HomeMy WebLinkAboutagenda.apz.19940405
AGE N D A
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
April 5, 1994, Tuesday
4:30 P.M.
2nd Floor Meeting Room
City Hall
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"
I . COMMENTS
commissioners
Planning Staff
Public
II. MINUTES
III. PUBLIC HEARINGS
A. 303 E. Main st. Landmark Designation, Amy Amidon
B. Ute Trail Townhomes Substantial PUD Amendment,
Leslie Lamont
C. Creektree Subdivision/PUD Amendment, Mary Lackner
(To be tabled to April 19, 1994, at the request of
the applicant)
IV. NEW BUSINESS
A. European Flower Market GMQS Exemption, Mary Lackner
V. OLD BUSINESS
A. West End Traffic Study, Diane Moore
VI . ADJOURN
March 25, 1994
Amy Amidon
Aspen Historical Preservation Commission
130 South Galena
Aspen, Colorado 81611
CERTIFICATE OF POSTING:
RE: HPC Review- Landmark Designation at 303 East Main Street.
Dear Amy,
I hereby certify that a sign stating all required information
from the attached Notices of Public Hearing was posted on or
before 5pm, Friday March 25, 1994. 1 further certify that the
attached photograph is of that sign in place and was taken at the
time of posting.
Sincerely,
Niklaus G. Kuhn (Owner)
P.O. Box 8016
Aspen, CO 81612
MEMORANDUM
TO: Planning and Zoning Commission
THRU: Leslie Lamont, Senior Planner
FROM: Any Amidon, Historic Preservation Officer
RE: Landmark Designation, 303 E. Main Street -PUBLIC HEARING
DATE: April 5, 1994
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SUMMARY: P&Z is to make a recommendation on the proposed Landmark
Designation of 303 E. Main Street. This property, the Thomas Hynes
house, is listed on the National Register of Historic Places and
is located in the Commercial Core Historic District.
HPC approved the designation 7-0 on March 9, 1994.
APPLICANT: Niklaus Kuhn, owner, represented by Roget Kuhn.
LOCATION: 303 E. Main Street, Lot A and the west half of Lot B,
Block 80, City and Townsite of Aspen.
PROCEDURE FOR REVIEW: Landmark Designation is a three step
process, requiring recommendations from both HPC and P&Z (public
hearings), and first and second reading of a Landmark Designation
ordinance by City Council. Council holds a public hearing at
second reading.
LOCAL DESIGNATION STANDARDS: At least one standard must be met f or
approval of Landmark Designation.
A. Historical Importance: The structure or site is a
principal or secondary structure or site commonly
identified or associated with a person or an event of
historical significance to the cultural, social or
political history of Aspen, the State of Colorado or the
United States.
Response: This standard is not met.
B. Architectural Importance: The structure or site
reflects an architectural style that is unique, distinct
or of traditional Aspen character.
Response: This building, a Victorian miner's cottage,
was constructed in 1885 and is relatively unaltered. It
includes typical Victorian architectural features such
as steeply pitched gable roofs, a projecting bay window,
a shed porch with decorative posts, brackets and
balustrade, double hung windows, fishscale shingles and
two brick chimneys with brick corbelling.
The plan is a front facing L with a long gable roof
portion on the rear, which may have been an early
addition. An enclosed porch has been constructed onto
the addition. A one story gabled outbuilding sits along
the alley.
The National Register nomination for this building states
that it is one of Aspen's best examples of an unaltered
miner's cottage and that it retains its integrity of
design and (most of) its original materials.
C. Architectural Importance: The structure or site
embodies the distinguishing characteristics of a
significant or unique architectural type or specimen.
Response: This structure is not unique in that it
represents one of the most prevalent building types from
Aspen's silver mining era.
D. Architectural Importance: The structure is a
significant work of an architect whose individual work
has influenced the character of Aspen.
Response: The builder is unknown.
E. Neighborhood Character: The structure or site is a
significant component of an historically significant
neighborhood and the preservation of the structure on
site is important for the maintenance of that
neighborhood character.
Response: This cottage is one of a group of three
cottages which are similar in design. Only a small
number of historic residential buildings exist along the
eastern portion of Main Street and within the Commercial
Core.
F. Community Character: The structure or site is
critical to the preservation of the character of the
Aspen community because of its relationship in terms of
size, location and architectural similarity to other
structures or sites of historical or architectural
importance.
Response: The building is one of Aspen's best examples
of Victorian residential architecture and sits on a
prominent corner along the busiest street in town. Staff
finds that its preservation, through Landmark
Designation, is extremely important to the community.
RECOMMENDATION: Staff recommends that P&Z approve Landmark
Designation of 303 E. Main Street, Lot A and the west half of Lot
B. Block 80, City and Townsite of Aspen, finding that standards B
(architectural importance), E (neighborhood character) and F
(community character) have been met.
MOTION: "I move to approve Landmark Designation of 303 E. Main
Street, Lot A and the west half of Lot B, Block 80, City and'
Townsite of Aspen, finding that standards B, E and F have been
met."
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March 25, 1994
Amy Amidon
Aspen Historical Preservation Commission
130 South Galena
Aspen, Colorado 81611
CERTIFICATE OF MAILING:
RE: HPC Review- Landmark Designation at 303 East Main Street.
