidenglanz, Robert E. 10122 Empyrean Way, #3-301 Los Angeles, CA 90067 Simon, Herbert Real Estate Tax Department P.O. Box 6120 Indianapolis, IN 46206 Bost, Stewart P.O. Box 2359 Aspen, CO 81612 Finklestein, Richard M. and Caria, Carole, und. 1/2 2736 Carmat Drive Los Angeles, CA 90046 Finklestein, Richard M. & Caria, Carol Krepack, Howard C/O 817 Roxbury Dr. Beverly Hills, CA 90210 Hansen, Bruce Monge, Ed; Remax Property Management 555 E. Durant Aspen, CO 81611 Hansen, Bruce G. C/O Olive Keefer 2020 So. Oneida St., suite 210 Denver, CO 80224 Jacobi, Athole G. M. D. Sutton Terrace, #308 Bala Cynwyd, PA 19004 Niles, Laurence E. Niles, Lily Y. As JT Tenants 1172 Bienvenida Ave. Pacific Palisades, CA 90272 Old Reliance Insurance Company P.O. Box 13150 Phoenix, AZ 85002 Savanah Limited Partnership Aspen Inn Apts Unit 1-C 515 So. Galena St. Aspen, CO 81611 Tripp, Paul 231 Margaret Street Key West, FL 33040 Billingsley, George M. Billingsley, Boyce W. 1206 No. Walton Blvd. Bentonville, AR 72712 Middleberg, Maria B. DBA Modette 150 Purchase St. Rye, NY 10583 Mill Street Company Schrepferman, Richard C/O 1700 Lincoln, suite 4100 Denver, CO 80203-4541 Miller, Peter C. Beck, Carl F. 39 Whistler Road Manhasset, NY 11030 Platts, Johanna E. 740 Flagstaff Road Boulder, CO 80302 W . K . Partners, A Colorado General Partnership 172 Long Neck Pt. Darien, CT 06820 Wasserman, Jack 9999 Mira Mesa Blvd. San Diego, CA 92131 Miller, Leland L. 4909 So. Albion St. Littleton, CO 80121 Montgomery, M. Mead and Anne M. 945 Old Green Bay Road Winnekta, IL 60093 Patrick, Gary R. Patrick, Patrick A. 537 Market St., suite 202 Chattanooga, TN 37402 Quirk, Frank E. 500 First National Tower Akron, OH 44308 Tavel, Morton & Carole 11139 Fredrick Drive South Indianapolis, IN 46260 Rulipani, Rudy L. Revocable Trust 50% Van Lieshout Trust 50% 6 Cliff Rd. Belvedere, CA 94920 Allers, Ben E. Steele, Julianne B. 5000 Country Club Blvd. Des Moines, IA 50312 Castellano, William A. Castellano, Mary B. as JT Tenants 100.1 Midwest Club Parkway Oakbrook, IL 60521 Degel, Robert H. 706 Danish Drive Grand Prairie, TX 75050 Fasching Haus Condominium Association, Inc. 747 So. Galena St. Aspen, CO 81611 Finkle, ARthur A. Finkle, Amelia 315 Casuarina Concourse Coral Gables, FL 33143 Hampton, R.M. 1701 No. Hobart Pampa, TX 79065 Katz, Ann 0. Katz, Michael D. as JT tenants 3584 St. Gaudens Rd. Miami, FL 33133 Knutson, Norvin A. Knutson, Sandra J. 5247 Guerin Pass New Berlin, WI 53151 Liebel, Craig E. C/0 The Fausching House 747 So. Galena Street Aspen, CO 81611 Monigle, Glenn W. Monigle, Ethel M. 1733 Montane Drive East Golden, CO 80401 Pasquinelli, Sallie S. Fasching Haus Condominium, #10 747 So. Galena Aspen, CO 81611 Rose, Edward D. & Julie 1/2 Castellano, W.A. & Mary B. 1/2 1001 Midwest Club Oakbrook, IL 60521 Schoppert, Robert L. Schoppert, Joan S. 3130 Kittrell Court Boulder, CO 80303 Solomon Ronald E. & Cook Laura H Wallquist, James 1711 SW 30th Pl. Ft. Lauderdale, FL 33315 Baer, Thomas H. Ocean Ave., 1510-B Santa Monica, CA 90402 Barnes, Jack & Barnes, Bonita P.O. Box 11627 Aspen, CO 81612 Bradford, Jean S. 150 Race St. Denver, CO 80206 Flynn, Michael T., 60% Gooch, William A.; 400 2021 1st Ave, #TG Seattle, WA 98121 Game, George J. & Patricia E. 5009 Excelsior Blvd. Minneapolis, MN 55416 Holman, Carl Reyburn Jr., Trustee 3 Lorenzo Lane St. Louis, MO 63124 Kendall, Wilson D. Und. 1/3 Kendall, Phillip A. Und 1/3 1100 Race St. Denver, CO 80206 M & M Investments Mayer, William E. C/O 172 Longneck Point Darien CT 06820 Mc Gorman Michael Mc Gorman Helen P.O. Box 215 Balgowlah, Australia 2093 MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Stan Clauson, Community Development Director FROM: Dave Michaelson, Deputy Director DATE: March 19, 1996 RE: Aspen Club PUD - PUD Amendment, Conditional Use Amendment, Parking Special Review SUMMARY: The applicant is requesting approval to change the access that serves the Aspen Club. As approved, access to the Aspen Club is from State Highway 82 via Crystal Lake Road, as specified in the Callahan Subdivision and PUD agreement. The applicant proposes to access the Club exclusively from Ute Avenue, and the area currently used for "bandit" parking off of Ute Avenue would be expanded and would be the designated parking area for the Club. Lot 14A, currently used for parking, would be converted to a single family lot. The following specific approvals are required to accomplish the project: 1) Amend the approved Callahan PUD to allow for all parking and access from Ute Avenue; 2) Conditional Use Review to allow an amendment to the prior conditional use granted for the recreational club in the Rural Residential (RR) zone district; 3) Special Review to amend the parking for the facility. All non-residential uses in the RR zone district are set by special review. The application is attached as Exhibit A, referral memos are attached as Exhibit B, and letters from adjacent land owners in response to the public notice are attached as Exhibit C. An illustrative site plan of the proposed modifications to. the Ute Avenue parking lot is attached as Exhibit D. The AACP Pedestrian and Bikeway Plan is attached as Exhibit E. Staff recommends denial of the request to transfer all parking access to Ute Avenue, and recommends approval with conditions for the PUD amendment, Special and Conditional Reviews to allow for the legitimization of the existing 35 spaces off of Ute Avenue. APPLICANT: Dick Butera (Aspen Club International), represented by Alan Richman ZONING: Lots 14A and 15, Callahan Subdivision. The Aspen Club facilities are located on Lot 15, and Lot 14A is the current location of the parking lot approved in 1976. Lots 15 and 16 are zoned Rural Residential (RR), while the remaining lots in the PUD are zoned Moderate -Density Residential (R-15), with all lots in the development having a PUD overlay. The proposed PUD Field work conducted by Planning, Engineering and Streets at different times from mid -February to mid -March have found that the actual cross-section of Ute Avenue tapers from 19' at the Ute Avenue/Aspen Alps Road to nearly 14' at the curve adjacent to Ute Park. The majority of the rest of Ute Avenue is restricted to 15' of passable road due to snow. This is primarily due to the directional orientation of Ute Avenue. Portions of the roadway are shadowed by Aspen Mountain as early as 1:30 pm, and completely shaded by 3:30 pm. For comparison, the existing access to the club via State Highway 82 remains in open sunlight until sunset at approximately 6:00 pm. Staff would suggest that the 3,000 figure is flawed by assuming a cross section that is not possible 5 months out the year. The applicant's traffic engineer has submitted additional information regarding the carrying capacity of Ute Avenue, attached as Exhibit F. The proposed peak period trip distribution, which staff supports as valid, would increases traffic by 18% on Ute Avenue south of Durant, and 104% (doubling traffic) at the far end of Ute Avenue adjacent to the proposed access. The intersection analysis also indicates that no adverse impacts are projected for Cooper/Original or Original/Durant. Staff notes that the "perceived" doubling of volumes along Ute Avenue would have a significant neighborhood impact on the residential development that has occurred since the Aspen Club was approved, which is not apparent when reviewing the LOS assumptions or intersection analysis. In addition, traditional traffic studies do not account for the level of pedestrian and bike traffic that the immediate area experiences. Table 1 summarizes the conclusion of the traffic analysis for an average weekday. Roadway Link Cooper at Original Original Lower Ute Upper Ute Table 1 Aspen Club PUD Access Amendment Existing and Proposed Average Weekday Traffic Existing Weekday 3,280 1,800 1,250 220 Proposed Weekday 3,500 2,010 1,480 450 Percent Change 6.7 % 11.6% 18.4% 104.5% REFERRAL COMMENTS: Referral comments from Streets, Parks and Engineering are attached as Exhibit B, and are summarized below: Streets: The Streets Department is opposed the proposed amendment due to the horizontal and vertical alignment that constrain site distance, and the constrained lane width caused by snow storage during the winter. Engineering: The Engineering Department is also opposed to the proposed amendment due to sight constraints, potelitial conflicts with adjacent land uses, the residential character of the southern sections. of 'Ute Avenue, and the potential conflicts with existing public uses of the three parks and trail crossings. A detailed analysis of the traffic study assumptions and findings are included in Engineering's comments. C. The proposed development shall not adversely affect the facture development of the surrounding area. Response: The surrounding area has developed to the point were very few vacant, developable parcels remain. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Response: This amendment does not require any GMQS allotments. The conversion of Lot 14A to a single family home would be considered exempt from GMQS, based on it existence prior to November 14, 1977 and compliance with the Requirements of the Housing Replacement Program. E. The maximum density shall be no greater than that permitted in the underlying zone district. Response: The amendment does not propose any changes to the underlying zoning or the density allowed in the R-15 zone district. F. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi family dwellings shall only be allowed when permitted by the underlying zone district. Response: The Club's parking lot is not permitted in the R-15 zone district. Moving the parking onto Lot 15 will eliminate the non -conformity, however the impacts to the adjacent neighborhood do not warrant the requested amendment. G. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted for the maximum distance between buildings, height, front/rear/side yard, minimum lot width, minimum lot area, trash access area, internal floor area and minimum open space requirements. Response: No variations from the dimensional requirements of the underlying zone districts are proposed. H. The number of off street parking spaces may be varied from that required in the underlying zone district based on the following considerations: 1. The probable number of cars used by those using the proposed development. 2. The parking needs of any non-residential uses. 3. The varying time periods of use, whenever joint use of co moron parking is proposed. 4. The availability of pubic transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. 5 expense is required. Architectural character is based upon the suitability of a building for its purposes, upon the appropriate use of materials, and upon the principles of harmony and p-oportioti of the building with other and surrounding uses. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion Response: No changes to the architectural design of the structures are proposed, however some green space will be eliminated. L. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Response: Any required lighting of the parking areas will be designed to match the existing lighting within the PUD, which is currently low profile, with no glare on adjoining properties. M. Cluster of dwelling units is encouraged. Response: No dwelling units are proposed within the application, with the exception of a single- family home proposed for the former parking lot. N. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be not net public cost for the provision of these public facilities. Further, buildings shall be arranged such that structures are accessible to emergency vehicles. Response: The primary constraint to access from Ute Avenue is the tapering lane width due to snow storage. Streets Department staff has indicated that significant additional snow removal along Ute Avenue would be necessary to address the lane width constraints. No proposed mitigation to address these concerns have been proposed by the applicant. Additional snowplowing is clearly a net public cost to the community if the proposal is approved. O. Every dwelling unit, or other land use permitted in the PUD shall have access to a public street either directly or through an approved private road, a pedestrian way, or other dedicated to public or private use. Response: The Club access, as proposed, would have direct access to Ute Avenue. The proposed dwelling unit will have access to State Highway 82 via Crystal Lake Road, a previously approved private road. P. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movements and minimize hazards to vehicular or pedestrian circulation. Minor streets within the PUD shall not be connected to streets outside the development so as to encourage their use by traffic. Response: The applicant has submitted a traffic analysis that concluded that the parking entry and exit points and internal circulation design meets accepted traffic engineering standards. A secondary issue related to traffic and turning movements necessitated by access from Ute Avenue as opposed to State Highway 82. In staff's opinion, the design speeds and geometry of State B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Response: The applicant has indicated that the existing parking lot is inconsistent with the character of the surrounding residences. Staff notes that all of the residences have been constructed since the Club and parking lot were established in the 1970s, and potential purchasers and residents were well aware of the location of the parking lot prior to purchase. Staff would suggest that the impacts associated with access exclusively from Ute Avenue is not consistent with the residential character of Ute Avenue. C. The location, size design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Response: As summarized throughout staff's comments, the proposal will have an adverse impact on pedestrian and vehicular access on Ute Avenue, as opposed to the existing access plan. Impacts on trash and service delivery are not changed by the proposal. D. There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency , medical services, hospital and medical services, drainage systems, and schools. Response: No impacts on public services (water, sewer, solidwaste, police, fire protection, emergency, medical services or schools) are expected by the proposal. However, staff does have significant concerns regarding the ability of Ute Avenue to handle additional traffic during the winter, as well as additional snow plowing that would be necessary to widen the roadway. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Response: No additional employees will be needed, and no mitigation is required. F. The proposed conditional use complies with all additional standards imposed on it by the AACP and by all applicable requirements of this chapter. Response: Staff has responded to the AACP issues in earlier comments. SPECIAL USE REVIEW FOR PARKING Parking requirements for a recreation club in the RR zone district are established by the Commission by special review. Section 26.64.040 of the Code states that an amendment to parking requirements established by special review which is not insubstantial shall be approved by the Commission subject to the following standard: 9 3. Prior to completion of the parking facility, the applicant shall submit documentation to the City Engineer to ensure that the distance between the two western access points meet standard engineering standards and will not result in an unsafe traffic situation for members and guests entering or exiting the Ute Avenue parking facility. Recommended Motion: 1. "I move to deny the PUD amendment, conditional use and special use as presented by the applicant, and for reasons described in the March 15, 1996 memo from Planning Staff." 2. "I move to recommend approval of the PUD amendment, conditional use and special use with the conditions outlined in the staff memorandum dated March 15, 1996." Exhibits: Exhibit A - Application Exhibit B - Referral Comments Exhibit C - Letters from Adjacent Land Owners Exhibit D - Illustrative Site Plan Exhibit E - AACP Pedestrian and Bikeway Plan Exhibit F - Explanation from Traffic Engineer regarding Ute Avenue Capacity Attachment S County of Pitkin } } SS. State of Colorado } AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATIONS SECTION 6-205.E. being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 6-205.E. of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the R day of(,,, , 199_ (which is days prior to the public hearing date of V�A \4A ot-r') ( ) . 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the day of 19 9 t4 to the \0 A` day of vo- , 199 (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. Signature (Attach photograph here) Signed before me this day of ,1 C: , 199 by WITNESS MY HAND AND OFFICIAL SEAL My , ommissio? /' es. Notary yublic LIST OF OWNERS WITHIN 3001 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Robert Murry Robert Murry Riverside 1 17,18 1275 Riverside Drive 1275 Riverside Drive A .�Pn..CO ... 8.1.61.1 ............................................ Asp.e.n.,..CO ... 81.61.1 ............................ ........ .. .......... ..... ..... .. .................................................................................... Robert Wallace Bennett Riverside 1 23 Barbara Dodge Bennett 120 South Cherry Street 001355 Riverside Drive Denver, CO ...80222 .............................................................................................................................................................................................................................................. Aspen, CO 81611 Kay Ellen Hamrick Riverside 1 21 1315 Riverside Drive 1315 Riverside Drive Aspen, ....... CO ....81611 ....................................................................................................................................................................................................................................... Aspen, CO 81611 Richard Sachson Riverside 22 Gail Sachson 001325 Riverside Drive 3405 Ranchero Road Beyer Duplex Unit A Piano, TX 75093 ................................ ............................................Aspen.................................................................................................................................................. , CO 81611 Stanton F. Weissenborn Riverside 22 Darcy J. Weissenborn 001335 Riverside Dr 21 Holton Lane Beyer Duplex Unit B Essex Falls, NJ 07021 ................................ ................................................................................................................................. Aspen, CO 81611 I .............................................................. I ................ Cheri Grinnell Riverside 1 10 P.O. Box 10314 001280 Riverside Drive Aspen, CO 81612 .................................................................................................................................................................................................................................................. Aspen, CO 81611 Paul Chesley Riverside 1 19 Frank Chesley P.O. Box 94 001285 Riverside Drive CO ...81612 ..................................................... Aspen, CO 81611 ................................................................................................................................................................. Anthony S. Welgos Riverside 1 20 Kathryn Welgos 1295 Riverside Drive 1295 Riverside Drive Aspen, CO 81611 ......................................................................................Aspen,....................................................................................................................................................... CO 81611 Douglas Skanse, Trustee Callahan 3 6651 Auto Club Road 0103 Crystal Lake Road Bloomington, MN 55438 ..................... I .................................. ................ I ............ AspenCO 81611 ,............................................................................................................................................................ Don Soffer Callahan 2 19495 Biscayne Blvd. Ste. #900 01402 Crystal Lake Road Miami,..........FLA ...33180 .......................................... ......................................................................................................................................................................................... Aspen, CO 81611 Marvin Burton Callahan 4 P.O. Box 1224 01330 Crystal Lake Road Aspen, CO 81612 .................................................................................................................................................................................................................................................. Aspen, CO 81611 Warner Brothers Records, Inc Callahan 5 Page 1 LIST OF OWNERS WITHIN 300' OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots 75 Rockefeller Plaza, 31 st Floor 1290 Crystal Lake Road .N:Y:.. N.Y. ...10019............................................Aspen...CO...81611................................................................................................................. Warner Bros. Inc. Callahan 6 Tax Dept. 12th Floor 01406 Crystal Lake Road Burbank: CA 91522......................................Aspen,..CO 8161...................................................................................................................... Barbara Fleck Callahan 7 Lisa Fleck P.O. Drawer V 001270 Centennial Circle Sarasota:FLA 34230..................................Aspen .. ..��...81611 ................................................................................................................. Charles Maddalone Riverside Addition Marlene Maddalone P.O. Box 635 001325 Riverside Drive Aspen: CO 8161.2..........................................Aspen...CO 8161..................................................................................................................... Aspen River Friends The Clearing at Rivers Edge Gordon/Callahan 9 C/O H.M. International 5810 East Shelly Drive, #1000 Tulsa, ..OK 74125........................................................................................................................................................................................................ Langoria A Federico Gordon/Callahan 8 Dennis E Nixon P.O. Box 1359 001408 Crystal Lake Road Laredo,.. TX 78042........................................Aspen ..Ca................................................................................................................................. City of Aspen 130 S. Galena Part of Tract B Aspen, CO 81611 ...................................... Across river from Children Park ................................................................................................................................................... Ute Children's Park East of Ute Cemetary City of Aspen West of Lot 16 130 S. Galena Ute Avenue Aspen, CO 81611....................................................................................................................................................................................................... Rodes Hart Callahan 14-W Patrica Hart P.O. Box 23082 01421 Crystal Lake Road Nashville, TN 37202 Aspen, CO 81611 •......• ..................................................................................• ....•........................................................................................................................................... 10th Mountain Div. Hut Assoc. Inc. Affordable Housing 1280 Ute Avenue 1280 Ute Avenue Aspen:...C.....8161.1.........................................Aspen,..CO 8.1.6.1.2 ............................................................................................................... Frederic Benedict Fabienne Benedict 1280 Ute Avenue Powder house Aspen, ..CO 81611....................................................................................................................................................................................................... Page 2 LIST OF OWNERS WITHIN 3009 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Kids Stuff Foundation, Inc. Stillwater Ranch 5 1280 Ute Avenue 1280 Ute Avenue Aspen: 8161..1 Aspen 81611 ..................................................................... .................................................................................................................................. Susan Hunt 2.45 Acres in Lot 18 Helene Hunt 10 Coolidge Hill Road 001500 Ute Avenue Cambridge, MA 02138 Aspen, CO 81611 ........ ............. V .............................................................................. v ................................... I ........................................................................................................ Ute Park Partnership. LTD Ute Park A Colorado Limited Partnership 215 South Monarch #G 101 Ute Park Aspen, CO 81611 Vacant Lots - Employee Housing ................. i ....................................................................................... ............................. 7 ....................................................... .................................................. John F. Oudt Ute Park 2 Lesa B. Oudt 1200 Western 001275 Ute Avenue Fort Worth, Texas 76107 , CO 81611 ......................................................................................Aspen ............................................................... I ............................................................................................ Gary Nathanson Ute Park 3 Linda Nathanson 1480 Capri Drive 001271 Ute Avenue Pacific Palisades, CA 90272-2705 Aspen, CO 81611 ................................................................................................................................................................................................................................................. Elma Kanefield Howard Kanefield Aspen Club Condominiums 15 W 67th Street Condo 6, Building D New York, NY 10023 .................................................................................................................................................................................................................................................. Aspen, Coloarado 81611 Ruth Shuman Aspen Club Condominiums 1120 Park Avenue Condo 2, Building D New York, NY 10128 ......................................................................................Aspen. , Coloarado 81611 ......................................................................................................................................................... Polgrave Investments Limited C/O Joseph Filloy CPA Aspen Club Condominiums 100 Biscayne Blvd, Ste 700 Condo 2, Building E Miami, FLA 33132 Aspen. Coloarado 81611 ............................................................................................. P., .................................................................................................................................................. John Palmer Aspen Club Condominiums P.O. Box 2469 Condo 3, Building D Jackson, MS 39225-2469 Aspen, Coloarado 81611 .............................................................................................................................................. ............................................................................ Carol Ann MacKay Harvy MacKay Aspen Club Condominiums 5925 Christmas Lake Road Condo 1, Building D Excelsior, MN 55331 , Coloarado 81611 ......................................................................................Aspen.................................................................................................................................................. Barbara A Stone Aspen Club Condominiums 2839 Woodmere Drive Condo 3, Building B Northbrook,...IL 60062 Aspen, Coloarado 81611 .......................................................................................... .................................Aspen, Page 3 LIST OF OWNERS WITHIN 3009 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots � Lester Crown � Trustee ofAspen Trust Aspen Club Condominiums 222North LoSalle Street Condo 1'Building C Ch| ���.-� 606O1 ............---------.--------'~^'`^--''-------------- Aoman�Co|Vanadm 81611 --------------------------------' Goodman Aspen Residential Trust C/O Henry Crown fkCompany Aspen Club Condominiums 222North LmSalle Street Ste 2000 Condo 4,Building [3 .<�h|�......................... Peter Gerson Julie Gerson Aspen Club Condominiums 6100 Bnoadnnmor Condo 3`Building A John Hickok C/O Johnson County Bank Aspen Club Condominiums 6940Mission Road Condo 2.Building C Prairie Villa�� �6208 Aspen, C�o|oanado 81611 Hugh CUhalt Leonard Cline Jr Aspen Club Condominiums 634 Cmmondm|mtStremt Condo 2` Building New Orleans, LA 70130-3504 Aspen, Coloarado 81611 E]|enRoaoer Aspen Club Condominiums � 5849 MerrymountRmad Condo 5.Building C) Fort Worth, TX 76107 Aspen, Coloarado 81611 Kuyar & Co. AColorado General Partnership Aspen Club Condominiums 2609 Spring Grove Terrace Condo 3,Building C Colorado Springs, CO 80906 Aspen, Cokoarad81611 NVo|v1n VVKnVper Marlene ENnyper Aspen Club Condominiums P 0 BoxD068 Condo 4'Building B Am (�!� 81612 ---------------------^—'-^--^----------------------------------------------' Aspen, (�o|omrmdo 81611 GaryTarnm C/O James AKohn Aspen Club Condominiums 1094OWilshire Blvd. #1500 Condo 2.Building B .L��Ang�|��'_CA..9U024_________Ammen�.(��|V�n�..�_81.61.1________________________________. BarrySnmqVKm Julie Smnoukm Aspen Club Condominiums 155 5HhAnita Drive Condo 4,Building A Los Angeles, CA 90049 Aspen, C�m|oanadm 81611 LIST OF OWNERS WITHIN 3009 OF THE SUBJECT PROPERTY Mailing Address Physical Address Subdivision Block Lots Martha Luttrell C/O Francis & Freedman Aspen Club Condominiums 501 S Beverly Drive 3rd Floor Condo 3, Building E BeverlyHills, ..........................Aspen Aspen, _81611. ..... ,....................................................................................... .... . .. .. ........ Richard Miller Contessa Cohn Aspen Club Condominiums 1136 N Moor Park Road Ste 248 Condo 1, Building A Thousand Oaks, CA 91360 Aspen, Coloarado 81611 ............... ............................................................................................................................................ Robert Margolis Aspen Club Condominiums 6835 Valjean Avenue Condo 1, Building B Van 91406-4796....................Aspen: Coloarado...8161.................................................................................................. . . . . .... .. .. ..... . . . . Thomas Wilson Aspen Club Condominiums 250 Camino Alto # 200 Condo 1, Building E MilMillValley... CA...94941................................Aspen, Coloarado...8161.................................................................................................... ... ...... .... . . r ... .. Page 5 Mass Mailer k 22-Feb-96 1-First Name F: I -Last Name or Corp Mailing Address 2-First Name 2-Last Name or Corp Frederick F t, Head 1451 Ute Ave F a Aspen CO 81611 1 Oth Mtn Divi Hut Assc Inc 1280 Ute Ave. Aspen CO 81611 Cdh Inc 1280 Ute Ave Colorado Co Aspen CO 81611 Cdh Ute Co 1280 Ute Ave. Aspen CO 81611 i Barry Lefkowitz 1280 Ute Ave. Horn Michael & Horn Kim *Ordin Monique Aspen CO 81611 Christina Cutter 1455 Ute Ave Aspen CO 81611 Clare Evert 1463 Ute Ave Aspen CO 81611 David Ramaley 1280 Ute Ave Ramaley Graphics Aspen CO 81611 1 Oth Mtn Div Hut Assc Inc 1280 Ute Ave. Aspen CO 81611 Dylan J Gibson 1280 Ute Ave. Aspen CO 81611 Richard Alden Fallin 905 Chatfield Rd. Pat Finley Fallin Aspen CO 81611 1-Last Name or Corp Mailing Address 2-Last Name or Corp Pogliano 1467 Ute Ave Aspen CO 81611 John W Reese 1280 Ute Ave David G Behrhorst Aspen CO 81611 Laura Hart 1453 Ute Ave Aspen CO 81611 Mary Ellen Wise 1280 Ute Ave Aspen CO 81611 Mike Otte 1280 Ute Ave. Richard J Cote Aspen CO 81611 Muriel F Ganz 1465 Ute Ave Aspen CO 81611 Paul A Chesley 1280 Ute Ave Aspen CO 81611 Peter K Mc Clain 1461 Ute Ave Aspen CO 81611 John Charles Gordon P.O. Box 1948 Aspen CO 81612 Fredric A Benedict 1280 Ute Ave. Fabienne Benedict Aspen CO 81612 2 � 111E ASPEN CLUB DEVELOPMENT APPLICATION FOR PUD AMENDMENT CONDITIONAL USE AMENDMENT PARKING SPECIAL REVIEW SUBMITTED TO CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT SUBMITTED BY ALAN RICHMAN PLANNING SERVICES BOX 361.3 ASPEN, COLORADO 81612 920-1125 Exhibit A 40 R&A*4* ;V&aw;Ftf Sew 'sex 3613 ,44 ejo ,,el %a 4 51612 P4w1574z (970) 320-1 l25 ! February 7, 1996 Mr. Dave Michaelson, Planner Aspen/Pitkin Community Development Department 130 South Galena Street Aspen, Colorado 81611 E RE: ASPEN CLUB PUD/CONDITIONAL USE AND PARKING AMENDMENT Dear Rick, This letter transmits to you twenty (20) copies of a land use application requesting PUD Amendment, Conditional Use Amendment and Parking Special Review for the Aspen Club, F submitted by Dick Butera of Aspen Club International, the owner of the property. Twenty (20) prints of the site plan have also been submitted. Also enclosed are single copies of the following documents, as requested in the pre - application conference: • A check for $2,360, in payment of the 1996 Planning Office application fee deposit. and referral agency review fees. • A signed copy of the Agreement for Payment of City of Aspen Development Application Fees". • The City's pre -application form. Should you have any questions or need any additional information during the period of staff review of this application, please feel free to contact me at the address or phone number above. Thank you for your assistance while this application was being prepared and for your continuing attention to this project. Very truly yours, ALAN RICHMAN PLANNING SERVICES AanRichman, AICP TABLE OF CONTENTS PAGE I. APPLICATION REQUEST ....................................... 1 II. PROJECT BACKGROUND ....................................... 2 A. Record of Prior Approvals ................................... 2 B. Underlying Zoning Limitations ................................ 2 C. Relevant Limitations of the Approved PUD ...................... 3 1. Ute Avenue Road Improvements ........................ 4 2. Impact of 1977 PUD Amendment ........................ 4 M. RESPONSE TO PUD REVIEW CRITERIA ........................... 6 IV. RESPONSE TO CONDITIONAL USE REVIEW CRITERIA ............. 14 V. RESPONSE TO PARKING SPECIAL REVIEW CRITERIA .............. 16 EXHIBITS A. #1 Commitment For Title Insurance - Lot 15 A. #2 Certificate of Ownership - Lot 14A B. Letter Designating Alan Richman Planning Services as Representative C. Letter From Callahan Homeowners' Association D. Letter From Aspen Club Condominium Association E. Traffic Impact Analysis by Leigh, Scott and Cleary I. APPLICATION REQUEST Aspen Club International, Inc. is the owner of Lot 15 of the Callahan Subdivision (as is more fully described in the commitment for title insurance, attached hereto as Exhibit A #1). T. Richard Butera is the owner of Lot 14A of the Callahan Subdivision (as is more fully described in the certificate of ownership, attached hereto as Exhibit A #2). The owner of these lots (hereinafter, "the Applicant") is being represented by Alan Richman Planning Services for purposes of this application. A letter from the Applicant confirming this arrangement is attached as Exhibit B. Letters from the Callahan Subdivision Homeowners Association and the Aspen Club Condominium Association consenting to the submission of this application are attached hereto as Exhibits C and D. The Applicant requests approval to change the access and parking which serves the Aspen Club. The Aspen Club is located on Lot 15. At the present time, the access to the Aspen Club is from Highway 82 via Crystal Lake Road, as specified in the Callahan Subdivision and PUD Agreement. Crystal Lake Road leads to a parking lot for the Club, which is located on Lot 14A. Crystal Lake Road also serves as the primary access for all of the residential lots within the Callahan PUD. The Applicant proposes to amend the PUD so access to the Aspen Club is instead from Ute Avenue. The area currently used for parking along the Ute Avenue side of the Club in an "informal" manner would be expanded and would be the designated parking area for the Club. Lot 14A would cease to function as a parking area and would instead be used as a single-family residential lot, the same as all of the other immediately adjacent properties.. A site plan illustrating the proposed changes to Lot 15 has been provided. A formal development plan has not been submitted for Lot 14A, but development will meet all underlying use, dimensional and other limitations of the underlying R-15 zone district. During a pre -application conference held with the Planning Office on January 10, 1996, it was confirmed that the following land development approvals are required by the Aspen Land Use Regulations to accomplish this project: 1. Amendment of the approved Callahan PUD, pursuant to Section 24-7-907 of the Municipal Code. 2. Conditional use review, pursuant to Section 24-7-301 et seq. of the Municipal Code. A "recreation club" is listed as a conditional use in the Rural Residential (RR) zone district. 5. Special review to amend the parking requirements for the facility, pursuant to Section 24-7-401 et seq. of the Municipal Code. The parking requirements for all non- residential uses in the Rural Residential (RR) zone district are set by special review. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 1 II. PROJECT BACKGROUND A. Record of Prior Approvals The Callahan Subdivision and Planned Unit Development received final approval from the City of Aspen in 1976. The project's PUD Agreement can be found recorded in Book 312 at Page 110, while its plat can be found in Plat Book 5 at Page 7. As originally approved, the PUD included Lots 1 through 12, each of which was approved for a single family home, except for Lot 10, which was a duplex lot and Lot 12/12A, which was permitted to contain a guest house. Lots 13 and 13A were condominium lots, which were used to develop 20 townhome units known as the Aspen Club Condominiums. Lot 13B is Crystal Lake and is held in common for open space and recreation. Lot 15 was approved to contain "recreational facilities". Lot 14, which contained the Benedict residence, was originally approved to be converted into a clubhouse and residence. _ Lot 14A was approved to contain parking facilities for use of the clubhouse and the recreational facilities contained on Lots 14 and 15. Finally, Lot 16, the existing Benedict Office Building, was designated for office use. Lots 15 and 16 were and continue to be zoned Rural Residential (RR), while all of the remaining lots within the PUD were and continue to be zoned Moderate -Density Residential (R-15 ), with all lots in the development having a PUD overlay. In 1977, after the Aspen Club was built and began operations, the owner requested aa amendment to change certain aspects of the PUD. The owner had found that demand for membership in the Club by local Aspen residents had far exceeded original projections. The PUD amendment requested an increase in the size of the Club by 9,400 sq. ft. and deletion of the proposed 9,400 sq. ft. clubhouse/restaurant use. Lot 14 was proposed to revert back to a single family residence. This amendment was approved and documents reflecting the approval were recorded in Book 328 at Page 79 and in Plat Book 6 at Page 16. B. Underlying Zoning Limitations According to Section 24-5-208 of the Aspen Municipal Code, "Recreation Club" is a conditional use in the Rural Residential (RR) zone district. The RR zone district has a minimum lot area requirement of 2 acres and does not have ' a maximum floor area limitation. Parking for uses other than residential is established by special review. According to Section 24-5-202 of the Aspen Municipal Code, a single-family residence is a permitted use but a parking lot accessory to a recreation club is neither a permitted or a conditional use in the R-15 zone district. The R-15 zone district has a minimum lot area of 15,000 sq. ft. and a maximum floor area limit for dwelling units based on the size of the lot. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 2 C. Relevant Limitations of the Approved PUD While the original Callahan Subdivision identified that Lot 14A would be used for club and clubhouse parking, it did not establish a required number of spaces. Instead, Exhibit A to the PUD Agreement set a requirement that "12,000 sq. ft." of parking spaces be provided. However, one of the drawings recorded in support of the 1977 PUD Amendment illustrates that 30 parking spaces were to be provided on Lot 14A and 8 parking spaces were to be provided in conjunction with the clubhouse on Lot 14. Another relevant condition of the original PUD approval was that the Aspen Club was required to fund the operation of a shuttle bus route to bring guests and members from Town. After a short period of experimentation with this route, with very little usage, the City agreed that continuation of this service was not necessary or appropriate and that service could be best provided via the City's Mountain Valley route, which drops -off and picks -up passengers along Highway 82 at Crystal Lake Road. The PUD Agreement also provides the following limitations on traffic movement within the area: "The subdivider agrees for himself and his successors and assigns that he will not authorize any vehicular traffic to enter the area of the condominium units or recreational facilities of the Callahan Subdivision from Ute Avenue, unless such vehicles are for the purpose of construction, providing services, or dealing with emergencies of the Callahan Subdivision. Furthermore, neither the subdivider nor his successor or assigns shall provide for any parking spaces along the border of Ute Avenue within any portion of the Callahan Subdivision." It has always proven necessary, however, for some traffic to enter the Callahan Subdivision from Ute Avenue and for there to be parking spaces along the border of Ute Avenue within the Callahan Subdivision. Initially, the reason for this traffic and parking was primarily due to persons who came to the Aspen Club for therapy while they recovered from injuries. These persons were physically unable to make the climb along the trail connecting the parking lot on Lot 14A to the Club entrance and so they instead used the back entrance, which could easily be reached from the parking area at the rear of the Club. This area was never formally designated as parking and, in fact, has been kept as a gravel surface and has not been striped. However, over time, first the employees of the Club and then some members have chosen to use the rear area for access. Currently, there are defined areas at the rear of the Club used as an employee parking lot and a member parking lot. The Applicant believes that conditions in the area surrounding the Aspen Club have changed in several ways, which have led to more use of the area at the rear of the Club for parking. The most important changes are as follows: Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 3 1. Ute Avenue Road Improvements In 1976, when the Callahan PUD was approved by the City of Aspen, Ute Avenue was a considerably different road than it is today. Drawings in the City's files demonstrate that the road surface was "oiled gravel pavement", which varied in width from approximately 24' west of the Benedict Building, to 20' and even narrower in the vicinity of the proposed Club. The separated bike path alongside the road was only partially completed at this time. Today, following the substantial upgrade to Ute Avenue as a result of the recent improvement district in the area, Ute Avenue has been improved to a 30' wide paved surface in its lower section, with curb and gutter, narrowing slightly in its upper section and lacking curb and gutter in the upper section. The separated bike path is continuous for the entire length of Ute Avenue, and provides a safe, direct link to the Club from Downtown. Leigh, Scott and Cleary has prepared a traffic study for this application. A letter summarizing that study is attached hereto as Exhibit, E. It states that the improvements to Ute Avenue have increased its estimated comfortable carrying capacity from 500 to 3,000 vehicles per day, the same as the capacity of Original Street. Current traffic levels are considerably below this capacity. One bound copy of the entire traffic impact analysis has also been provided for the staff, documenting all traffic counts and analyses performed. 2. Impact of 1977 PUD Amendment As described above, in 1977, the City approved an amendment to the Callahan Subdivision to delete the clubhouse/restaurant use from Lot 14A. At the time this was accomplished, it does not appear that any thought was given to also moving the parking lot out of the planned residential area along Crystal Lake Road. In reality, however, it was that former PUD amendment that provided the initial impetus for Club members to start considering using Ute Avenue as the Club entrance. A review of the City's records concerning the Callahan Subdivision clearly demonstrates that the parking lot was originally intended to serve both the clubhouse and the club and was, therefore, located on Lot 14A to serve both of these uses. Once the clubhouse was deleted from Lot 14, the parking lot no longer served an immediately adjacent use. Instead, it required a fairly significant walk to reach the Club, including an uphill section near the Club. From this time forward, members would begin to question the appropriateness of that lot and, over time, would find their way to the rear side of the Club for easier access. With the recent improvements to Ute Avenue, this access has become even more attractive. We firmly believe that if we were planning the Aspen Club today and seeking City approval to place its parking lot in the residential area that now exists on Crystal Lake Road, we would meet with stiff resistance from both the City and the neighbors. The parking lot is, technically, not even an allowed use in the R-15 zone district. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 4 In addition to these changes in the neighborhood, the Aspen Club itself is also changing. Whereas shortly after its opening membership was far exceeding original projections, in more recent years the Club has experienced decreasing membership and visitation. The following table summarizes how membership and visitation have declined since 1988. It illustrates that both membership and visitation have fallen by approximately 40% in the last seven years, due to increased competition from other facilities, many of which can offer their guests easier access and parking than the present limitations on the Aspen Club. ANNUAL SUMMARY OF ASPEN CLUB MEMBERSHIP AND VISITATION 1988 - 1995 Year Membership Total Club Visitation* 1988 1,188 1009696 1989 19160 102,707 1990 1,192 99,558 1991 1,135 939204 1992 11070 899614 1993 826 729391 1994 805 63,333 1995 727 609453 ..... . 988 . s. 1 9. v can r sbnG1: . .... .. 1 :. ..:................;.::::.:::..: 39°�0. »::::;":.:.;::::-1}2.;; ... a; .. . :•: ...4%>;.;>:.:::::;;.<::;>:<::>:::>::: A. .......... * Note: Includes visits by members and non-members, therapy users and lodge guests. 11 Our understanding of the members of the Aspen Club tells us that improving their access to the Club will be an important step to stabilizing the membership. We do not view this as an action which is likely to suddenly reverse recent trends and lead to growth in membership and visitation, but it will help us to keep those members and guests we already attract. Without this kind of improvement we anticipate that membership and visitation may continue to decrease. If this were to occur, then eventually it may no longer be economically possible to operate the Aspen Club. We think that the Club is an important amenity for both residents of and visitors to Aspen and seek the City's support for our efforts to improve this facility so it can remain an integral part of the community. The following sections of this application provide additional support for this application by responding to the criteria of the Aspen Land Use Regulations specified by each of the applicable review procedures. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 5 III. RESPONSE TO PUD REVIEW CRITERIA Section 24-7-907 B. of the Aspen Municipal Code provides that any amendment to an approved PUD which is not insubstantial "Shall be reviewed and approved pursuant to the terms and procedures of the final development plan, provided that the proposed change is consistent with or an enhancement of the approved final development plan". The following sections evaluate the proposal according to the standards of the final development plan (Section 24-7-903 of the Municipal Code), so as to demonstrate how the proposal is consistent with and enhances the approved Callahan Final Development Plan. A. The proposed development shall be consistent with the Aspen Area Comprehensive Plan. Response: A fundamental theme of the Aspen Area Community Plan is to "revitalize the permanent community". The AACP Growth Action Plan states that its intent is to "Encourage land uses, businesses and events which serve both the local community and tourist base". The AACP Commercial/Retail Action Plan establishes a policy for the City to encourage locally oriented businesses via a menu of options. The Aspen Club is an important part of the fabric of Aspen. It is a recreational and social institution that has served both residents and visitors for 20 years. Its membership has advanced and declined over the years, growing in its first few years to a club for locals and visitors having over 1,300 members. In recent years membership has steadily declined from nearly 1,200 members in 1990 to only 727 members in 1995, due to several factors, including:. (a) the proliferation of other recreation clubs in the community; (b) the continued displacement of members of the permanent community from the Aspen Area to locations down valley; and (c) the difficulty of gaining access to the Club as compared to the easier access at several of the other clubs in the area. While there is little that we can do about the new clubs which have been built and the out - migration of residents to down valley locations, this application will help to resolve the third cause of the recent decline in our membership. Without some significant change in the way the Club operates, it will be unable to survive economically. The loss of such a facility would be a terrible (and unnecessary) blow to Aspen's plans to revitalize its permanent community. B. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Response: The location of the currently approved parking lot is inconsistent with the character of existing land uses in the surrounding area. The parking lot is entirely surrounded by existing residences. All of these residences have been built since the Club and the parking lot were initially established in the 1970's. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 6 Letters have been submitted by the Callahan Subdivision Homeowners (see Exhibit C) and Condominium Owners (see Exhibit D) expressing their support for this proposal to improve the residential environment of the PUD. The proposal to move the access and parking to the rear of the building will be consistent with the character of existing land uses in the area. Immediately adjacent along Ute Avenue is the Benedict Office Building, containing office condominiums, which has a parking lot off Ute Avenue. Development along the remainder of Ute Avenue consists primarily of multi- family and single-family units, the vast majority of which are used as seasonal accommodations. A new affordable housing project is located across from the Club, and another is located along the lower section of Ute Avenue, providing two of the only projects occupied year-round on Ute Avenue. Other permanent residences can be found along the surrounding streets accessed from Original Avenue before it turns onto Ute Avenue. A discussion of the traffic impacts of this proposal on surrounding streets and intersections is provided in the responses to several other criteria in this section of the application. C. The proposed development shall not adversely affect the future development of the surrounding area. Response: The surrounding area has been developed in recent years, to the point that there are few remaining vacant subdivided lots and virtually no vacant, developable parcels either within the Callahan Subdivision or along Ute Avenue. Recent improvements to Ute Avenue have increased its capacity from 500 to 3,000 vehicles per day (the same as the capacity of Original Street). Current traffic levels on these roads south of Durant Avenue are estimated to be approximately 1,250 vehicles per day, of which the traffic study estimates that 220 vehicles per day are already travelling to or from the Aspen Club. Following are the counts of current peak hour traffic conditions at the rear entrance today and how they would change following approval of this proposal: Existing Conditions Proposed Conditions Enter Exit Enter Exit Peak A.M. Hour 20 10 28 17 Peak P.M. Hour 19 19 44 33 This relatively minimal change in peak hour traffic (25 additional vehicles entering and 14 additional vehicles exiting the Club) will have no adverse impact on future development in the area. Total daily traffic on Original Street and Ute Avenue is projected to increase by 230 vehicles a day, to a total of 450 vehicle trips per day to or from the Club. As the traffic study shows, with this added traffic, the Cooper/Original intersection and the Cooper/Durant intersection will still both operate at level of service "A" or "B" during peak hour conditions. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 7 The traffic study also concludes that the proposed change in access to the Club will have a more beneficial impact on the Cooper/Original intersection than is shown by the winter traffic counts. This is because vehicles heading to the Aspen Club will no longer have to make a left turn onto Highway 82 at that intersection, but will instead drive straight across the intersection, which is a much simpler vehicle movement to accomplish. D. Final approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Response: This amendment does not require any GMQS allotments to be obtained. E. The maximum density shall be no greater than that permitted in the underlying zone district. Response: This amendment does not propose any changes to the underlying density permitted in the R-15 or RR zone district. It will result in one additional residence being developed within the Callahan PUD. However, there is ample precedent for the development of additional residential capacity within the PUD. These precedents include, but are not limited to, the lot split granted to Lot 14 in 1989, forming Lots 14E and 14W, both of which are now improved with residences, and the several amendments which have been granted to owners of the condominium units, allowing them to increase the number of bedrooms in their dwellings. F. The land uses permitted shall be those of the underlying zone district. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi -family dwelling units shall only be allowed when permitted by the underlying zone district. Response: The Club's parking lot is not a permitted used in the R-15 zone district. Moving it onto Lot 15 will eliminate an existing nonconformity and will result in all existing and planned uses being permitted or conditionally permitted in their underlying zone district. G. The dimensional requirements shall be those of the underlying zone district, provided that variations may be permitted in the following: 1. Minimum distance between buildings 6. Minimum lot width 2. Maximum height 7. Minimum lot area 3. Minimum front yard 8. Trash access area 4. Minimum rear yard 9. Internal floor area ratio 5. Minimum side yard 10. Minimum % open space Response: No variations from the dimensional requirements of the underlying zone districts are proposed. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 8 H. The number of off-street parking spaces may be varied from that required in the underlying zone district based on the following considerations. 1. The probable number of cars used by those using the proposed development. 2. The parking needs of any non-residential uses. 3. The varying time periods of use, whenever joint use of common parking is proposed. 4. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. 5. The proximity of the proposed development to the commercial core or public recreational facilities in the City. 6. Whenever the number of off-street parking spaces is reduced, the City shall obtain assurance that the nature of the occupancy will not change. Response: There are currently 101 parking spaces available in Lot 14A. This number represents far more than the 38 spaces required by the 1977 PUD Amendment. The level of parking shown in the 1977 PUD Amendment was far less than what most national standards would have suggested for a health club, which typically require in the range of 3 to 5 spaces per 1,000 square feet of net leasable area (for a range of parking standards in. effect in other communities see "Off Street Parking Requirements", Planning Advisory Service Publication 432, May, 1991). Based on our frequent observations, 101 spaces are more than adequate for the current membership and employee level, which have regularly demanded approximately 75-100 parking spaces. In recent years, there has been approximately an equal amount of parking occurring at the front and at the rear of the building. Observations of the Crystal Lake Road lot demonstrate that it is usually occupied by approximately 20-50 cars and is virtually never fully occupied. There are two areas off Ute Avenue that are also currently used for parking. The lot on the side of the building contains 35 spaces, while the lot parallel to Ute Avenue contains 10 spaces: These 45 spaces at the rear of the building are generally occupied when Club members are using the Club facilities. The site plan that accompanies this application illustrates that areas have been provided off Ute Avenue that can accommodate a total of 138 parking spaces. 105 of these spaces are along the west side of the building, including an expansion of the area currently used for member parking and a conversion of two existing tennis courts into parking. 