Dear Amy,
I hereby certify that the attached Notices of Public Hearing were
mailed to the addresses on the attached List of Surrounding
Property Owners on or before 12 noon March 25, 1994.
Sincerely,
;.
Niklaus G. Kuhn (Owner)
P.O. Box 8016
Aspen, CO 81612
EXHIBIT A
SITE PLAN
SCALE: ] /30 INCH = 1 FOOT
UTE TRAIL
TOWNHOUSES
Application to Amend Approved PUD Development Application
Submitted: 1 /21 /94
by
RIVER STUDIO ARCHITECTS
[William Lipsey • AIA • Principal]
414 North Mill Street
Aspen, CO 81611
.'r ph 925-3734
fax 92.5-8178
INTRODUCTION: Epoch Properties Inc., owner of the Ute Trail Townhouse
project, would like to amend their approved PUD so that the 7 existing AHU
open air parking spaces would be enclosed in a garage structure with a
snowmelt system under the entire parking access area. These additional
amenities would be provided at no additional expense to the tenants /owners
of the AHU's.
Attachment 2
The following requirements are attached to this application:
1. Letter denoting authorized representative
2. Street address & legal description
3. Disclosure of Ownership
4. 8 1 /2" x 11" vicinity map
5. written/graphic description of amendment proposal
Attachment 3a-Specific Submission Contents: Conceptual PUD Plan
See final PUD Development Application on file in the Planning Department.
Attachment 3b-S,2ecific Submission Contents
la(l) A detailed site plan of the already approved PUD is attached with an
overlay that shows the proposed amendment. The complete approved
development application for this property is on file at the Planning
Department.
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la(2) PARKING : The originally approved PUD incorporated 8 garaged
parking spaces for the 3 Free Market Units (FMU's) and 8 open air parking
spaces for the 7 Affordable housing Units (AHU's).
After the PUD was fully approved litigation was initiated by the owners of the
adjoining Black Swan Condominiums. A settlement was reached between
Black Swan and Sister City Housing. A copy of the settlement is on file at the
Planning Department. A component of this settlement was that the 4-plex
AHU's be set back an additional 2 feet from the East property line adjoining
Black Swan. This in turn affected the surface parking for the AHU's reducing
the number of dimensionally legal parking spaces from 8 to 7.
Epoch Properties Inc., the present owner of the Ute Trails Project, wishes to
provide enclosed garages for the 7 AHU parking spaces. The total cost of this
will be borne by Epoch Properties and will not increase the cost of housing to
prospective AHU tenants or owners. In addition, Epoch Properties is
proposing that the entire paved access area to both the FMU and AHU
parking be provided with a snow melt system.
This revised parking plan provides numerous benefits to both the future
occupants of the development and to residents in the immediate
neighborhood:
1. The AHU occupants will each get an enclosed garage and a snow
melt system at no additional cost. The garage will give tenants additional
storage plus year round security and protection for their automobiles. The
presently approved parking spaces are the required minimum of 8'-6" x 18'-6"
The proposed new parking spaces will have interior dimensions of 10'-6" x
18'-6"---an increase of about 25% in width.
2. The proposed enclosed garages will insure visual tidiness to what
could otherwise be an unsightly open air storage area. The snow melt system
will also benefit the neighborhood by eliminating the need for potentially
large, unsightly piles of plowed snow.
3. The proposed garage structure is intended to be constructed out of
the same brick used on the FMU's and thus will visually unify the Affordable
and Free Market units.
4. The proposed garage structure will completely screen the parking
area of the AHU's from their outdoor courtyard thereby increasing the
privacy and quality of that space for the occupants.
la(3) Impact on Public Facilities: The proposed parking upgrade would place
no additional demand on public facilities.
P
la(4) Development Schedule: It is anticipated the proposed upgrade would
have no affect on the present anticipated date of completion.
la(5) Public Facilities on Parcel: Not Applicable
Attachment 4 Review Standards: PUD Application
The proposed amendment is to an already approved PUD plan. There would
be no increase to density or floor area of dwelling units. The only change to
the project is the enclosure of the AHU parking spaces.
The proposed parking structure represents an amenity to the owners' of the
AHU's, the FMU's and to the neighborhood and would seem to have no
adverse affects on future development of the surrounding area. No variances
from the underlying R/MF zoning are required relative to height, setbacks,
open space or FAR
Lighting: Indirect, movement activated lighting will be provided for the
proposed parking area as shown on the attached development plan.
•
MEMORANDUM
TO: LESLIE LAMONT, PLANNING
FROM: WAYNE VANDEMARK, FIRE MARSHAL
RE: UTE TRAIL TOWNHOUSES/BILLINGS
r
DATE: 2/2/94 '
r
OUR REVIEW OF THE APPLICATIONS DOES NOT POSE ANY PROBLEMS AT THIS
TIME. THE AREA IS APPROXIMATELY FOUR MINUTES FROM THE FIRE STATION.
THERE ARE AMPLE FIRE HYDRANTS IN THE AREA FOR FIRE SURPRESSION.
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
DATE: April 5, 1994
RE: Ute Trail Townhomes Substantial PUD Amendment & GMQS
Exemption Amendment - Public Hearing
SUMMARY: The applicants, Epoch Properties and Sister City Housing,
request to amend the PUD development plan for the Ute Trail
Townhomes. The applicants propose to develop seven enclosed
parking spaces for the seven affordable dwelling units and amend
the income and price restrictions of the seven affordable dwelling
units.
Please find the applicant's proposal attached, Exhibit A.
Staff recommends approval of the proposed amendments.
APPLICANT: Epoch Properties, represented by Bill Lipsey and Sister
City Housing, represented by Dave Myler
LOCATION: 831 Ute Avenue, Aspen Colorado
ZONING: R/MF PUD
APPLICANT'S REQUEST: The applicants proposed the following
amendments to the final PUD development plan for Ute Trail
Townhomes:
* reduce the approved employee housing parking from 8 to 7
on -site parking spaces;
* build a parking structure to enclose seven on -site parking
spaces; and
* amend the GMQS Exemption for affordable housing by amending
the price and income restrictions for the seven affordable
dwelling units.
Staff has interpreted the reduction of parking and the proposed
parking structure as substantial amendments to the final PUD
development plan. Although the amendment to the affordable housing
deed restrictions is an insubstantial amendment, staff has included
this information in order for all review bodies and the public to
understand all the changes being proposed for this development.
REFERRAL COMMENTS: Please find referral comments attached, Exhibit
B.
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BACKGROUND: The Ute'Trail Townhomes final PUD development plan was
approved in 1990. The plan included four free market townhomes
along Ute Avenue each with a two car garage. Seven affordable
dwelling units were approved for the rear of the property with
eight parking spaces, two of which would have been enclosed in a
garage. All the parking would have been accessed off of the Aspen
Mountain road.
Since the time of approval, the four free market units have been
reduced to three free market units. In addition, a lawsuit was
initiated by some adjoining neighbors. A settlement was reached
and part of that settlement required the southeastern,
employee 4-
plex to be moved tyro feet from the east property line. That shift
in the building envelop resulted in the loss of the eighth parking
space. An amended landscape plan must also be recorded because a
large cottonwood tree was lost during excavation.
STAFF COMMENTS:
Pursuant to Section 24-7-907 a substantial amendment to a final PUD
development plan must be reviewed 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. Final development plan review requires review
by the Commission and Council with a public hearing at the
Commission meeting.
I. PUD Amendments -
A. Parking Reduction - According to the application, the eighth
parking space has been lost due to the lawsuit settlement which
required the southeastern building to be moved an additional two
feet from the east property boundary. It also appears from the
submitted plans that a 3911 walkway is included in the proposed
parking scenario and the width of the new parking spaces has
increased from 81-611 to 101-611.
Staff requested a direct walkway from the interior parking area up
into the employee housing courtyard to prevent residents having to
walk around the parking structure to get into the courtyard and
their front doors.
The employee units have not been developed with excess storage
area. By enclosing the parking spaces and increasing the width,
residents will be able to store bikes, skis, etc. in tandem with
their automobiles.
B. Garage: Epoch Properties propose, at their expense, to
construct enclosed parking for the seven employee parking spaces
and to snowmelt the entire paved driveway between the free market
units and the affordable units.
2
The new garage structure will provide seven 10'-611x 18'-6" spaces.
The total size of the structure, which includes the trash enclosure
and boiler room for the snowmelt system, is 1,630 sq. ft.
The application presents the following comments regarding the
proposed benefit of the enclosed parking:
* Costs of the parking and snowmelt system will be borne by
the developer. The garage will give tenants additional
storage and automobile protection.
* The garage will ensure "visual tidiness to what could
otherwise be,, an unsightly open air storage area." The
snowmelt system will prevent plowing and piling of snow.
* The garage will be constructed out of the same brick used
on the free market units and "visually unify the free market
units with the affordable units."
* The parking structure will screen the employee housing
courtyard from the driveway and parking, thus providing more
outdoor privacy for the employee housing residents.
The Municipal Code does not count enclosed parking as floor area
for residential units, a 500 square foot floor area bonus is
provided for each residential unit. The Code does not
differentiate between multi -family or detached/duplex residential
land uses. In addition, surface parking does not count as open
space.
The Ute Trail Townhomes received several dimensional variations
during the PUD review of this proposal. One of the variations was
an open space variation primarily due to the development's
proximity to Glory Hole Park and the inclusion of the center
courtyard between the two affordable housing structures. The
parking requirement for the project was also varied due to the
project's proximity to the downtown commercial core including the
ski area, City Market, and RFTA routes.
II. Employee Housing Amendments - The final PUD development plan
approved seven affordable dwelling units. Six of the units were
proposed to be deed restricted to Category 2 income guidelines and
the seventh unit to Resident Occupancy.
Sister City Housing would like to clarify the Displaced Tenant,
Priority list. The list grants a right of first refusal to long-
term tenants of Dean Billings property that were displaced as a
result of this development. Sister City would like to amend the
list to clarify that first priority -will be given to the tenant
that has resided on the Billings property the longest. In
3
5
addition, if a displaced tenant does in fact qualify for a Category
3 dwelling unit the unit should be sold at the Category 3 price.
Secondly, Sister City Housing proposes that if the list is
exhausted for the displaced tenants, unsold units will be listed
as Category 3 prices.
Third, Sister City Housing proposes to set the sales price for the
units within Category 2 & 3: Studio Category 2 - $60,500, Category
3 - $85,000; Two Bedroom Category 2 - $81,100, Category 3 -
$115,000.