12 spaces are Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 9 provided at the rear of the building for employees, in an area which they already use for parking. Finally, 21 spaces are provided for the spa and therapy area, which will require the removal of the tennis/sand volleyball court along the eastern side of the Club. The entire parking area will be paved and striped, to create an efficient parking arrangement. Existing landscaping will be retained and landscaping will be added in the locations shown, to soften the appearance of the parking area and to buffer neighbors from having to directly view the lot. The parking arrangement we have shown represents more than a 33 % increase in the number of parking spaces provided in the approved lot along Crystal Lake Road. Our experience operating the Club for many years indicates to us that we have more than adequately provided for the parking needs of the Club for the following reasons: • Membership at the Club and the associated monthly visitation has been steadily declining in recent years. This amendment is only expected to stabilize this situation, not to increase the membership. • Non-member use of the Club comes primarily from lodges operated in conjunction with the Club. These lodges operate complimentary shuttles to the Club, reducing the traffic impacts from this visitation. • The completion of the Ute Avenue trail has improved the accessibility of the Club to the Downtown area via a bike and pedestrian trail. This trail is far more attractive and much safer than bringing bikes or pedestrians along Highway 82, with its very. limited right-of-way in the vicinity of the Alpine Lodge and the Crestahaus. • If members, guests or employees want to use transit to get to the Club, the bus service east of Town along Highway 82 can still be taken to Crystal Lake Road. We do not wish to provide an inducement for members to drive to the Club to any greater extent than is already the case, nor do we wish to devote any more of the site to parking than is actually required to meet member needs. Considering all of these factors, we would propose that the City allow us to actually install the parking in phases. We suggest that these development phases could occur in one of the following two ways: Under Option A, installation of the 21 spaces in the area currently'used as a sand volleyball court would be delayed for a period of 1 to 2 years, to see if the other 117 spaces are adequate to meet the needs of members. Under Option B, installation of the 54 spaces proposed for the existing tennis courts could be delayed for a period of 1 to 2 years, which would still leave 84 spaces available in the first phase to meet the needs of members. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 10 I. The open space requirement shall be that of the underlying zone district. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed Planned Unit Development (PUD), and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area. Response: Neither the Rural Residential (RR) or the Moderate -Density Residential (R-15) zone district have an underlying minimum open space requirement, nor was such a requirement established in the original PUD. Nonetheless, considerable portions of the Aspen Club site remain in open space, as is illustrated on the site plan. The original PUD did set a maximum ground coverage limitation for tennis/pool facilities of 57,300 sq. ft. The Club currently meets this limitation, with its outdoor courts covering 56,200 sq. ft. The conversion of two courts to parking will reduce this coverage by 15,000 sq. ft., although this action actually represents a change from one form of impervious ground coverage to another, and not the creation or loss of any open space. J. There shall be approved as part of the Final Development Plan a landscape plan, which exhibits a well designed treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. Response: The original PUD plan provided for the effective landscaping of the entire project. The Aspen Club is recognized throughout the community for the exceptional quality of its landscaping. The Club was one of the pioneer institutions around the City in the extensive use of ornamental flowers, which has recently become such an important part of the summer scenery throughout the Aspen Area. The site plan illustrates the areas within Lot 15 which will be landscaped and the areas where entry signage will be provided. The site plan shows the Applicant's commitment to break up the hard surface within and around the parking area. Most of the areas around the parking lots are already screened from surrounding developments and this vegetation will be preserved. Moreover, because most of the area within the proposed parking lots has previously been cleared for other uses (such as the existing gravel parking areas and the tennis courts) this development will require only minimal removal of existing vegetation. K. There shall be approved as part of the Final Development Plan an architectural site plan, which ensures architectural consistency in the proposed development, architec- tural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon the appropriate use Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 11 of materials, and upon the principles of harmony and proportion of the building with each other and surrounding land uses. Building design should minimize distur- bances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Response: No changes to the architectural design of the property are proposed. L. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Response: Any required lighting of the parking areas will be designed to match the existing lighting within the PUD, which is low to the ground and does not cause glare on adjoining properties. M. Clustering of dwelling units is encouraged. Response: No dwelling units are proposed. N. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is constructed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall be arranged such that structures are accessible to emergency vehicles. Response: Changing the entry point and parking lot location for the Club will not increase. the need for public facilities to be provided to serve the development. Access for emergency vehicles is not anticipated to change, since such vehicles have previously gained access to the Club building from Crystal Lake Road but instead have used the Ute Avenue access (see the plat for the 1976 Callahan PUD, which provides two "fire access easements" on the Ute Avenue side of the property). The recent improvements to Ute Avenue will ensure that emergency vehicle access can continue to effectively be provided to the property. O. Every dwelling unit, or other land use permitted in the Planned Unit Development (PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. Response: The Club will have direct access to Ute Avenue, while Lot 14A will have access to Highway 82 via Crystal Lake Road, a previously -approved private road. P. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Unit Development shall not be connected to streets outside the development so as to encourage their use by through traffic. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 12 Response: The existing parking lots off Ute Avenue are arranged into two primary modules, each with its own entry and exit area. The area on the west side of the building has a designated entry point and a 24' wide circulation aisle that will meet recognized standards for parking lot design. The employee and spa/therapy entry on the east side of the building has a designated entry of its own. The traffic engineers at Leigh, Scott and Cleary reviewed the entry and exit points and circulation and find the lot design meets accepted standards. Q. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development, or such surrounding collector or arterial roads shall be improved so that they will not be adversely affected. Response: The recent improvements to Ute Avenue make it the most logical entryway to the Aspen Club, particularly when one compares the degree of safety provided for pedestrians and bicyclists on Ute Avenue as compared to Cooper Avenue and Highway 82. As discussed in detail under the response to criterion C, above, the traffic study shows that the small increase in traffic anticipated on Original Street and Ute Avenue can be accommodated within the comfortable capacity of those roads and the Cooper/Original and Durant/Original intersections will continue to operate at level of service "A" or "B". R. Every residential building shall not be farther than sixty (601) feet from an access roadway or drive providing vehicular access to a public street. Response: The residence intended for Lot 14A will meet this standard. No other residential buildings are proposed. S. All non-residential land uses within the Planned Unit Development (PUD) shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. Response: Currently, the "direct" access to the Aspen Club is from a trail connecting to Crystal Lake Road, which is a private road and is neither a collector or an arterial street. The proposed amendment will provide the Aspen Club with direct access to Ute Avenue, which is a collector street. As discussed above, the traffic generated by the Club on Ute Avenue will not cause any hazards or congestion on any street, since the projected traffic levels are well within the comfortable carrying capacity of the surrounding roads. T. Streets in the Planned Unit Development (PUD) may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent City regulations and ordinances. Response: There are no new streets proposed within the PUD, nor is any change proposed with regard to the ownership or maintenance of the existing streets. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 13 IV. RESPONSE TO CONDITIONAL USE REVIEW CRITERIA A conditional use permit was granted to the original owner of the subject property to develop a recreation club on Lot 15. Section 24-7-308 B. of the Aspen Municipal Code states that an amendment to an approved conditional use which is not insubstantial shall be approved by the Commission subject to the standards and procedures for conditional use review. Following is an evaluation of the consistency of the proposed amendment to the approved conditional use with the standards of Section 24-7-304 of the Municipal Code. A. The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone District in which it is proposed to be located. Response: The consistency of the Aspen Club with the policies and recommendations of the Aspen Area Community Plan has been addressed under the responses to the review criteria for a PUD. The purpose of the Rural Residential zone district is to allow for the utilization of land for low density residential purposes, with recreational and institutional uses associated with such uses allowed as permitted and conditional uses. The location of the Aspen Club within the Callahan Subdivision fits this intent. However, the location of the parking lot for the Club within the R-15 zone district is contrary to the purpose of that zone district. It is more appropriate for a recreation club's parking to be located on the same site as the club than it is for the parking to be located within an area that has since developed into a single-family residential neighborhood. Moving the parking to Lot 15 will, therefore, bring the conditional use into compliance with this criterion. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Response: The location of the currently approved parking lot is inconsistent with the character of existing land uses in the surrounding area. The parking lot is entirely surrounded by existing residences. All of these residences have been built since the Club and the parking lot were initially established in the 1970's. - Letters have been submitted by the Callahan Subdivision Homeowners (see Exhibit C) and Condominium Owners (see Exhibit D) expressing their support for this proposal to improve the residential environment of the PUD. Uses which surround the Aspen Club include the Benedict Office Building, containing office condominiums, several projects comprised of multi -family and single-family units, the vast Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 14 majority of which are used as seasonal accommodations, and two new affordable housing projects. The Aspen Club enhances and compliments this mixture of existing uses. The Club counts among its members many persons who live or work in the surrounding area. C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Response: The site plan illustrates that the parking area has been landscaped to screen its visual impacts on surrounding properties. Locating the entrance to the property off Ute Avenue should have beneficial impacts on pedestrian circulation, since the property can be directly accessed via a separated biking/walking trail along Ute Avenue, rather than having bicyclists and pedestrians share the narrow, congested Highway 82 right-of-way with vehicles. The impacts of the proposal on vehicular circulation have been extensively discussed in the PUD Amendment section of this application and are the subject of the attached traffic study. The original PUD Agreement recognized that the Ute Avenue side of the property offered the only direct access for vehicles providing service to the Aspen Club. The site plan illustrates that areas for trash pick-up and service delivery have been provided on -site, to minimize impacts on neighbors. D. There are adequate public facilities and services to -serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. Response: The adequacy of public facilities for this proposed amendment has been addressed under the responses to the review criteria for a PUD. E. The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Response: Changing the access to and parking for the Club will not generate any additional employees and does not require any additional housing to be provided. F. The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this chapter. The proposal is otherwise in compliance with the Plan and the Land Use Regulations. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 15 V. RESPONSE TO PARKING SPECIAL REVIEW CRITERIA Parking requirements for a recreation club in the RR zone district are established by the Commission by special review. Section 24-7-409 B. of the Aspen Municipal Code states that an amendment to parking requirements established by special review which is not insubstantial shall be approved by the Commission subject to the standards and procedures for special review. Following is an evaluation of the appropriate parking requirements for this use, based on the standards of Section 24-7-404 B.1. of the Municipal Code. B. In all other zone districts where the off street parking requirements are subject to establishment or reduction by special review, the applicant shall demonstrate that the parking needs of the residents, guests and employees of the project have been met, taking into account potential uses of the parcel, its proximity to mass transit routes and the downtown area, and any special services, such as vans, provided for residents, guests and employees. Response: The amount of parking proposed for the Club is discussed under the criteria for PUD Amendment. For ease of reference, that discussion is repeated herein. There are currently 101 parking spaces available in Lot 14A. This number represents far more than the 38 spaces required by the 1977 PUD Amendment. The level of parking shown in the 1977 PUD Amendment was far less than what most national standards would have suggested for a health club, which typically require in the range of 3 to 5 spaces per 1,000 square feet of net leasable area (for parking standards in other communities see "Off Street Parking Requirements", Planning Advisory Service Publication 432, May, 1991). Based on our frequent observations, 101 spaces are more than adequate for the current membership and employee level, which have regularly demanded approximately 75-100 parking spaces. In recent years, there has been approximately an equal amount of parking occurring at the front and at the rear of the building. Observations of the Crystal Lake Road lot demonstrate that it is usually occupied by approximately 20-50 cars and is virtually never fully occupied. There are two areas off Ute Avenue that are also currently used for parking. The lot on the side of the building contains 35 spaces, while the lot parallel to Ute Avenue contains 10 spaces. These 45 spaces at the rear of the building are generally occupied when Club members are using the Club facilities. The site plan that accompanies this application illustrates that areas have been provided off Ute Avenue that can accommodate a total of 138 parking spaces. 105 of these spaces are along the west side of the building, including an expansion of the area currently used for member parking and a conversion of two existing tennis courts into parking. 12 spaces are provided at the rear of the building for employees, in an area which they already use for parking. Finally, 21 spaces are provided for the spa and therapy area, which will require the Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 16 removal of the tennis/sand volleyball court along the eastern side of the Club. The entire parking area will be paved and striped, to create an efficient parking arrangement. Existing landscaping will be retained and landscaping will be added in the locations shown, to soften the appearance of the parking area and to buffer neighbors from having to directly view the lot. The parking arrangement we have shown represents more than a 33% increase in the number of parking spaces provided in the approved lot along Crystal Lake Road. Our experience operating the Club for many years indicates to us that we have more than adequately provided for the parking needs of the Club for the following reasons: • Membership at the Club and the associated monthly visitation has been steadily declining in recent years. This amendment is only expected to stabilize this situation, not to increase the membership. • Non-member use of the Club comes primarily from lodges operated in conjunction with the Club. These lodges operate complimentary shuttles to the Club, reducing the traffic impacts from this visitation. • The completion of the Ute Avenue trail has improved the accessibility of the Club to the Downtown area via a bike and pedestrian trail. This trail is far more attractive and much safer than bringing bikes or pedestrians along Highway 82, with its very limited right-of-way in the vicinity of the Alpine Lodge and the Crestahaus. • If members, guests or employees want to use transit to get to the Club, the bus service east of Town along Highway 82 can still be taken to Crystal Lake Road. We do not wish to provide an inducement for members to drive to the Club to any greater extent than is already the case, nor do we wish to devote any more of the site to parking than is actually required to meet member needs. Considering all of these factors, we would propose that the City allow us to develop the parking in phases. We suggest that these development phases could occur in one of the following two ways: Under Option A, installation of the 21 spaces in the area currently used as a sand volleyball court would be delayed for a period of 1 to 2 years, to see if the other 117 spaces are adequate to meet the needs of members. Under Option B, installation of the 54 spaces proposed for the existing tennis courts could be delayed for a period of 1 to 2 years, which would still leave 84 spaces available in the first phase to meet the needs of members. We will work cooperate with the City in pursuing the option that is found to be preferable. Aspen Club PUD/Conditional Use Amendment and Parking Special Review Page 17 EXHIBIT A #1 NTI E COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: 11/01/95 at 08:30 A.M. Case No. PCT10416 2. Policy or Policies to be issued: (a) ALTA Owner's Policy -Form 1992 Amount$ Premium$ Proposed Insured: Rate: (b) ALTA Loan Policy -Form 1992 Amount$ TBD Premium$ Proposed Insured: Rate:RE-ISSUE TO BE DETERMINED Tax Certificate $20.00 Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: ASPEN CLUB INTERNATIONAL, INC., A COLORADO CORPORATION, AS TO AN UNDIVIDED 92%- INTEREST AND HAROLD C. WHITCOMB, JR., AS TO AN UNDIVIDED 8% INTEREST The land referred to in this Commitment is situated in the County of PITKIN, State of COLORADO and is described as follows: See Attached Exhibit "A" Countersigned at: PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 303-925-1766 Provisions and Schedules Fax 303-925-6527 A and B are attached. EXHIBIT A PARCEL A: LOT 15, CALLAHAN SUBDIVISION, according to the maps thereof recorded May 19, 1976 in Plat Book 5 at Page 7, August 17, 1977 in Plat Book 6 at Page 16. A pedestrian access easement