Finally, Sister City Housing also proposes to replace the Resident
Occupied unit as a'Category 3 or 4 unit.
STAFF RECOMMENDATION:
I. Garage - Although an open space variance was granted for this
project and the development is built -out at the maximum allowable
floor area, staff recommends approval of the seven enclosed parking
spaces for the following reasons:
* the additional bulk and mass will not be visible from Ute
Avenue;
* the parking area is not considered open space therefore the
"open space" is not being reduced;
although staff has strong reservations about adding more
mass and bulk to this parcel, the benefit of enclosed parking
and additional storage outweighs these concerns; and
* staff would recommend that the parking structure match the
shingle siding that was proposed on the final building plans
rather than the proposed brick - a wood siding would soften
the building making it less massive and solid than a brick
structure.
II. Employee Housing - Staff supports the clarification for the
Displaced Tenant List and staff supports the change from Category
2 to Category 3 guidelines only for those units that have not sold
first to displaced tenants or if displaced tenants qualify for
Category 3 housing.
However, staff does not agree with a predetermined sales price
within the category for sales to the displaced tenants. When the
final PUD development plan was approved, the units were designated
Category 2 and were intended to provide affordable sale housing for
the tenants being displaced. No specific sales prices within
Category 2 were discussed or established at that time.
4
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The sales prices in Category 2 range from $26,200 to $60,500 for
a studio, and $39,500 to $81,000 for a two bedroom, assuming the
1994 Guidelines are adopted. Within this wide range any number of
tenants may not qualify for the upper end of the Category. During
the review and approval of this development, a commitment was made
by the applicant and the City to existing tenants that he effort
to develop AH on this parcel was to save them from having to leave
Aspen. Staff, in conjunction with the Director of the Housing,
Authority, recommends against a specific Category 2 sales price.
Qualified tenants from the Displaced Tenant List should be allowed
to purchase a unit within Category 2 based upon what they can
afford. In addition, the displaced tenants have not been queried
to determine whether a specific price of $60,000 for a studio or
$81,000 for a two,bedroom could be afforded or whether a lower
priced unit, still within the Category 2 guidelines, is affordable.
Staff must point out for Commission and Council benefit, that if
staffs recommendation is followed, a greater subsidy for these
units will be necessary. Likewise, if the Resident Occupied unit
status is dropped to Category 3 or 4, additional subsidy will be
required (please see APCHA referral comment, Exhibit B). The
applicant was not clear to which category the RO unit was to be
changed.
RECOMMENDED MOTIONS:
"I move to recommend to City Council approval of the substantial
PUD amendment for Ute Trail Townhomes with the following
conditions:
1. f Jb`r__icAk shall be used on the
garage structure.
2. Prior to the issuance of a change order for the garage, the
Aspen Consolidated Sanitation District shall review the drainage
plans for approval. A sand and oil separator from the garage shall
be hooked -up to the sanitary sewer.
3. A five foot sidewalk area shall be provided along Ute Avenue./
Prior to the issuance of a change order for the garage, the
applicant shall sign a sidewalk, curb and gutter agreement.
4. An amended plat must be filed within 180 days of final approval
or the approval is void. The plat must be reviewed by the Planning
and Engineering Department prior to filing.
5. Utility transformers and pedestals shall be installed,
unobstructed, on the applicant's property with easements provided
as needed. Easements must be indicated on amended plat. The
location of the trash and recycle facilities must be shown on the
amended plat.
5
6. The applicant shall consult city engineering (920-5080) for
design considerations of development within public rights -of -way,
parks department (920-5120) for vegetation species, and shall
obtain permits for any work or development, including landscaping,
within public rights -of -way from city streets department (920-
5130)."
"I move to recommend to Council the amendments to the GMQS'
Exemption for affordable housing with the following conditions: '
1. The Displaced Tenant List shall be clarified to give first
priority to those tenants that have lived on Dean Billings property
the longest.
2. If the tenant list is exhausted and units remain unsold, the
remaining units may be sold at the Category 3 prices as established
by Sister City Housing:
3. A Category 2 price shall not be established for the Displaced
Tenants, units shall be sold based upon what the tenants can afford
within the Category 2 price guidelines. A specific Category 3
price shall not be established for displaced tenants that qualify
for Category 3.
4. Sister City Housing shall be use the 1994 APCHA Guidelines if
they are adopted prior to filing of deed restrictions for the
affordable housing units.
EXHIBITS:
A. Application
B. Referral Comments
R
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AFFIDAVIT OF POSTING
State of Colorado) ss
County of Pitkin )
I, David Kerr, being of lawful age and having first been duly sworn upon my
oath depose and state that:
1. On March 23, 19941 I caused to be posted conspicuously on the front of
the building under construction located at the corner of Aspen Mountain Road and Ute Avenue
the Public Notice attached hereto as Exhibit "A. "
2. The Public Notice remained in place continuously from the date of its first
posting through April 4, 1994.
3. Attached hereto as Exhibit "B, " are photographs taken by me on March
23, 1994 depicting the Public Notice in its place of posting.
Dated: - - , 1994.
David Kerr
Subscribed and sworn to before me this day of April, 1994.
WITNESS my hand and offici seal.