through Lot 14, Callahan Subdivision and part of Crystal Circle within the Callahan Subdivision, City of Aspen, Colorado being 12 feet in width, lying westerly of and abutting the following described line: Beginning at a point on the Southerly line of Lot 14, Callahan Subdivision whence the Southwest corner of said Lot 14, Callahan Subdivision bears N 88025' W 199.49 feet; thence N 07039' W 125.28 feet; thence N 13015' E 69.49 feet to a point on the South line of Lot 14-A, Callahan Subdivision. PARCEL C: A right of access and vehicular access described as follows: a 24 foot wide private road adjacent to the most northerly point of Lot 14, being the road that circles Lot 14A, Callahan Subdivision; -thence following said private road Easterly through Centennial Circle to Crystal Lake Road, and Northeasterly along the Westerly arm of said Crystal Lake Road to Colorado State Highway No. 82 as shown on the final plat and development plan of the Callahan Subdivision, recorded May 19, 1976 in Plat Book 5 at Page 7, and as amended on August 17, 1977 in Plat Book 6 at Page 16. NTI ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing every prospective insured in an owner's title insurance policy for a single family residence (including a condominim or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unf fled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Owner's policy when issued. Please contact the Company for further information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage. NOTE: If the Company conducts the owners' closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage". Pursuant to Senate Bill 91-14 (CRS 10-11-122); (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurer's Authorized Agent; (c) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be ordered from the County Treasurer by the Company and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT10416 A and B are attached. EXHIBIT A #2 I CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the -State of Colorado hereby states that T. RICHARD BUTERA is the owner in fee simple pursuant to the Quit Claim Deed attached hereto of the following described property: Lot 14A, CALLAHAN SUBDIVISION, according to the Maps thereof recorded May 19, 1976 in Plat Book 5 at Page 7 and as amended August 17, 1977 in Plat Book 6 at Page 16. i COUNTY OF PITKIN, STATE OF COLORADO. ENCUMBRANCES: Deed of Trust from : Aspen Club International, Inc. to the Public Trustee of the County of Pitkin for the use of : Aspen Savings and Loan Association to secure : $3,000,000.00 dated : September 17, 1987 j recorded September 18, 1987 in Book 546 at Page 261 reception no. 292988 The above Deed of Trust was assigned to Bank of America National Trust and Savings Association, as Trustee under that certain Pooling and Servicing Agreement dated as of January 1, 1993, for RTC Commercial Mortgage Pass -Through Certificates Series 1993- C1, recorded April 26, 1993 in Book 709 at Page 961. Deed of Trust from : Aspen Club International, Inc. to the Public Trustee of the County of Pitkin for the use of : Norwest Bank of Aspen to secure : $300,000.00 dated : December 13, 1993- recorded : December 15, 1993 in Book 735 at Page 420 reception no. : 364625 Subject to easements and rights of way of record. This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PIT N COUN ITLE, INC. BY: autho ' e signature CERTIFIED T : JANUARY 26, 1996 @ 8:30 A.M. Recorded at o'clock ..M• Reception No . Recorder RECORDING REQUESTED BY: WHEN RECORDED RETURN TO: Andrew V. Hecht, Esquire Garfield & Hecht, P.C. 601 East Hyman Avenue 4 e Aspen, CO 81611 • • : Robert S . Goldsamt for TEN DOLLARS ($10.00) and other good and valuable considerations, in hand paid, hereby sells and quit claims to T. Richard Butera whose address is 1450 Crystal Lake Road, pen As Colorado 81611 the following real property in the Count' of , Pitkin, State of Colorado; to wit: Lot 14A, Callahan Subdivision, according to the maps thereof recorded May 19, 1976 in Plat Book 5 at Page" , and as amended August 17, 1977 in Plat Book 6 at Page 16. with all its appurtenances correction of the Quit Claim Deed from Robert S. Goldsamt to T. Ricbard Butera This is a Much 28 1988 for Lot 14W, Callahan Subdivision, according to the maps thereofrecorded e dated Mar August 17, 1977 in Plat Book g May 19, 1976 in Plat Book 5 at Page 7, and ty conveyed hereunder. 16. That deed should have also conveyed the Property SIGNED this day of , 1995. /, ; 6Robert-�S". Goldsamt STATE OF ) ss COUNTY of 5 & ) was acknowledged before me this - day of The foregoing Quit Claus Deed . �r�, 1995 by Robert S. Goldsamt. 0!e 1 k/Z hand and oM 'al seal. WITNESS MY �- My commission expires: avhlbutera\dW$\Solds=t,gr-d Notary Public _ LAURIE EVERM �COMM.4 982503 z z Notary Public — California v LOS ANG@-ES COUNiY My Comm. ExEirf6s JAN 10. 1997 516 F��=_ -D cucn _61 C N CD Cm � i rn�;. o U' co �+ DEED OF TRUST, SECURITY AGREEMENT AND FINANCIa-S�EMENT THIS DEED OF TRUST, SECURI'CY AGREEMENT AND FINANCING STATE- 1: P M1,NT is given as of the jJ_ day of September, 1987, by the Grantor named below to the Trustee named below, for the use and benefit of the Beneficiary named below. ARTICLE I PARTIES, PROPERTY, AND DEFINITIONS The following terms and references shall have the meanings indicated: C 1.1 Grantor: Aspen Club International, Inc., a Colorado corporation, whose legal address is 1450 Crystal Lake road, � ` Aspen, Colorado 81611, together with any future owner t,'' the Property or any part thereof or interest therein. 1 . 2 Beneficiary: Aspen Savings and Loan Association, whose 4 ?' legal address is 225 North Mill Street, Aspen, Colorado 81611, together with any future holder of the Note. 0- � 1.3 Trustee: The Public Trustee of the Colorado County or i City and County in which the Property is located. 1.4 Note: Grantor's promissory note of even date herewith, payable to the order of Beneficiary in the principal face amount of $3,000,000.00, the last payment under which is due on September 1999, unless such due date is accelerated. All _, terms and provisions of the Note are incorporated by this refer- ence in this Deed of Trust, Security Agreement and Financing Statement. 1.5 Property: The land described in Exhibit A atta.ched, together with the following: E a. All buildings, structures, and improve- ments now or herea-f-t-er located thereon, as well as �- all rights of way, easements, and other appurte- nances thereto; b. All of Grantor's right, title and inter- est in any land lying between the boundaries of said land and the center line of any adjacent street, road, avenue, or alley, whether opened or proposed; J� � s C. All water, ditch, well, and reservoir rights which are appurtenant to or which have been used in connection with said land; ., rl Al #356246 04/26/93 15193 Rec $15.00 BK 709 PG 961 Silvia Davis, Pitkin Cnty Clark, Doc $.00 When Recorded, Return to: Richardson Consulting Group, Inc, 1299 4th Street, #507 Sari Rafael, CA 94901 Control #:5870 Loan #:0033103000025890 Fin #:7055 RCC? ID # : 2475 Prev Loan #:0033103000025890 ASSIGNMENT OF DEED OF TRUST This Assignment of DEED OF TRUST is made and entered into as of the lot day of January, 1993, from Aspen Federal Bank, a Federal Savings Bank successor in interest to or formerly known as Aspen Savings And Loan Association (collectively the "Assignor") by and through the Resolution Trust Corporation acting in its capacity as Receiver/Conservator for the Assignor, to Bank of Am3rica National Trust and Savings Association, as Trustee under that certain Pooling and Servicing Agreement dated as of January 1, 1993, for RTC Commercial Mortgage Pass -Through Certificates Series 1993-C1, (the "Assignee").. For good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, the Assignor does by these presents hereby grant, bargain, sell, assign, -convey, transfer and set over unto the Assignee, its successors, transferees, and assigns forever, all of the rights, title and interest owned or held by said Assignor in and to the following instrument,, duly recorded in the Office of the County Recorder of Pitkin County, State of CO, described as follows: Borrower Names: Aspen Club International, Inc. Borrower Vesting: a Colorado corporation Trustee:Tre Public Trustee --of- Pitkin County Date of Instrument:09/17/87 Original Loan Amt: $3000000.00 Date of Recording :09/18/87 Book :546 Page/Folio :261 Inntr/Ref # :292988 See Attached for Legal Description Pitkin .42. .r 4 - / « 14 a DEED OF MUST Wolorudo) # 364625 12 / 15 / 93 15: U6 Fec $ 20. 00 8K ?35 PG 420 Salvia Davis, Fit►cin Cnty Clerk, Doc $.0o 1. Grantor: Aspen Ulub International, Inc. 1450 Crystal Lake Road 1 Aspen, CO 81611 2. Bent-rid"7:Norwest Bank of Aspen, National Association 119 south Nill Street Aspen, CO 81611 3. Trustee: The Public Trustee for the County in which the property is located. I 4. Property: The following land inPitkin County, Colorado See Exhibit "A" attached hereto and made a part hereof. S. Obligations: (a) Allindebtedness evidenced and created by the following described promissory note (the 'Note') payable to the order of Beneficiary, and all renewals, extensions and amendments theroof and substitutions therefor. Dale: Decetber 13, 1993 t Amount: $300, 000.00 Plus Interest Maturity DatePocenber 22, 1997 Maker (if other than Grantor): T. Richard Butera (b) future advances made by Beneficiary on or before the maturity data of the Note plus interest thereon provided any required notice of right to rewind or cancel has been given; (c) all expenditures made or incurred by beneficiary pursuant to the provisions of the Note and this dood of trust together with interest thereon. (d) other: 6. Construction in addition, future advances and other obligations- of the above named 1KAXER. Mortgage: Ifchocked here (_) this deod of trust secures an indebtedness for construction purposes as described in CRS (1973) section 4-9-313 THE GRANT, TERMS AND CONDITIONS BELOW N THE RSE SIDE ARE A PART OF THIS DEED OF TRUST AND ARE HEREBY INCORPORATED I O IT. Date: December 13, 1993 Aspen 2 t raatioaal, Inc. IIYtT. c ad utera Pres e Attest: Co-owner, spouse or other claimant of a rigf;j1.%A respect to the real property described above joins in granting the lien and waiver set forth in paragraph 13 of this deed of trust, but does not assume any liability for payment of the Note. Date: December 13, 1993 STATEf COLORADO ) The foregoing insttr/rurnent was acknowledged before me this day o 19 -!52—T, by (as President and .. 1 -- .d '.'' . s.et'etsry or a corpotation). �'t• t - l witness r v laArl,t ' Offkial My commt expirra c, 7. Cram. 4 r•4i ►rbkFconfidGrantor hereby sells and eoaveys dw Property to Trustee, togodw with att appurucancaa, ftxtu vs, rents, issues and pn,4t; wstQ,1et;tianQ rlservoir righta, however evidenced, aMcul int thereto or used in eonnoctba therewith, and warranu tha this to the Property, A k9el-te lierbl'%r real property axes and assessments not currently due and other matters shown on any attachment hereto. This EXHIBIT B February 2, 1996 Mr. Dave Michaelson, Planner Aspen/Pitkin Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: ASPEN CLUB PUD/CONDITIONAL USE/PARKING AMENDMENT Dear Mr. Michaelson, As the owner of record of Lots 14A and 15 of the Callahan Subdivision, I hereby authorize Alan Richman Planning Services to act as my designated representative with respect to the land use application being submitted to your office for the Aspen Club. Alan Richman is authorized to submit those land development applications necessary to amend our prior PUD and conditional use approvals, so as to change the access and parking for the Aspen Club to the Ute Avenue side of the property. He is also authorized to represent me in meetings with City of Aspen staff, the Aspen Planning and Zoning Commission and the Aspen City Council. Should you have any need to contact me during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number I incld in the land development application. U T. Richard Butera Aspen Club International EXHIBIT C CALLAHAN SUBDIVISION HOMEOWNERS' ASSOCIATION The Homeowners' Association and condominium Association of the Callahan Subdivision do hereby authorize and approve of Dick Butera, the owner of Lots 15 and 14A of the Callahan Subdivision, to submit a land use application for a PUD Amendment for the Aspen Club. The members of these Associations also hereby indicate their support for Mr. Butera's plans, which include moving the parking lot from lot 14A to lot 15, which serves the Aspen Club, and changing the access to the Club from Highway 82 to Ute Avenue. 04�& David G. Behrhorst for the Board of Director. .......�•r.Y:axval3-e�ima:r"i�,il'�--'JciiR�^a.===—`.�i"`L'�,i:Sti..LS.."il�]11:t►il�►:X. � _ "-r+acrrrwras. FRf1M IJFI I MAN PRnPFRTTFS A9.A7.199A I A I A A P• � EXHIBIT D ` open Club Condominium AssoclaflonInc, pt Inkm 0*41 Mar*94�q AGenlr. IObCCo A6W club P(OWM 6-' 140 Cr"IN 4ok* Road 7$0 East Dur&4 A"mup, JAIP". C-Qkx*W 111611 Axon, CoW060 $1611 (0) Q2aM February 2, 1996 The City of Aaren/Pitkin County Planning Office 130 South Galena A ppon, CO 81611 DOv Planning Office: The Aspen Club Condominium Association does hereby conditionally approve of Dick . Mitera's plans that call for the moving of the parking lot from Lot 14A of the Callahan Subdivision to Lot 15, which is part of The Aspen Club. Our approval is Conditional upon the understanding that Mr, Butera will create a new entryway ft= Ute Avenue to access parking boated adjacent to the Club and abandon parking and access to the Club through the Callahan Subdivision. We also approve only If the parking lot becomes a residential house lot land is not uidd for oommercial or multifamily do"lopment, We believe there is a clear benefit to the residential property owners located within the .ToAhari Subdivision to eliminate the commercial use of the current parking lot and reduce the '1h0*ar of cars going through our residential area. Please contact us through our property management company, Aspen Club Properties, and the. general manager, Chuck Friar, if you need additional information from us or have any qubstions. j 1pm ***END*** TRAFFIC IMPACT ANALYSIS ASPEN CLUB PARKING ASPEN, COLORADO Leigh, Scott & Cleary, Inc. LEIGH, SCOTT & CLEARY, INC. TRANSPORTATION PLANNING & TRAFFIC ENGINEERING CONSULTANTS 1889 York Stre Denver, CO 80206 (303) 333-1105 FAX (303) 333-1107 February 6, 1996 Mr. Dick Butera c/o Alan Richman Planning Services P.O. Box 3613 Aspen, CO 81612 Re: Aspen Club Parking (LSC #960030) Dear Mr. Butera: In response to your request, we have completed a traffic impact analysis related to the proposed redesign of parking facilities for the Aspen Club health club and spa in Aspen, Colorado. Figure 1, enclosed, -illustrates the location of the Aspen Club site. As .indicated,: the site is located at Crystal Lake Road between Ute Avenue and Highway 82... The Aspen Club,.which was approved for development -by -:the. City: inTonjunction with the 1975 Callahan PUD application, consists �ofJ2 single4amii homes --and,24: condominium homes on the north side of the Roaring Fork River, and health club/spa facilities on the south side of the river. The development's original plans also envisioned construction of a high quality restaurant along the north side of the river. In addition, a large parking lot was constructed in the center of the north side residential area to serve non-resident guests of both the health club (a foot bridge was provided across the river) and the proposed restaurant. It is important to note that the plans for the restaurant have been dropped and a single-family home is constructed on the restaurant site. All vehicular access to and from the Aspen Club was planned via Highway 82 at Crystal Lake Road. Health club access via Ute Avenue was not provided since Ute at that time was only a narrow oiled gravel roadway. Over the years, the character of Ute Avenue has changed significantly. Most of the vacant lots along Ute were developed during the 1980's and 1990's and few undeveloped lots remain. The 1994 Ute Avenue Improvement District project upgraded the roadway cross-section to include asphalt paving, two eleven -foot driving lanes, an eight -foot parking lane, and an eight -foot separated bike path. As a result, the safety of the roadway was enhanced and its estimated comfortable capacity (Level of Service "C") was increased from about 500 to 3,000 vehicles per day. Mr. Dick Butera Page 2 February 6, 1996 Vehicular access to and from the Aspen Club's health club/spa facilities via Ute Avenue has also been developed in order to minimize traffic impacts on the 36 homes within the northern residential area. Over the last several years, health club attendance and related traffic activity has continued to decline. For example, annual visits declined from 100,696 in 1988 to 60,453 in 1995, a 40 percent reduction in seven years. At the same time, pedestrian/bicycle access routes have been developed and a peak -hour van service has been added in order to further reduce Aspen Club automobile traffic. As a result of the changes discussed above, there now exists an under-utilized parking lot located within the Aspen Club residential area north of the river. It is therefore proposed that the north parking lot be replaced by upgraded parking facilities adjacent to the health club/spa on the south side of the river. The proposed improvements to the health club/spa parking facilities, including the proposed closure of the north lot and expansion of the south parking facilities, will primarily affect traffic flows on nearby sections of Highway 82 and Ute Avenue, and at the key Original Street inter- sections with Cooper and Durant Avenues. No.additional traffic generation is projected. As part of this analysis, 7:00 to 9:00 AM and 4:00 to 6:00 PM peak period turning movement traffic counts were conducted at the Original/Cooper and Original/Durant intersections on Tuesday, January 23, 1996. In addition, similar peak period counts of entering -and exiting health. club/spa parking lot traffic were conducted on January 24. Figure 1, enclosed, illustrates the peak one hour traffic activity data for all four count locations. As noted, peak -hours were found to occur between 8:00 and 9:00 AM and between 4:30 and 5:30 PM. In addition, the data reflect the fact that current health club/spa traffic activity is about equally split between the north lot and the southerly facilities. All count data information is enclosed including shuttle bus activity to and from the north lot. Figure 1 also illustrates estimated average weekday count totals in the vicinity of the count locations. These data have been extrapolated, from the peak - hour counts and can be compared to capacity estimates of 6,000 on Highway 82 and 3,000 on Original south of Highway 82. The following tabulation reflects 1995 monthly attendance data for the health club/spa: j Mr. Dick Butera Page 3 February 6, 1996 Table 1 1995 MONTHLY ATTENDANCE Aspen Club International Month Attendance January 5,841 February 5,280 March 6,537 April 4,696 May 4,483 June 4,187 July 4,862 August .5,005 September 3,603 October 4,024 November 4,822 December 5,118 Total 60,453 Average 5,038 Of significance is the fact that monthly health/spa activity during January is the second highest total for the year and represents 16 percent more traffic than the monthly average. By comparison, Highway 82 traffic is higher during the summer when health club traffic is low. For instance, 1993 peak season counts on Highway 82 east of Original indicated 24-hour totals of 5,200 vehicle -trips (vs. 3,500 on Figure 1). Furthermore, it is concluded that the health club/ spa today contributes about 18 percent of the total Original/Ute daily traffic south of Durant (220 out of 1,250), and the 220 trips represent about seven percent of the roadway's existing capacity. Projected Traffic Impacts In order to assess the impacts of closing the north parking lot, a reassignment of the north lot traffic has been estimated for the key Original street intersections at Cooper and Durant. These estimates were made based on the assumption that north lot traffic is distributed as follows: • Highway 82 east of Aspen Club = 5% • Main west of Original = 55% • Cooper west of Original = 35% • Durant west of Original = 1 °/ Total 100% These estimates are based on measured traffic patterns at the two Original Street intersections and estimates from Aspen Club representatives. Application of these distribution estimates to the existing peak -hour counts shown on Figure 1 results in the redistributed peak -hour traffic shown on Figure 2. Finally, comparative peak -hour capacity analyses have been computed which evaluate before and after Levels of Service at the two key intersections. The methodology used is that presented in the current edition of the Highway Capacity Manual (Special Report 209), published by the Transportation Research Board of the National Academy of Sciences. The concept of Level of Service (LOS) is used as a basis for computing combinations of roadway operating conditions which accommodate various levels of traffic activity. By definition, six different Levels of Service are used (A, B, C, D, E, and F) with "A' being a free -flow condition and "E" representing the capacity of a given intersection or roadway. More detailed definitions of the six Levels of Service are enclosed on Appendix Page A-9 to this report. The following tabulation summarizes the results of these LOS analyses which are also included with the appendices to this report. As indicated, the projected redistribution of traffic is not expected to adversely impact either inter- section. Table 2 PEAK -HOUR LEVEL OF SERVICE COMPARISONS Aspen Club Parking Redesign Original/Cooper Original/Durant Average Level Average Level Peak- Intersection Delay of Delay of Assumed Traffic Nam_ _ _ Apac (Seconds)., Service Seconds Service Existing AM Eastbound 1.5 A 0.6 A Westbound 4.7 A 0.1 A Northbound 1.7 A 4.5 A Southbound 2.5 A 3.9 A Total 3.17 A 2.0 A PM Eastbound 3.2 A 0.7 A Westbound 6.4 B 0.1 A Northbound 3.5 A 5.4 B Southbound 4.1 A 4.5 A Total 4.44 A 2.4 A Redistributed AM Eastbound 1.6 A 0.6 A Westbound 4.5 A 0.1 A Northbound 1.8 A 4.5 A Southbound 2.5 A 4.0 A Total 3.05 A 2.1 A PM Eastbound 3.3 A 0.6 A Westbound 5.7 B 0.1 A Northbound 3.4 A 5.6 B Southbound 4.0 A 4.8 A Total 4.17 A 2.7 A February 6, 1996 Based on the information and analyses presented herein, we have reached the following conclusions with respect to the traffic impacts of the Aspen Club North parking lot: 1. Traffic conditions have changed significantly since the Aspen Club was approved for development during the mid-1970's. _ A restaurant, which was planned to be served by the north parking lot, will not be developed. As a result, an under-utilized commercial parking lot exists within the residential portion of the Aspen Club development. Traffic activity associated with the health club/spa has declined significantly during the past several years. Since 1988, annual visitation totals and related traffic have declined 40 percent. In addition, enhanced pedestrian and bicycle facilities together with shuttle bus service have further reduced health club/spa generated traffic. Initially, access to and from the health club/spa via Ute Avenue was not permitted due to inadequate roadway characteristics. Ute Avenue, however, was paved and widened in 1994 with significant improvements to both safety and roadway capacity. As a result, recent health club/spa access via Ute Avenue has not resulted in adverse traffic impacts. 2. A comprehensive count of peak -season, peak -period traffic associated with the health club/spa at the nearby key intersections of Cooper/Highway 82 and Original, and at Durant and Original have been conducted. This data has been redistributed to account for the proposed closure of the north parking lot. Computerized peak -hour capacity analyses of this data reflected the fact that all approaches to the study inter- sections will continue to operate at Level of Service "A" or "B" with no significant change resulting from the redirected existing traffic. 3. Implementation of the proposed access and parking changes is projected to increase weekday traffic on Ute Avenue by about 230 vehicle -trips including about 25 entering and 14 exiting vehicles during the evening peak -hour. This total represents less than eight percent of the roadway's estimated 3,000 vehicle -per -day comfortable capacity. Furthermore, the projected total amount of health club/spa traffic is projected to be 450 average weekday vehicle -trips, which is about 15 percent of Ute Avenue's comfortable capacity. 4. During the summer months when Highway 82 traffic in the vicinity of Original Avenue is higher, the benefits of this proposed access change will be even greater than that indicated herein. This fact is primarily due to reduced peak -season southbound to eastbound left -turn traffic at the Original/Highway 82 intersection. February 6, 1996 We trust that this report will assist with further discussions and planning for the Aspen Club proposal. Please call if we can of additional assistance. i Respectfully submitted, j LEIGH, SCOTT & CLEARY, INC. By. Philip t4. Scot III, P.E. t � r ' PNS/wd Enclosures: Figures 1 and 2 Traffic Counts (Pages A-1 through A-8) Level of Service Definitions (Page A-9) Capacity Analyses (Pages A-10 through A-33) C:\PROJEC 'S\960030\ASPENCLB.REV (3,900) COOP eR qve. (2,150) O 4ANT A�F (2,400) (1,250) (3,500) (1,800) 1,600) A / 34 43 25 42 24 42 12 76 = �/06 17 22 1\ 20 36 52 14 60 30 21 2 4 \ 55 2 /L7 65 17 93 22 41 ` 65 88 26 6� �/ �45111 13 �109 i6 /60 _ioIs 67 10 12 24 48 86 24 Approx. Scale 1 = 400' LEGEND: (220) = ESTIMATED AVERAGE WEEKDAY TRAFFIC 18 __ 8:00-9:00 AM TRAFFIC 24 4:30-5:30 PM TRAFFIC SOURCE: 1/23-24/96 COUNTS BY COUNTER MEASURES, INC. Ni�hwAY 8? I 1 1 \ ENTER EXIT 6 7 1 25 14 O• NORTH LOT ASPEN - EXIT to CLUB , 19 /HEALTH ' CLUB/SPA ' ENTER ' 20 - - -� (220) 1 19 FIGURE 1 SITE LOCATION AND EXISTING PEAK -HOUR TRAFFIC SLEIGH. SCOTT & CLEARY, INC. HOpK�NS AVe N MAIV A VE: (3,900) COOP fR Aye /-(3,280) (2,150)-/ RANT AVF (2,400) (1,4 00) (2,010) (1,600) / 41 42 4g 23 41 12 42 76 4 : �r�28 17 23 > 1\ 20 38 �� 52 15 � 3i 27 2 4 \ 68 2 / ,7 ge 22 41 gi 79 g` 23 �rCD2107 16 �102 25 �• 5g _:)//y �` 77 62 52 11 24 \ 93 EXIT 17 33 FIGURE 2 --•—• •--- ---.--(450)� Approx. Scale 1 ' = 400' LEGEND: (450) = AVERAGE WEEKDAY TRAFFIC _ 8:00-9:00 AM TRAFFIC 43 4:30-5:30 PM TRAFFIC NORTH' LOT ASPEN � /CLUB 1111/1_ rHEaLrH CLUB/SPA, HtUIS I HIBUTED EXIS SING PEAK -HOUR TRAFFIC ASSUMING CLOSURE OF ASPEN CLUB NORTH PARKING LOT SLEIGH. SCOTT & CLEARY. INC. Exhibit B . MEMORANDUM To: Dave Michaelson, Deputy City Planning Director Thru: Nick Adeh, City Engineer From: Ross C. Soderstrom, Project Engineer Date: March 11, 1996 (Revised) Re: Aspen Club PUD Amendment, Special Review for Parking & Conditional Use Review After reviewing the above referenced application and making a site visit I have the following comments: 1. Traffic Study Analysis: A) The applicant must verify the basis for justifying the 3,000 VPD capacity, i.e., travel lane width, shoulder type and width, speed, and LOS for a local road. B) The applicant is asking for too many curb cuts with less than adequate acceleration - deceleration distance between the first and second proposed driveways a the west end. C) Note that the traffic consultant's projected traffic impacts on page 3 of its report (found in the application appendix) are based on a re -distribution of existing traffic volumes that equals 105% rather than 100%. This would imply that the Aspen Club received an immediate 5% increase in member attendance due to using Ute Avenue rather than Hwy. 82 although this is not a demonstrated fact. More likely the entire traffic analysis is incorrect if the vehicle volumes shown are the actual values used in the traffic modeling analysis. In that case, the analysis and conclusions of this section are incorrect to the extent that the traffic modeling is also incorrect. In looking at the traffic consultant's re -distribution of the traffic leaving the proposed south parking area on the intersections of South Original with E. Durant Avenue and E. Cooper Avenue it appears that the actual waiting time for the peak morning and afternoon traffic periods will slightly increase overall at the two intersections. 1 OF 2 DRC1M2a96.D0C 3/12/96 MEMO - Aspen Club PUD Amendment D) The traffic study provided by the applicant primarily focuses on the LOS at the intersections and does not adequately consider the shorter sight distances along Ute Avenue, (particularly during the winter months) and does not give any consideration to the residential character of the neighborhood and number of residential driveways along Ute At,/enue; the actual driving width of Hwy. 82 verses Ute Avenue during the winter; the planned;; improvements along E. Cooper Avenue (Hwy. 82); nor the potential conflicts of added vehicle traffic with public use of the three (3) parks. three (3) trail crossings and the carriage horse stables at the east end of Ute Avenue. On February 28, 1996 during my site review the passable road width on Ute Avenue varied from 19 ft. at the intersection of Ute Avenue and Aspen Alps South Road to only 14 ft. at the curve immediately east of Ute Park (a playground) while the passable road width on Hwy. 82 and Crystal Lake Road varied from 21.5 ft. on Hwy. 82 to 11.5 ft. at the one-way Centennial Circle around and into the existing sports club parking lot. It was also observed that Ute Avenue was partially shadowed by Aspen Mt. at 1:30 p.m. and entirely shadowed by Aspen Mt. by 3:30 p.m. while Hwy. 82 remained in open sunlight until sunset at approximately 6 p.m. This results in larger snowdrifts along the sides of Ute Avenue (3-4 ft. along Ute Avenue vs. 2-3 ft. along Hwy. 82) which obstruct sight distances at driveways, narrower passable road widths and causes more ice on the roadway. Furthermore, re -directing vehicle traffic from the present entrance to Ute Avenue would be contrary to the intentions of the Aspen Area Comprehensive Plan and the character that the community has sought to develop. 2. Impact on Neighborhood: We assume the additional traffic will be passenger cars driven by club members and customers, and no additional commercial vehicles will travel on Ute Avenue. 3. Drainage Impacts: The current surface run-off flows are not known to us and there is no report nor mitigation proposed. The applicant must perform this work and determine the entire site's drainage basin and it's conveyance system, the sediment transport control, and the overall site erosion control improvements for our review and approval. 2OF2 DRCM2a96.DOC 3/12/96 MEMORANDUM To: Dave Michealson From: Jack Reid Date: February 22, 1996 Subject: Aspen Club PUD/Conditional Use Amendment and Parking Special Review --------------------------------------------------------------------------------------------------------- The Street Department feels it is inappropriate to increase the traffic on Ute Ave. The upgrade of Ute Ave., in 1992, did not address a great increase in traffic. There were drainage improvements, and the road was widened in some places. That widening was primarily to develop a consistent road width for the length of the road, and was not at all substantial. The road was overlaid with a 2 inch asphalt mat. There are some curves on the road that do inhibit sight distance. There was no attempt, during the upgrade, to cure this problem. The enclosed pictures are of Original, south of Durant, and Ute Ave. Both are very narrow. Obviously, Ute Ave. has restricted sight distances in both directions. It is a true that in the summer, additional traffic might not be a problem. However, the traffic calc's done by Leigh, Scott & Cleary, do not reflect the special conditions we experience in the winter. The pictures reflect a fairly typical condition for Original and Ute Ave., for most of the winter months. I AA FRLIO'I MI, To: Dave Michaelson, Deputy Director From: Ed Van Walraven, Fire Marshal Subject: Aspen Club Parcel ID# 2737-181-32-021 Date: March 1, 1996 Dave, This project shall meet all of the codes and requirements of the Aspen Fire Protection District. This includes but not limited to providing and maintaining adequate fire department access. If you have any questions please do not hesitate to contact me. MEMORANDUM TO: Dave Michaelson, Community Development THRU: George Robinson, Parks Director FROM: John D. Krueger, Trails Supervisor Rebecca Baker, Parks Department DATE: February 29, 1996 RE: The Aspen Club, Development Application For PUD Amendment, Conditional Use Amendment, Parking Special Review (parcel ID No.2737-181-32-021) We have reviewed the Aspen Club Development Application For PUD Amendment, Conditional Use Amendment, Parking Special Review and offer the following comments: 1. Landscaping: The Aspen Club has a good reputation for creating beautifully landscaped areas around the club. A more in-depth landscaping plan for the impacted areas would make evaluation easier. We are concerned about the area to the west of the club that will become the driveway to the new parking lot. This area has many trees that will be lost when the driveway is constructed. The Aspen Club needs to go through the tree removal permit process for this and any other areas that will incur tree loss and abide by the city ordinance. 2. Drainage: We have concerns about site drainage that will change or increase as a result of the new driveway and parking lot. The area below the new parking lot has a history of drainage problems that result in unsafe ice build up during the winter and standing water during the summer. The application should address the drainage for this area. The proposed parking lot could also create drainage problems during the winter with snow storage and drainage down the hill onto the trail. 3. Crystal Lake Road Access to the Trail: Will pedestrians and bikers retain access to the Aspen Club Trail via Crystal Lake Road off of Highway 82 or surrounding properties? page 2 Aspen Club Application 4. Snow removal/storage: How will snow removal be accomplished in the new parking lot and where will it be stored? The close proximity of the proposed parking lot to the trail below could cause problems during snow removal of the lot. Snow should not be pushed or blown from the parking lot onto the trail. The snow needs to be managed in such a way that it does not create any unnecessary problems. 5. Traffic Impacts on Ute Avenue and Original St.: We feel that the traffic impacts to Ute Avenue and Original St are understated. During the winter, the snow, lack of exposure to sun and parking significantly narrow the road from its summer width. These factors will increase the impact of additional traffic on this road. The intersection of Ute Avenue and Original is a problem area during the winter because of its unique layout. The Alps pedestrian trail also intersect s the corner of Ute Ave. and Original St.. Additional auto traffic at this corner will add to the existing problems. We do not feel that these factors are adequately considered in the traffic study. SUMMARY: The application appears to have a minimal impact on the surrounding area and trail. Our main concerns are landscaping, drainage, snow management and traffic impacts. Exhibit C ROBERT J. LOWE 11777 SAN VICENTE BOULEVARD SUITE 900 ` LOS ANGELES. CALIFORNIA 90049 (310) 820-6661 March 5, 1996 Planning Commission Aspen/Pitken Planning & Zoning 130 S. Galena Street Aspen, Colorado 81611 Dear Commissioners: I wish to go on record as opposed to the proposed changes to the Aspen Club. Specifically, I oppose the closure of the current access via Highway 82, and the new access via Ute Avenue. The increased traffic along Ute Avenue would be inconvenient to people who use the Club, and would ruin the quiet residential atmosphere of Ute Avenue. Sincerely, Robert J. Lowe 86 Ute Place Aspen, CO 81611 0 Bindley Western Industries, Inc. 10333 North Meridian Street, Suite 300, Indianapolis, IN 46290 (317) 298-9900 Fax (317) 580-9753 William E. Bindley ' Chairman and Chief Executive Officer iQR y0 T Bindle• Westc*n March 7, 1996 t` ' Commissioners ASPEN/PITKIN PLANNING & ZONING 130 South Galena Street Aspen, CO 81611 Dear Commissioners: As a resident of the Ute Place subdivision, I wish to go on record as opposed to the proposed changes to the Aspen Club. Specifically, I oppose the closure of the current access via Highway 82, and the new access via Ute Avenue. The increased traffic along Ute Avenue would be inconvenient to people who use the Club and would ruin the quiet residential atmosphere of Ute Avenue. Very truly yours, L-.�. - C�-� William E. Bindley 90 Ute Place Aspen, CO 81611 WEB:pb MAR. -14' 96 (THU) 10:16 HM INTERNATIONAL ]NO TEL:418 664 6451 P, 002 PETER C. MTiINIG - 74 Ute Place Aspen, Colorado 81611 970/920- 093 - Telephone March 14, 1996 Aspen/Pidcin Planning er Zoning 130 South Galena Street Aspen, Colorado 81611 Dear Commissioner; By Facsimile 9701920-5439 wish to go can record as opposed to th+e proposed changes to the Aspen Club. Specifically, I oppose the closure of the current access via Highway 82, and the new ace via Ute Avenue~ The increased traffic along Ute Avenue would be inconvenient to people who use the club, and would ruin the quiet residential atmosphere of Ute Avenue. Sincerely, Peter C. Meinlg 74 Ute date Aspen, Colorado 8 1 6 1 1 IfY." D1J1`E DPGlf-WI BRIAN AND CATHY WILSON 38 Ute Ploc+e Aspen, CO 8161 (970) 925-6747, Fax (970) 925 42 March 13, 1996 Comissioners Aspen/Pttki n Planning and Zoning 1.30 South Galena street Aspen, Co 81611 Dear Com�rissirs , As registered voters in the city of Aspen, we would like to go can record opposing the changes regarding the entrance to the Aspen Club. Re-routing troffi.c amoy from a highway and antra a narrow residential strut couses concern. During the winter the street is often merle one lone due to snow fall. Curing the warmer months it is much traveled by pedestrians and bi cycl i sts enroute to the Ute Trail 1 the Roaring Fork Rimer Trail, ad the old Ute Cemetary, not to mention the n+eighbdr iood children. We are raising three school age daughters here ourselves. We feel the impact would would ruin the neighborhood atnasprhere and create traffic congestion and hazards. Sincerely, March 9, 1996. Aspen/Pitkin Planning & Zoning 130 S. Galena St. Aspen, Co. 81611 Dear Commissioners: Re: March 19, 1996 Meeting - Aspen Club PUD Amendment We are writing to express our opposition to the proposed changes to the Aspen Club. Specifically we object to the closure of the access via Highway 82, and the proposed new access via Original Street and Ute Avenue. Both these streets are used by skiers to park their cars during the winter months and the streets are often filled with pedestrians carrying their skis to and from the mountain. And in fact, because of the cross country trail,many skiers ski down from Aspen mountain and ski along Ute Avenue. Cross country skiers are also found along the streets. It is also a particular favorite of dog walkers. Because of the cars that park on Original and Ute the roadway is often reduced to one lane in winter which requires extremely cautious driving. The intersection of Original and Ute is also of great concern as this is a particular icy spot and the scene of many a fender -bender and near miss. Summer transforms the area into a rural playground filled with bikers, hikers, rollerbladers and people seeking to escape the busyness of city streets to enjoy Gloryhole Park, Ajax Park, the Ute Cernentry, Ute Park and the Children' s Playground and to the most popular Ute Trail. As this is a street that is used extensively by pedestrians it would be a shame to see the efforts of the city to encourage such foot and bike traffic to be diminished. Please, we need your help to preserve our rural and contented walking neighborhood and not to transform it into a busy thoroughfare to the Aspen Club. Yours sincerely, MAR. -14' 96(THU) 10:15 HM INTERNATIONAL INC., TEL_918 664 6451 P. (101 Phy[IIs S. Hojel 72 Ute Place Aspen, Colorado 8161 1 9701920-2012 - Telephone March 14F 1996 Aspen/Pitkin Planning a Zoning 134 South Galena Street Aspen, Colorado 81611 By Facsimile 970/920-5439 wish to go on record as opposed to the proposed changes tco the Aspen Club. Specifically, I appose the closure of the current access via Highway 82, and the new access via Ute Avenue. The increased traffic along Ute Avenue would be inconvenient to people who use the club, and would ruin the quiet residential atmsphere of Ute Avenue. Sincerely, 4, a Phyllis S_ Hojel 72 Ute Place Aspen, Colorado 81611 Colonial S a v i n s g J. S. DUBOSE Chairman March 6, 1996 Aspen/Pitkin Planning & Zoning 130 S. Galena St. Aspen, CO 81611 ASPEN CLUB ACCESS CHANGE 1 ;e MA •Yl .'yy ��i S 11 Private Line 817/390-2222 I wish to go on record as opposed to the proposed changes to the Aspen Club. Specifically, I oppose the closure of the current access via Highway 82, and the use of the new access via Ute Avenue. The increased traffic along Ute Avenue would be inconvenient to people who use the Club, and would ruin the quiet residential atmosphere of Ute Avenue. One of the main reasons we decided to build at Ute Place was the fact that it was in a nice, quiet area and not on one of the main streets of town and we will be very unhappy if this situation changes. Thank you for your consideration. JNES S. DUBOSE Aspen Address: #1 Ute Place, Aspen, CO 81611 me 2624 West Freeway P.O. Box 2988 Fort Worth, Texas 76113 817/390-2000 Metro 817/429-9333 Fort Worth Arlington Lewisville Garland Hurst ' ` ' s Henrik & Christina V anderlip 35 Ute Place ' Aspen, CO 81611 lR 06 1996 DE — :dam:. ` �w. >•. March 4, 1996 Aspen/Pitkin Planning & Zoning 130 S . Galena Street Aspen, CO 81611 Dear Commissioners: In regard to the proposed changes to the Aspen Club, my wife and I strongly believe Ute Avenue would not be able to support the increase in flow of traffic. I urge you, before making your decision to imagine yourself as a homeowner in this area, if these proposed changes are enacted they would absolutely ruin this quiet residential area. You must understand how your decision will effect the lives of every homeowner currently living in this beautiful area. My wife and I would like to go on record as opposing the closure of the current access via Highway 82 and the new access via Ute Avenue. Sincerely, HNV/lp0304 /17 V Phyllis S. Hojel 72 Ute Place Aspen, Colorado 81611 February 29, 1996. Aspen, Pitkin County Planning & Zoning Dept. 130 S. Galena Street Aspen, Colorado. 