My commission expires: 17
Notary Public
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CERTIFICATE OF MAILING
I hereby certify that on March 18, 1994 I placed a copy of the Public Notice
attached hereto as Exhibit A in the United States Mail, first-class, postage prepaid, addressed
to the individuals and at the addresses thereof set forth on the list attached hereto as Exhibit B.
Teri Uyehara
STATE OF COLORADO )
SS.
COUNTY OF PITKIN )
Subscribed and sworn to before me this M 'day of /u%QWi , 1994
by
WITNESS my hand and official seal.
My commission expires:
"SEAL) r
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Notary Public
Attachments
pugh\c-mail
PUBLIC NOTICE
RE: UTE TRAIL TOWNHOUSES/BILLINGS PLACE SUBDIVISION/PUD
SUBSTANTIAL AMENDMENT TO FINAL PUD DEVELOPMENT PLAN AND AMENDMENT
TO THE AFFORDABLE HOUSING GMQS EXEMPTION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, April 5, 1994 at a meeting to begin at 4:30 p.m. before
the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room,
.City Hall, 130 S. Galena, Aspen, CO to consider an application
submitted by Jim Pugh, Epoch Properties, Inc., 359 Carolina Ave.,
Winter Park, FL, requesting approval of a substantial amendment to
.the Final PUD Development Plan to build a garage to enclose the
seven existing parking spaces for the affordable housing units and
amend the affordable housing GMQS Exemption for the 7 affordable
dwelling units. The property is located at 831 Ute Ave.; Lots 14
& 15A, Ute Addition, and a tract of land in lots 33 & 38, Section
18, Township 10 South, Range 84 West of the 6th P.M. For further
information, contact Leslie Lamont at the Aspen/Pitkin Planning
Office, 130 S. Galena, Aspen, CO 920--5101
sjBruce Kerr, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on March 18, 1994
City of Aspen Account
EXHIBIT A
Vincent J. Higens
President
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, 3RD FLOOR
ASPEN, COLORADO 81611
303-925-1766 : 303-925-6527 FAX
3001 OWNER'S LIST
Christina Davis
Vice President
Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado, hereby certifies the following list is a current list
of property owner's within three hundred feet of BILLINGS PLACE TOWNHOUSES
as obtained from the most current Pitkin County Assessors Tax Rolls, and
updated to MARCH 11 1994.
NAMES AND ADDRESSES TAX SCHEDULE NUMBER
--------------------------------------------------------------------------
PLEASE REFER TO LIST ATTACHED HERETO AND MADE A PART HEREOF
ADTHORINED \SIGNATURE
EXHIBIT B
t
777 UTE LIMITED
C/O OATES, HUGHES & KNEZEVICH
533 E. HOPKINS
ASPEN CO 81611
A.C. HOUSTON LUMBER CO.
125 NORTH MARKET, SUITE 1510
WICHITA KS 67202
ALBERT & SHIRLEY S. SMALL
WASHINGTON SQUARE
1050 CONNECTICUT AVE. NW., SUITE 444
WASHINGTON DC 20036
ALEXANDER B. SLATER
BOX 491, LOCUST VALLEY
LONG ISLAND NY 11560
ALPS PARTNERS
C/O PETER G. MCGUIRE
5910 N. CENTRAL EXP. # 1780
DALLAS TX 75206
2737-182-39-003
2737-182-00-011
2737-182-71-002
2737-182-55-014
2737-182-55-007
ALVARADO-RIOS HELiOR
PALMIRA 2654, CUERNAVACA
MORELOS MEX
ANN GABRIEL
700 UTE AVE.
ASPEN CO
81611
ANN S. BOWERS, TRUST
1570 EMERSON ST.
PALO ALTO CA
94301
ANTHONY PERRY
1908 SHELBURNE RD.
SHELBURNE VT
05482
ARTHUR ROCK
#1 MARITIME PLAZA, SUITE 1220
SAN FRANCISCO CA
94111
ASCALI CORPORATION
MENDEZ-INSUA COMPANY
8500 SW 8TH ST., SUITE 224
MIAMI FL
33144
ASPEN CHATEAUX DEVELOPMENT
CO.
899 SKOKIE BLVD., SUITE 520
NORTHBROOK IL
60062
ASPEN SKIING CORPORATION
P.O. BOX 1248
ASPEN CO
81612
BASLO, A CO -PARTNERSHIP
C/O TERTIARY, INC.
1 CRANBERRY HILL
LEXINGTON MA
02173
BERT J. MAXON
CAROL MAXON
8527 KARLOV STREET
SKOKIE IL
60076
2737-182-10-040
2737-182-60-001
2737-182-30-015
2737-182-60-002
2737-182-71-004
2737-182-62-008 & 009
2737-182-70-004
2737-182-50-101
2737-182-95-002
2737-182-70-019
BERTELINE BAIER 1. ALE
P.O. BOX 4564
INCLINE VILLAGE NV
89450
BETTY G. AMOS
13724 S.W. 92 COURT
MIAMI FL
33176
BEVERLY M. CHAMBERLAIN
2761 N. MALIBU DR.
TUCSON AZ
85705
BRAD PERRIN
K.L. DENNIS
17662 IRVINE BLVD., SUITE
4
TUSTIN CA
92680
BROXMEAD INVESTMENTS, LTD.
SUITE 21, DUNHOOSE P.O. BOX
104
GIBRALTAR
C.C. & ILING S. CHANG
C/O CHRIS SIEH
2775 GLENDOWER AVE.
LOS ANGELES CA
90027
CALVIN R. HEMPHILL
APARTADO POSTAL NO. 31-9
GUADALAJARA JA
CANTERBURY COMPANY ASSOCIATES
C/O BARBARA J. ROSS
980 N. MICHIGAN AVE., SUITE
1590
CHICAGO IL
60611
CHESTER B. SALOMON
ROSALIND S. SALOMON
975' PARK AVENUE
NEW YORK NY
10028
CLARENCE A. HERBST, JR.,
TRUSTEE
C/O RESINOID ENGINEERING
CORP.
7557 N. ST. LOUIS AVE.
SKOKIE IL
60076
2737-182-55-001
2737-182-62-002
2737-182-70-028
2737-182-72-006
2737-182-70-003
2737-182-55-006
2737-182-72-007
2737-182-69-004
2737-182-95-005
2737-182-30-013
CLARISSA H. CHANLL,ER
2737-182-44-004
902 NORTH GREEN BAY ROAD
LAKE FOREST IL
60045
CONSTANCE HARVEY
2737-182-72-015
421D AIRPORT BUSINESS CENTER
ASPEN CO
81611
DANIEL S. REID
2737-182-55-015
TRACEY A. REID
60 W. BROTHER DR.
GREENWICH CT
06836
DARLENE M. MC CLUSKY
2737-182-62-005
TWO COVENTRY COURT
PRAIRIE VILLAGE KS
66208
DAVID A. PARKER
2737-182-60-009
ELIZABETH M. PARKER
1507 WALDEN DRIVE
MC LEAN VA
32101
DAVIS FAMILY TRUST
2737-182-39-004
C/O GARY DAVIS, TRUSTEE
P.O. BOX 1909
RANCHO SANTA FE CA
92067
DEUTSCH COMPANY
2737-182-72-010
2444 WILSHIRE BLVD, SUITE
600
SANTA MONICA CA
90403
DON M. SIMECHECK
2737-182-55-003
741 WEST CREEKSIDE DRIVE
HOUSTON TX
77024
DONALD B. & ANN T. CAFFRAY
2737-182-60-005
HARBOR BANK BUILDING, 5TH
FLOOR
11*GOLDEN SHORE DRIVE
LONG BEACH CA
90802
DONALD E. KOLMER
2737-182-30-006
1614 WEST LAFAYETTE
JACKSONVILLE IL
62650
DOROTHY ADAMS
2737-182-62-001
C/O ASPEN.ALPS #401
P.O. BOX 1228
ASPEN CO
81612
EARL M. LATTERMAN
2737-182-30-009
MARILYN S. LATTERMAN, TRUSTEES
1230 SQUIRREL HILL AVE.
PITTSBURGH PA
15217
EDWARD A. ABRAHAM
2737-182-70-034
1125 E. 17TH ST., SUITE E-218
SANTA ANA CA
92701
EDWARD H. DE CONINGH, JR.
2737-182-70-010
BOX 207, BEVERLY LANE
GATES MILLS OH
44040
EDWARD M. O'HERRON, JR.,
TRUSTEE
2737-182-71-005
2633 RICHRADSON DR.
CHARLOTTE NC
28211
EDWARD M. SELFE
2737-182-95-007
JANE B. SELFE
2401 HENRIETTA RD.
BIRMINGHAM AL
35223
ELEANOR LEIBEL
2737-182-55-007
44 BUTRON ROAD
TORONTO,ONTARIO CAN
M5P 1V2
ELIZABETH M. KIVLAND
2737-182-10-039
12032 WEST 27TH DRIVE
LAKEWOOD CO
80215
EUBANK AND BISHOP
2737-182-10-048
731• E. DURANT AVE.
ASPEN CO
81611
EUGENE W. ROBINSON
2737-182-60-004
MARY ALICE ROBINSON
P.O. BOX 6093
WATERTOWN NY
13601
FRANK WALLACE JEDv'RIES, TRUST
500 HUNTINGTON DRIVE
ANN ARBOR MI
48104
FRED H. PEARSON
10 SO. LA SALLE ST., 12TH
FL.
CHICAGO IL
60603
FREDRICK W. CUMMINGS
KATHLEEN J. CUMMINGS
444 LINDEN ST.
LAGUNA BEACH CA
92651
GARY FRED THOMSON
TOM WILBUR THOMSON
P.O. BOX 190
COLTON CA
92324
GARY L. KANTOR
2816 VISTA DEL SOL
LAS VEGAS NV
89120
GEORGE P. & CYNTHIA W. MITCHELL
C/O MITCHELL ENERGY CORP.
3600 TEXAS COMMERCE TOWER
HOUSTON TX
77002
GERSON BAKAR 1984 TRUST
201 FILBERT STREET
SAN FRANCISCO CA
94133
GLENN A. SONNENBERG
JOHN B. STERN
515 SO. FIGUEROA ST., 5TH
FLOOR
LOS ANGELES CA
90071
GUILLERMO OSUNA
DORIS OSUNA
234' PARK AVENUE
DEL RIO TX
78840
H.A. BORNEFELD, JR.