81611. RE: MARCH 19, 1996 MEETING ASPEN CLUB PUD AMENDMENT Dear Commissioners, I recently learned that the City of Aspen is considering allowing the Aspen Club to eliminate their current parking lot and to provide parking access via Ute Avenue. I am horrified! Not too long ago a few Ute Place families donated to the City of Aspen property across the river from our houses, (which are along the river), to build a bike path and park area. The purpose was for the preservation of green areas and family areas for Aspen proper. How can you allow the Aspen Club to add more residences to their property by eliminating their parking lot? Was our donation in vain? Did we make a dreadful mistake? One only has to spend one day in the Summer in Aspen to observe the "life" on Ute Avenue. There are two parks ... the Children' s Park and the one across the street from the Ute Place entrance to see the number of children playing in them. One only has to observe the number of cars and bicycles parked across from Ute Trail to see the daily use by visitors and locals who use Ute Trail. One only has to observe a game of -mini -soccer along the street by a group of boys, and a children' s lemonade stand on the corner. There is a daily stream of bikers, skate -boarders, roller - skaters and strollers along the street. In the Winter we find cross-country folks going down the bike path, neighbors walking to the Aspen Club, children walking into town, the horses and buggy route, neighbors walking to the gondola. Ute Avenue is the epitome of a dead-end residential street. Isn't this what Aspen is all about? Does every space of concrete or green HAVE to be invaded and converted into residences? Granted I. too, live in a home in a space, (Ute Place), that more Phyllis S. Hojel 72 Ute Place Aspen, Colorado 81611 page 2 than likely many locals were not happy about when the construction took place. Now, as someone who spends a great deal of time in Aspen and loves our little town, and desperately wants to preserve what Aspen was, I can't bear the thought of Ute Avenue being converted into a thoroughfare... that is what Highway 82 is for. Should not the Aspen Club maintain their parking lot on the present location? Should not the access to this parking affect as few people as possible? To allow the access to be on Ute Avenue would be a crime to a neighborhood, a family -oriented street. Highway 82 is what it is .... a highway. Cars come and go at all times of day and even into the night; this movement should take place on the highway. My heart tells me that surely the county commissioners are going to put the well-being of a quiet neighborhood street, with all its families and children, before the financial greediness of the Aspen Club, whose sole purpose is to build MORE houses, (which we do not need), and invade Ute Avenue with an unattractive parking lot. PLEASE PLEASE GIVE,IHI ISSUE YOUR MOST SERIOUS CONSIDERATION. Most CincerO y, \1 Phylls Hojel P.S. Let's be honest, mistakes have been made in the past, but they do not have to continue to be made such as even in my own little haven of Ute Place. Quite frankly when Ute Place came to the commissioners table ever so many years ago ... you should have allowed eight (8) homes NOT 16!! Don't we always learn from hindsight???!!! HARRY AND SUSAN WELSCH 10 Ute Place,�� Aspen CO 81611 X (970) 920-2003, Fax: (970) 920-2066 February 29, 1996 Commissioners As en Pitkin Planning and zoning 130 South Galena Streetf Aspen, CO 81611 Dear Commissioners: We have just learned that the Aspen Club plans to use Ute Avenue as its main entrance to a newly remodeled club. We are quite concerned since we live year round at 1010 Ute Place. The traffic on this small residential road is quite heavy. In our opinion, any increased traffic on Ute Avenue would be a safety hazard. As you are aware, there are two. City parks along this road with children playing in the summer. The popular Ute Trail also begins on Ute Avenue with heavy pedestrian traffic walking along the road from town or crossing the road from the trailhead parking area. During the winter when there is snow piled up on both sides of Ute Avenue, the road often becomes only large enough for a single lane. People coming and going from the rear entrance of the Aspen Club drive very fast, and at the corner of Ute Avenue and Original ice is nearly always present. We ourselves have more than once not been able to brake at this corner due to the icy conditions. The present front entrance to the Aspen Club also serves as an access with parking for people wishing to walk or ride bikes along the Roaring Fork River Trail.. There are very few such access points in the city for which people can enjoy the trail and also be able to park their cars. We wish to go on record as being opposed to the proposed changes to the Aspen Club's main entrance and wish the main entrance to remain from Highway 82. Thank you for your consideration as to this matter. Sincerely, rt� Harry and Susan Welsch MAR 19 96 17:03 ASPEN CO P.2 ' t E' J •� i TE C +:; N E h A. 5 S U C t A 'I• ! i+ 1 t N C MasdC ' 15, 199.6 As' ;/Pitkin Planning and Zoning 13 Sel outh Galena Street •Aspe , Colorado 81611 pew (Members of the Aspen/Pi,tkin Planning and Zoning,.. , i I r' the Resident Manager- of the Ute . Place Homeowners Asi9 iation . I also live at 19 Me Place-. Regarding. - the Aspe oL Club' s application. to. move ' their parking access. f Highway 82 to Ute , ', Avenue I have the 'following t hts. s My, imary concern - is safety for the residents of Ute k 2si `e as well as the many locals and visitors who use they rails and parks on' this-. street.' I concerned about the high speeds of cars traveling fro one end of Ute Avenue to - the next. • The 'corner of i Ute Avenue and Original,*'. Street is • a dangerous ; ir3t :section • and the. site of many accidents. In fact, whe I approach this.corner in the winter I.assume that any , ars coming f rom ' Ute •'Avenue will not be. able to s top . and .therefor give them, room to slide through -the intsection. Can these impacts he mitigated by -the 11 aP cant? Irl iy experience of using Ute Avenue both for personal nei as well as the Ute. Place shuttle van, the. street is oif not wide enough' in the winter for two cars to. pass Carl his situation be • improved if more cars are going to, t be. irected to this street?. Tie se of the parks and, the., 'bicycle path on Cite Avenue. W6u34 be affected as it would: no longer be. safe for Pea �. a and their dogs to 'cross 'Ute Avenue to. the Ajax Pcir or Ute Trail. I•t ink that the Aspen Club. should continue to direct ped ptrian and bicycle traffic . to the Aspen Club. via -Ute Ave ue and vehicle traffic ' to ' -Highway 82. I s`ronaly urge you to 'reject this application. The inp ?cts on the residents and. recreational users of • Ute Ateue wold be significant in, regard to increased ttii f ic, noise and safety risks. I S' rely, �.r r ,a W. Maine I� F Ree, ent Manageru, Pi-v 8 • ASPEN, CowRADo sW i • (y'o) 9 i5.6555 LEONARD M. OATES ROBERT W. HUGHES RICHARD A. KNEZEVICH TED D. GARDENSWARTZ DAVID B. KELLY OF COUNSEL: JOHN THOMAS KELLY LAW OFFICES OF OATES, IHUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR. ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE ASPEN. COLORADO 81611 March 18, 1996 AREA CODE 970 TELEPHONE 920-1700 TELECOPIER 920-1121 Mr. Dave Michaelson City of Aspen Department of Community Development 130 South Galena Aspen, CO 81611 Re: Application for PUD Amendment, Conditional Use Amendment Parking Special Review Dear Dave: This office represents Jack and Caroline Davis and Thomas & Dathel Coleman, who own homes on Ute Avenue. Our clients, along with others in the neighborhood, are extremely concerned with the application filed by Aspen Club International which would effectively move all vehicular traffic from the existing and approved North Parking Lot accessing off Crystal Lake Road to parking accessing off Ute Avenue. Our clients oppose approval of the application based on the following: 1. Existing Approvals. It is clear that the 1976 P.U.D. approval as well as the 1977 amendment thereto forbid vehicular access off and parking adjacent to Ute Avenue. This was undoubtedly due to the fact that the City wished to maintain a "rural" feel to Ute Avenue and, in addition the physical constraints of the road, many of which exist to this day. In any event the P.U.D. Agreement specifically provides: "The subdivider agrees for himself and his successors and assigns that he will not authorize any vehicular traffic to enter the area of the condominium units or recreational facilities of the Callahan Subdivision from Ute Avenue, unless such vehicles are for the OATES, HUGHES & KNEZEVICH, P.C. Mr. Dave Michaelson Department of Community Development March 15, 1996 Page 2 purpose of construction, providing services, or dealing with emergencies of the Callahan Subdivision. Furthermore, neither the subdivider nor his successor or assigns shall provide for any parking spaces along the border of Ute Avenue within any portion of the Callahan Subdivision." Clearly the City felt it was important that there be no access other than service or emergency access be permitted off of Ute Avenue. It is our clients' position that these restrictions were well founded and should be continued. As discussed in more detail below, Ute Avenue is still, particularly in winter, a narrow, dangerous road which does not need additional traffic. In addition, in our view, the Aspen Club has been clearly violating its Land Use Approval by permitting its employees, guests and members to park in areas accessing off of Ute Avenue. This violation of the parking restrictions is conceded in the Land Use Application. It does not seem correct to permit a clear violation of an existing PUD Agreement to exist and then, present it to the P.Z, as a Fait Accompli. The "informal use" (parking accessing off Ute Avenue) referred to in the application is really a violation of an existing P.U.D. Agreement. 2. Existing Conditions on Ute Avenue. Despite the apparent results of the traffic study prepared by Leigh, Scott and Cleary, Inc., it is still obvious that Ute Avenue is a narrow, dangerous road. We agree with the positions taken in both the February 29, 1996 memo from George Robinson of the Parks Department and the Jack Ried February 22, 1996 memo from the Street Department that the traffic impacts, particularly at Ute and Original, are understated. Even if the numbers compiled and assumed to be accurate, the report does not take into account several important safety issues: a. The study does not adequately address the impact of the heavy snowfall during the winter months. Since Ute Avenue does not get a great deal of sunlight, snow and ice tend to linger. Plowing results in a narrowing of the road and also impedes vision. During heavy snowfall, Ute Avenue becomes little more than a one -lane road on the upper end. The intersection of Ute and Original is extremely icy and dangerous and has been the site of numerous accidents. b. The road is a "dead end" which increases traffic intensity as a result of Club visits. jMmichael.ltr OATES, HUGHES & KNEZEVICH, P.C. Mr. Dave Michaelson Department of Community Development March 13, 1996 Page 3 c. There are at least three areas where the driver's line of site is impaired due to curves in the road. d. The road, as well as the bike path, is used by rollerbladers, bicyclists, and runners. It is also regularly used by the horse and carriage tours and there are two city parks, including Children's Park, on the upper end of the Avenue. Ute Avenue is also the inception of the popular Ute Trail. All of the foregoing creates heavy use and safety issues. 3. 1994 Upgrade of Ute Avenue. The applicant, and for that matter the traffic study, make much of the City upgrade of Ute Avenue in 1994. It should be noted, however, that the upgrade was not intended to handle increased traffic. As the February 22, 1996 Road Department memo states, the primary focus was to create a consistent road surface, address drainage problems, widen the road in some places, and to provide some skier parking on the west end of Ute Avenue. A major part of the improvements also involved undergrounding of utilities and beautification of the area. The intent was not to create an atmosphere for significant increase in traffic. To summarize, Ute Avenue is a narrow, dangerous road with areas of limited line of site. Even assuming that the traffic study figures are correct, the study does not address the unique and dangerous conditions as a result of winter weather. It may be true that significant numbers of cars can travel on Ute Avenue without traffic jams. Whether they can do so safely is another issue. That Ute Avenue is dangerous is evidenced by the fact that 26 accidents occurred on Ute Avenue between 01/24/93 and 02/14/96, including 11 accidents at the Ute and Original intersection. A copy of the computer printout from the Aspen Police Department indicating these accidents is attached. 4. Declinine Use of the Club. The Application and the traffic study also make much of the declining use of the Club, which apparently have fallen forty percent (40 %) over the last seven years. The real issue is, however, that shifting all access to Ute Avenue will place a significant additional burden on Ute Avenue and its residents regardless of past use of the Club. Emphasis should be placed on current use rather than what has gone on in the past. jtk\michae1.1tr OATES, HUGHES & KNEZEVICH, P.C. Mr. Dave Michaelson Department of Community Development March 13, 1996 Page 4 In closing, our client would urge denial of the P.U.D. Amendment as same is presently configured, for the reasons stated above, particular by the safely issues. They feel Ute Avenue parking access should be limited to service emergency and handicapped persons using the facilities. This is in keeping with the original approvals, which my clients believe were based on concerns still valid today. Very truly yours, OATES, HUGHES & KNEZEVICH, P.C. By: John T. Kelly JTK/sh enclosures jMmichael.ltr Mar 6, 1996 )A234 2/01/96 ACCIDENT 9600A265 2/05/96 ACCIDENT 9600A291 2/09/96 ACCIDENT 9600A325 2/14/96 ACCIDENT APD/SO COMBINED RECORDS INCIDENT REPORT SUBFILE: DONNA PAGE: 1 RICK MAGNUSON ALPS RD/UTE AVE CHARLIE MARTIN UTE/ORIGINAL VICKI NALL UTE/ORGINAL CHARLIE MARTIN UTE AVE Mar 61 1996 APD/SO COMBINED RECORDS INCIDENT REPORT PAGE: 1 SUBFILE: DONNA 00291 1/24/93 ACCIDENT STEVE R SMITH 1093 UTE AVE 93000458 2/10/93 ACCIDENT ROCKY WHITFORD UTE AVE/ORIGINAL 93000581 2/20/93 ACCIDENT LISA RUSSELL UTE/ASPEN ALP RD 93000679 3/01/93 ACCIDENT LISA RUSSELL ORIGINAL/UTE AVE i 93001447 6/11/93 ACCIDENT 141BR ORIGINAL/UTE AVE 94000450 2/11/94 ACCIDENT CHARLIE MARTIN i SOUTH RD/UTE AVE 94000454 2/11/94 ACCIDENT 141BR 700 UTE AVE/S ALPS RD 94000455 2/11/94 ACCIDENT 141BR 800 UTE AVE 94000456 2/11/94 ACCIDENT CHARLIE MARTIN SOUTH RD/UTE AVE 94001080 4/08/94 ACCIDENT ROCKY WHITFORD UTE AVE/ASPEN ALPS RD 94002013 8/04/94 ACCIDENT ROCKY WHITFORD 700 UTE AVE 94002381 9/10/94 ACCIDENT RICHARD PRYOR UTE/ORIGINAL 94003070 12/08/94 ACCIDENT SHAWNA MINARD ORIGINAL/UTE )3109 12/12/94 ACCIDENT RICHARD PRYOR S ORIGINAL/UTE AVE 94003205 12/20/94 ACCIDENT WALTER CHI ORIGINAL/UTE 95000111 1/11/95 ACCIDENT ROCKY WHITFORD UTE/ORIGINAL 95000443 2/13/95 ACCIDENT CHARLIE MARTIN UTE AVE/ORIGINAL 95000625 3/02/95 ACCIDENT C BROWN 1271 UTE AVE 95000947 3/31/95 ACCIDENT WALTER CHI 1300 UTE AVE 95002758 11/06/95 ACCIDENT CHARLIE MARTIN UTE ST 95002767 11/04/95 ACCIDENT CHARLIE MARTIN UTE AVE 95003084 12/16/95 ACCIDENT ALAN SHINDERMAN DURANT/UTE J. NICHOLAS McGRATH, P.C. A Professional Corporation Attorneys At Law J. Nicholas McGrath* Susan W. Laatsch Diana L. Godwin March 18,1996 Aspen/Pitkin County Community Development Office Aspen Planning Commission 130 S. Galena St. Aspen, CO 81611 Re: Gant, Ute Place, Aspen Club application Dear Planning Office and Commissioners: 600 East Hopkins Avenue Suite 203 Aspen, Colorado 81611 Telephone [970] 925-2612 Facsimile [970] 925-4402 CompuServe 74020,150 nicklaw®rof.net We represent The Gant Condominium and the Ute Place Homeowner's Associations. Each are opposed to the Aspen Club's plan and application to change the Club's main entrance from Highway 82 to Ute Avenue. My clients, particularly The Gant, were prime participants in the establishment of the Ute Avenue Improvement District, most particularly the lower part of the district. It is safe to say that without The Gant's votes and tax base that district would not have been established, and the nice aesthetic and safety improvements could not have been made. The Gant helped to lead the efforts, although its main entrance is on West End Avenue, not Ute Avenue, because it felt the neighborhood would be improved by them. Your staff and others at the your meeting on Tuesday will point out from the documentation of that district that improvements were not made with the intent of increasing the carrying capacity of Ute Avenue. The Aspen Club was approved with access off Highway 