5237 CEDAR CREEK DRIVE
HOUSTON TX
77056
2737-182-70-015
2737-182-70-013
2737-182-10-050
2737-182-72-013
2737-182-10-049
2737-182-00-012
2737-182-30-001
2737-182-60-007
2737-182-72-001
2737-182-69-002
H.E. REINERT HOLLiNGS CORP.
2737-182-10-046
161 NAC LAREN STREET
OTTOWA,ONTARIO CAN
K2P OK8
HALGLENN CORPORATION
2737-182-44-003
1428 BRICKELL AVE.
MIAMI FL
33131
HARRY D. DAY
2737-182-10-047
JERROLD K. DAY
237-22 STRAWBERRY HILL
STAMFORD CT
06902
HELEN A. COFFY
2737-182-10-027
950 C SOUTH ORANGE GROVE BLVD.
PASADENA CA
91105
HELENA BABCOCK
2737-182-60-011
P.O. BOX 2146
FT. LAUDERDALE FL
33303
HENRY FELLA
2737-182-10-030
117 4TH STREET
MANHATTAN BEACH CA
90266
HENRY P. MC INTOSH IV
2737-182-71-006
DBA MC INTOSH ENTERPRISES
124 MIA BETHESDA
PALM BEACH FL
33480
HERBERT J. WINTER
2737-182-95-006
C/O ASPEN ALPS
P.O. BOX 1228
ASPEN CO
81612
HERBERT M. GELFAND
2737-182-44-012
9171 WILSHIRE BLVD.
BEVERLY HILLS CA
90210
HESSION PROPERTIES U.S.
2737-182-30-012
70 JOHNSON ST.
KINGSTON, ONTAR
K7L 1X7
e -
HOPELY INVESTMEN'
i
2737-182-10-035
C/O ROY E. HOFER
455 N. CITY FRONT PLAZA DR., SUITE 3600
CHICAGO IL
60611
HOWARD ABRAHAM
2737-182-41-001
1340 ASTOR STREET
CHICAGO IL
60610
HURT FAMILY LIMITED PTN.
2737-182-44-005
C/O CAPITAL GROUP, INC.
50TH FLOOR, 333 SOUTH HOPE
ST.
LOS ANGELES CA
90071
IRWIN WINKLER
2737-182-41-003
MARGO A. WINKLER
840 LOMA VISTA DRIVE
BEVERLY HILLS CA
90210
ISSAC ARNOLD, JR.
2737-182-62-006
ATTN: ROYANN, BECKHAM
601 JEFFERSON AVE. #4000
HOUSTON TX
77002
J. TODD FIGI
2737-182-44-011
ERIC FIGI
P.O. BOX 85515
SAN DIEGO CA
92186
JAMES A. SHIRK
2737-182-30-008
LINDA S. SHIRK
RR#16, BOX 529
BLOOMINGTON IL
61704
JAMES C. GIANULIAS
2737-182-07-008
MARILY H. GIANULIAS
1105 QUAIL
NEWPORT BEACH CA
92660
JAMES PAUL
2737-182-07-001
54-'967 TANGLEWOOD
LA QUINTA CA
92253
JAMES T. NEWSOM
2737-182-70-021
CHARLES R. WALL
1101 WALNUT
KANSAS CITY MO
64106
JEAN WEHRLY, TRUbi-EE
2737-182-70-007
C/O UNIBANC TRUST COMPANY
SEARS TOWER
CHICAGO IL
60606
JEFFREY A. BOURN
2737-182-10-049
LYNDA MACARTHY
P.O. BOX 2581
ASPEN CO
81612
JEFFREY L. KENNER
2737-182-44-004
168 EAST 74TH STREET
NEW YORK NY
10021
JEFFREY WILSON
2737-182-30-010
16633 VENTURA BLVD. SUITE
700
ENCINO CA
91436
JENNIFER F. ISAAC REVOCABLE TRUST
2737-182-44-006
13461 APPLE ROAD
WILTON CA
95693
JEROME A. KAPLAN
2737-182-44-003
6001 MONTROSE RD. SUITE 403
ROCKVILLE MD
20852
JEROME P. EPSTEIN
2737-182-30-007
DEBORAH R. EPSTEIN
25 MTN. LAUREL ROAD
HAINESPORT NJ
08723
JOHN C. & DONNA L. BECKER
2737-182-10-038
JAY V. MARCH
RD#3, BOX 90T
CHADDD'S FORD PA
19317
JOHN F. RIDDELL, JR.
2737-182-69-005
BARBARA B. RIDDELL
1250 FIRST CITY NATIONAL
HOUSTON TX
77002
JOHN HAROLD LOSSING
2737-182-07-005
JANE BLACKMAN LOSSING
3301 NEW MEXICO AVE. NW,
SUITE 326
WASHINGTON DC
20016
I
JOHN W. POLK
1
2737-182-62-002
PEGGY J. POLK
9333 MEMORIAL $# 4 0 3
HOUSTON TX
77024
JOSEPH C. HARRIS
2737-182-44-007
NANCY M. HARRIS
386 SOUTH MISSISSIPPI RIVER
BLVD
ST. PAUL MN
55101
JUDD ENTERPRISES, INC.