82. Its Ute Avenue access is limited to services and emergencies. That should not be expanded. Ute Avenue is still narrow and at times not very safe. In Winter it is often in shadows and snowfall frequently restricts the width further. It cannot absorb easily all of the Aspen Club's traffic, which is very substantial. Others, including Mr. Paul Capaken, one of the Ute Place homeowners, have and will point out the defects in the Leigh Scott & Cleary traffic report; it simply does not address all of the issues of relevance in the area, including the deficiencies of Original, the number of accidents along Ute already, and the Winter conditions. *Member, Colo. [19711, Calif. [19691, and D.C. 119661 bars March 18,1996 Page 2 The Gant and Ute Place request that you deny the Aspen Club application. Sincerely yours, J. NICHOLAS MCGRATH, P.C. J 6 By J. Nicholas McGrath C:\JNM\GANT\ASPCB318.LTR P @I Zm City of Aspen Commuity Development Dept. Attn: Dave Michaelson, Planner 130 South Galena Street Aspen, CO 81611 RE: Aspen Club PUD/Conditional Use and Parking Amendment Our home is on Ute Avenue, directly behind the Aspen Club. We were shocked to learn about the above referenced proposal to relocate the Aspen Club's main entrance and parking access from its present location on Highway 82 to Ute avenue. We are vehemently opposed to this plan. It would severely impact the traffic on Ut especially when there is snow on the road. More traffic there would most certainly lead to an unsafe condition. Furthermore, the Aspen Club is currently allowing its patrons and employees to park off the Ute entrance in an area that is only approved for deliveries. Frequently, the is no room in that lot, and, automobiles are left on Ute Ave. right in front of the No Parking signs. Even though Ute was widened, it is still quite narrow in the winter. As you know, snow melt is much slower on Ute than it is in the rest of town., and frankI if the Aspen Club proposal is granted, we can#*t see how the additional traffic could accommodated on what is frequently a one lane road. S Sincerely, nce h G6<ary a Li a Nathanson 03/18/1996 12: 04 970-920-1950 GARY-SUSAN RAPPAPORT LOW= WTI C # U, - uu -91- GARY A" SUSAN RAP.PAPORrf 1115 UTE AVENUE ASPENCOLORADO 81611 (970)925-4155 FAX (970) 920-1950 We have some commelts regw*ug the &.pen Club deveopment application for pU:F me-nd=0� conditiorWarnendmwt and parki4g special review. The Aspen Club and the Callahan Subdivision wue approved in 1076, and that ofiginal PUD agreemeni cotitained a filWation agmeing that no vellicWar traffic WoWd enjer the faOiNtY frOM UtO Aveme, except for oonsftmfion, semices or emer9mcies, (page 3 of the -request). Over the years, unfommately:tha jiWtatioll luu not been enf=4 even though it ShOuld have beeM At any giveja time of tho day, thm are 25-30 cars parked there, in addition to &H Of the commercial vehicles s emicing the Oub. Because the Aspen Club did not live up to their onginW agremwt regarft the use of that lot, we SM no rewn to 146mize and evand that use. far *ond that which was intwded in ft fimt place, To the winter, the road gets my narrow. Ick the sunmer tIvre is far more tmffic. the Ute UA walkm, bfloas� skaters - and many of them do not use the pedeshian path. The hotses and buWes go up aud down the &eet. Cary. speed up and down already. The People WhO Uve W the Ca�Ma-a SubdiVision knew that Crystal Lake Road was the nj ain access road into ffie Aspen Club - it was there before they wm. On the other hanc� we on Uto Avenue thought dud the back entrwee was used only for therapy patients and service veWcleg. Utc AV=Ie is p6marily a resldmaW stred. if some of those residences are "Iseasonalop it doesn't change the fiwt tW those homeov,%ers also pay the same tu tue, it is insuiting and offensive to be considered less viable dw supposedly IM tinwp.*p1e, We spend more firae in Aspen than niany of our "locay, fijends- We have the sme rights of enjoymeV as any other Citizen- The addition of up to 9.20 vehicles per day, as they am Projectingwould make Wi street impossible and unsa& 03/18/1996 12:04 970-920-1950 GAR` -SUSAN RAPPAPORT PAGE 02 If the ownors of the Aspen Club want to Wicrease mewberAidp and rewaues, them are many other ways to do it, than to infi*0 on the neighborhood so tWI they can seU another homesite. It is not the obfigafion of tho City of Aspen to provide an easy way to do that, We have noticed that they are advertising Idds" gy&' aethities a -ad other VWds of things to britig in new membets. We applaud that, because we think the Aspen Oub should stay in bugines.% but aU businesses oeed to upSmde and update their facilities to keep up with the competition and the times, TWs is not an issue that the City should be sohing for thm. There are really nio good wgumwts fcT &ugWg the entrance to the Club. We urge to deny thek request totally, and not agree to anY Of tWr proposed options. Thank y�oj 03/15/96 17:34 %Y913 381 5624 CWB EXECUTIVE 1jh002 Paul Copalken 62 Utie Place Aspen, Colorado 81611 Aspen/ Pitkin Planning and Zoning VIA FAX 970-920-&D9 130 South Galena Street Aspen, Colorado 81611 Re: Aspen Club Application Request for Amendment of the Approved Callahan PUD Dear Members of the Planning and Zoning Commission, City Council Members, County ConmTdssioners: I am the owner of 62 Cite Place. I have reviewed the above noted application and the traffic report prepared by Leigh, Scott & Cleary, Inc. Dated February 6, 1996. From the application, the following appears to be the facts. If these are not the facts, please advise me so that I can further comment on the application. 1. The access from the Aspen Club property to Highway 82 will remain open for use by a portion of the people presently using the existing entrance to the applican-rs property. 2. The application requests that a portion of the people now using the Highway 82 entrance he diverted to Ute Avenue. These people inclucle the employees and people traveling to and from the Aspen Club portion of the property as contrasted to those traveling to and from- the condominium areas. 3. Nowhere in the application or the traffic report does it discuss or infer that there isa. demonstrated safety problem concerning the intersection of the entrance to the club and Highway 82. No accident studies, inconvenience reports, attempt to mitigate, or other data is in the application. 4. Page 7 of the traffic report indicates that the peak PM hour number of cars on Ute Avenue will increase by 103 %, or more than do during the studied hour, 03/15/96 17:36 V913 381 5624 CWB EXECUTIVE W003 Aspen/ Pitkin Planning and Zoning March 15,1996 Page 2 12. There is no discussion of the impact on the intersection of Ute and original. If these facts are correct, it would seem that the question being asked the governing body is as follows: "What are the potential costs to homeowners and the community in changing Ute Avenue to a commercial street compared to the benefits to the applicant and the community of switching club users from Highway 82 to Ute Avenue?" If there is some gain -not yet presented.in safety, or other advantage, in changing the usq of the intersection of the Aspen Club entrance and Highway 82, perhaps the applicant 03/15/96 17:38 %P913 381 5624 CWB EXECUTIVE Q004 Aspen/Pitkin Planning and Zoning March 15, 1996 Page 3 should look at ways to improve that inte:rs, ection such as left-hand turn lanes, signals, or other means that are directly -related to the goals of the applicant. Based on the above, I strongly urge the governing bodies to Mect the aPPlication for lack of suffickant benefits to the City compared to the damage that would be generated to the homeowners with increased traffic, noise levels, substantial safety risks, overloaded Ute Avenue and Original intersection, and most importantly, changes in the quality of life of residents frona living on or near a cul-de-sac residential street compared to living on or near a street connecting a conunercial use with other arterial streets in the city. Very truly yours Vail Paul Copa-ken UM dnta\wjnword\pc\Aapeu313 CLARE EVERT 1463 Ute Avenue Aspen, Colorado 81611 Phone: 925-6063 Fax: 925-6064 March 17, 1996�`' Mr. Dave Michaelson C�rc`t e Pitkin County Planning and Zoning �1.. 130 South Galena Aspen, Colorado 81611 Dear Mr. Michaelson, I have been an Aspen Club employee for over eight years. I know what a fabulous place the NEW Aspen Club will be and am thrilled about the opportunity to be a part of it. I am also the owner of a townhome on Ute Avenue. I am very concerned about the possibility of the main entrance of the Aspen Club being moved from Highway 82 to Ute Avenue. The following represent just some of my concerns regarding increased traffic on Ute Avenue: 1. The popular Ute Trail has a blind entrance directly located on Ute Avenue. This is a hazard for both the vehicle operators and Ute Trail hikers. 2. There is rarely a time during the winter that one car does not have to significantly slow down to pass an oncoming car, due to the narrowness of the road. 3. The snow banks are so high in the winter that the visibility of oncoming traffic is severly limited. 4. There is no path at the end of the road, so those going to cross country ski at the designated area at the end of Ute Avenue, actually ski on the street. 5. The horse -and -carriages access town via Ute Avenue. This is a problem for both horses and vehicles. 6. Aspen Mountain skiers ski -in and ski -out via Ute Avenue. The bottom line is that if there is increased traffic on Ute Avenue because the entrance to the Aspen Club is moved to the existing back entrance, substantial changes to Ute Avenue would have to take place. Ute Avenue is not Highway 82. Ute Avenue is not a two lane highway. It is a single lane road. Ute Avenue runs through a residential community in Aspen. This community comes complete with children, dogs and families. Any increase in traffic can only increase the possibility of a pedestrian/vehicular accident. The potential of Aspen Club vans, delivery trucks, employees, out-of-towners, and the clubs increased membership (with two million dollars of renovations being put into the Club, I can only guess the membership will increase), concerns me. I am all for any improvements to the Aspen community, including improvements to the premiere health club facility. I am opposed to any improvements at the risk of the safety of our residents. Yours7 ruly, , U re Evert SENT BY: 3-19-96 ; 2:44AM ;ASPEN SKIING COMPANY-* 992054394 2 March 18,1996 Mr. Dave Michaelson AW mfl%in Cotmty Ctmamtmity Development DEuvEnD VIA FAX Dear Dave, As I am unsure whether I will bo wanding the meeting' Tuesday, Ma=h 19 (regmding the Asp= Club's proposal to relocate the entra=6 to *a club off of Ute Avenue), I am sending you my t wugbU in writing. I have lived in Aspen for 22 years and on Uto Avenue for almost two years. Although the Awn Club rgx*seatts "co xmemiar' development, it is a re6lential =a almost =Iusiv�y. Tlxe Benedict Building is rathernnigae in its size and location, as is the 10th Mounter Division office, acid I don't resider cithar one of them an impact on our quality of lie. The Aspen Qub's desire to relocato the entrams to Ute Avenue, however, does mpresent what would be as absolute compramiee of our quWity of lf'c and safety. Ute Avem is a twow suet which even now camtvt handle the volume of *uMc wo see, especially in the winter when the mow and ice buildup literally reidam it to a cane -lane road towards the and of iho svmt. `IU sanjust doesn't reach the sheet ions enough to completely melt wha accm Mateo, rather, it starts to melt and *= it f vezes, creatiAg a slick, nwTow passage that is rely dange+mns. Secondly, the Club hasn't demonstrated a willingness to ensure residents, safety oven the years by xequiing their members to respact the 'No Parkirtg Anytime" signs behind the club on the Avwnne. I don't fmdt the club for the total sbs== ofstroet sites (io: Slow, thildrm Flaying) our speed fimit signs, but too aften it is the elub pstresas who drive excessively fast oa Ute Avenue. I am acutely aware of who is turning into the back p vI ing lot (which is auppcused W be for physical *w apy pats otniy �iA!) and how fast they are gcft because I live directly txuross lho street *= tlxa driveway. This is you -round problem, not just during the winter: Tb=e, is simply too much at .risk by grasuting the Aspen Club this change. Our sufoty and io integrity of the residtnfid peace and quiet we = so for'tuuate to enjoy would be m complete jeopardy. Canyon imagine the vohmw of after- work traffic heading for the club compe&g with die horse-drawn carriages eomixg and going from the stables (I pick s owd of hoofs on the gh et over cars any dayl)? And whoa the Aspen. Alps and ski traffic are in high Seat in the mugs and aftenuacros, it would be out of control at #ho .Alps intm=oOan and along the am& side of the stte$t am of Original. I don't dinmto that t w Aspen Chub has a problem on their hands with the exis6n parr lot, however, I must praDwt this request on behalf of my not -quite four year old son, my neighbon, the hiker; on the Ute Trail and the limes = the stable. It clearly *11 not wrk, Respec y, cina. Yvgliano 1467 the A Aspen, CO 81611 925-9492 (home) 923-0409 (work) co: lack herd Charlie Martin March 18, 1996 Mr. Dave Michaelson c/o Aspen Community Development 130 South Galena Street Aspen, CO 81611 Dear Mr. Michaelson: It has come to my attention that the Aspen Club has presented a submission for a change of zoning and/or a modification of their original subdivision approvals. Specifically, I understand that it is their intention to vacate the existing parking lot which presently is accessed from Highway 82 and remove said access to Ute Avenue. As a homeowner who lives directly adjacent to the Club, I must vehemently oppose such a change. Ute Avenue presently has too much traffic. It is one of the most dangerous streets in town. I am shocked that there has not been a serious accident to date on that street and any increase in traffic will surely exacerbate the situation. If you check with the police department you will find literally hundreds of parking violations associated with the club on Ute Avenue already and any increase in vehicular access on Ute Avenue will clearly increase these parking violations. I do not expect a response to this letter but would be much appreciative if you would introduce it at the hearing on March 19, 1996. Respectfully, Rick Head 19� BURTON ENTERPRISES INC. R 6282 N. Calle Retreta Serena Tucson, AZ 85715 ra(520) 299-4888 Fax (520) 529-9338 March 13, 1996 ASPEN CLUB Att: Mr. T.R. Butera Dear Mr. Butera, Your letter of 3/1 reached me a couple of days ago, as well as a phone message today. I'm happy to see that you're developing a spa at the club. I hope it works out well for you. I'm sure you will find that the homeowners would strenuously object to an increase in traffic of the magnitude generated by a Spa development. I'm therefore pleased that your plans .include moving the parking lot to Ute Ave. I think that makes a lot of sense, and will so inform the Aspen P & Z. It doesn't make sense for my Trust to share in your development costs for the benefit it would obtain vs. the benefits I perceive flowing to your development. However, let me keep an open mind to whatever you may wish to propose. You can reach me at the above address or by fax at the above number. Sincerely, Marvil". Burton, Trustee cc: Aspen Planning and Zonin4/ Att: Dave Michaelson Exhibit a'f �a W v • M r a c ti c u 'f:3, 0. Y pY, C SOD „�„ °a C o >✓ � � a _ V co remit 3 p c< I j'� ji Y � • i ov s q m3 > w .a d av�o w e 4O c o m$ o n ` 11 Mu cj � ian•tNvrwv�"• / QCL �• t < t�a <1 brd YO 3N f v _ ,�V 1.��—� j�� �l� 11Stl0 �✓" t ' , I„� I h��� � ,- •mw �,- ...<:u ! ;i' `�• ry � OP s 3 ,1 � f �. P 1 {t,'G ��, . ,.�I�•, � Fib' O a - K�q, ":.., ;r is t v W r W r I **� }c' o : cr !� N33b0 NObbrW •\-r !4 � '� � 'A '1� JIM YMi ►aw 9iM ' tw � � �3.... 'r*ry •Rr •7r t "r^ ;�w �;fi rind bA:l t•a� tN+ ky S' � � „''p Exhibit F LL+IGH, SCOTT & Cf.I✓r RV� INC. TRANSPORTATION PLANNING & 'I'RAFFIC ENGINEERING CO NSULTAN'S 19 York Street Denver, CO 80206 (303) 333-1105 FAX (303) 333.1107 March 14, 1996 Mir. Dave ivtiehael:�Uri Deputy City Planning Director 130 Soudr GalenaStreet. Aspen, CO 81611 Re: Aspen Club (LSC #960030) Dear Mr. Michaelson; Iri response to a M,-jrch 11, 1996 draft memorandum to you from loss Soderstrom, we wish to clarffy and expand can certain aspects Of ortr.Jwivar r 6, 1006 Aspen Club traffic study as follows: 1, C_oj�- DlleCnacU of t1te Avenue. fSased on the methodology presented in the cttrrerit fffghway Capacity Manual, together with our experience with strttilar tnnafflc counts and c onditiotis over the past 25 ye. -vs. we calculated the comfortable capacity of Utz' to be :3,000 vehicles per day assuming the following: Hourly capacity of a two-way local street wider "ideal" conditions = 2,000. DlrectiorW split = 70%- /30% (factor = 0M). ` Ole. me to C-lapacity Ratio (LOS Q —_ 0,70 Lane Width = 12' Friction Factor (on -street parking - both sides, frequent driveways. arld ininirn 1. trucks/buses) = 0.:30 a Design Speed 25 mph OA of'24-hour traffic during peak -hour = 12% Therefore, t1ic capacity was calculated as follows: Capacity � (2000 x 0.39 x 0,70 x 0, 30)/ o.12 = 3000 1 y Spat'Jug. 'The: approxftnate 50-foot distance between the site',$ two western- mo4 ,t driveways should not pose safety or operational problems. First of all, vhtually all access in and out of the west drivewny will be oriented towards the west with minimal interaction between adjacent. driveways. The center driveway will primarily serve exiting from nine proposed employee parktrig spaces with very little in and out, activity to confltct with the adjacent driveway. 3. l+ j ated -mille Distribl4don. 'flee distribution percenWges cited on Page 2 of our report are somewhat nusleadingr It should have been stated that 100 percent of the tra11c presently accessing the site via SH 82 and passing through the Cooper/Original iritey section is distributed as follows., 1 Mr. Dave Michaelson Page 2 March 14. 1996 I Main w/o Original = 55% • Cooper w/o Original 35% Durant w10 OilglAftl = I 10VA An addAtional 11ve percel-it currently acccsse% the site via SH 82 without passing through the Cooper/Origirial lntNSection (tolfrom the This latter category is 'IL,50 included in OUr analysis. 4. ECak-Hour_D&W, Overall peak hour traffic delay at the two study intersection: will be reduced by Lhe proposed p1,11n. When the total amount of traffte on each of the e1glit StUdy inters ,&ttonapproaches is rt)ultiplied by the average approach delay. total peak - hour delay associated with die redistributed traffic patterns is 248.6 seconds less for the two peak -hours th,,ui existing traffic patterns. 5, La= Width RcducLiorl Ira Pacts due to' snow stacking. Accordloa to the Highway Capacity Manual, reduced lane widths on two-lane roadways reduce capacity as follows: Effective Percent Uine Reduction )YJdLh-V=U Ear -tor 11 7% 10 1716 9 a 0 ON) 28 In other words, if the wintertime typical roadway width is reduced rom 4 to 1feet due to snow stacRing, the calculated 3,000 vehicle comfortable capacity would be reduced to 2,106. This reduced total is still 42 Percent greater U-1an the 1,480 tOW (1,260 e,--,,Asttrlg xperenced following project , plus 230 project-relaLed) whtch mdll he e Implementation. It should also be noted that none of theiadditional traft to be 11 generated wIR include -,-e,-vjcc. vehicles since allMeetl-Alc activity currently accesses via Ute Ave rue. Mr. Dave Michadso t Page 3 March 14. IN6 We tnitit. that tht:3 supplemental tnfomitlon will as.qtst with (arther UnderstanciLng of the proposed .Aspen Club proposol, Pte.i.se call if you htive further questions concerong the traffic impacts of this proposed project. Sincerely, LEI0R. SCOT r & CLEARY, INC. BY, Phtfip N. ott-k , F.E. PNS/wd