2737-182-30-014
ONE FIRST NATIONAL PLAZA,
SUITE 2740
CHICAGO IL
60603
KATHY D. WEISS
2737-182-70-024
1609 COUNTY ROAD 112
CARBONDALE CO
81623
KENT W. SHODEEN TRUST NO.
1
2737-182-39-001
13 SOUTH SEVENTH STREET
GENEVA IL
60134
KIPPERT R. WHEELER
2737-182-70-008
3211 BONNYBROOK DRIVE WEST
LAKELAND FL
33803
LANE N. MELTZER
2737-182-55-005
C/O JOHN LYNOTT
927 SAINT PHILIP ST.
NEW ORLEANS LA
70116
LEAH S. BAILEY, TRUST
2737-182-70-022
P.O. BOX 851
BEREA OH
44017
LEBOVIST AND MOSES LEBOVITS
2737-182-72-003
204*9 CENTURY PARK E. SUITE 3100
LOS ANGELES CA
90067
LEE GLADSTONE
2737-182-30-002
GERTRUDE GLADSTONE
2222 CHERRY VALLEY ROAD
WOODSTOCK IL
60098
LEON HIRSCH
2737-182-55-003
TURI HIRSCH
150 GLOVER AVE.
NORWALK CT
06856
LOUIS MARCUS
2737-182-55-009
601 OLD CROSSING DRIVE
BALTIMORE MD
21208
LYNDE BRADLEY UIHLEIN
2737-182-55-002
7825 NORTH PHEASANT LANE
MILWAUKEE WI
53217
MACNEE ENERGY CORPORATION
2737-182-72-004
CIO ASPEN ALPS ATTN: IAN
MACNEE
P.O. BOX 1228
ASPEN CO
81612
MACO STEWART
2737-182-72-002
6306 DIAMOND HEAD CIRCLE,
#210
DALLAS TX
75225
MAN NATTERER INVESTMENTS LTS.
2737-182-70-016
161 MACK LAREN STREET
OTTAWA ONT
K2P OK8
MARGARET JANE MARK
2737-182-10-037
9 CRAWFORD ROAD
LOWER TEMPLESTON
MARGARET JANE MARK
2737-182-70-009
C/O B. RENSHAW
P.O. BOX 637
CONCASTER VICT
3108
MARGARET R. SPENCE
2737-182-07-009
123' WALNUT STREET
NEW ORLEANS .LA
70115
MARGARET T. PHELPS
2737-182-44-007
389 CALIFORNIA TERRACE
PASADENA CA
91105
MARINA M.Y. HO
4607 KOLONALA ST.
HONOLULU HI
MARJORIE S. RHODES/ TRUST
1401 AVOCADO AVE.
NEWPORT BEACH CA
MARK BROWN
STEPHEN BRINT
14 GARDEN LANE
NEW ORLEANS LA
MARTIN H. SILTON
RITA PICKER SILTON
P.O. BOX 12189
ASPEN CO
MARVIN LOTZ
LINDA LOTZ
611 NORTH SIERRA DRIVE
BEVERLY HILLS CA
MARY ANN BANACH
1931 N. WINCHESTER AVE.
CHICAGO IL
MAUREEN M. ROIN
1225 WESTMOOR ROAD
WINNETKA IL
MEYER'S BAKERIES, INC.
P.O. BOX 7498
LITTLE ROCK AR
MICHAEL C. KRAVITZ
C/O K & S PARTNERSHIP
640-6 BRENFIELD DR.
DALLAS TX
MINNEASPEN ASSOCIATES
C/O DEAN LAWRENCE
5340 WHITING AVE
EDINA MN
70124
81612
.m
60622
60093
72217
75248
55435
I
2737-182-72-016
2737-182-72-014
2737-182-55-016
2737-182-60-003
2737-182-95-004
2737-182-10-051
2737-182-69-003
2737-182-41-002
2737-182-60-008
2737-182-70-020
`
l
MONTE SMITH
2737-182-30-011
PEGGY SMITH
525 HIGHLAND TERRACE
BRICK TOWN NJ
08036
NOLAN K. BUSHNELL
2737-182-55-008
NANCY N. BUSHNELL
3860 WOODSIDE RD.
WOODSIDE CA
94062
PARIMAR LIMITED
2737-182-70-023
C/O ABACUS LONDON LIMITED
32 ALNCASTER MEWS
LONDON ENG
W2
PARIS FAMILY 1993 TRUST
2737-182-72-008
C/O JAIME & LEISEL PARIS,
TRUSTEES
P.O. BOX 2469
BARREGO SPRINGS CA
92004
PAUL R. HAMWI
2737-182-07-002
C/O EQUITIES DIV. OF COLORADO
P.O. BOX 350
ASPEN CO
81612
PETER R. WOLFORD
2737-182-10-031
13045 MIN DANAO WAY #4
MARINA DEL REY CA
90291
PHILIP E. HOWARD
2737-182-10-033
FRED H. PEARSON
10 SOUTH LA SALLE ST.
CHICAGO IL
60606
R. RYRIE MILNOR
2737-182-55-010
DOROTHY G. MILNOR
52 FARIMONT ADDITION
ALTON IL
62002
R. TODD VIEREGG
2737-182-10-045
ONE FIRST NATIONAL PLAZA
CHICAGO IL
60603
R. VERNON COLPITTS M.D.
2737-182-55-013
2202 STANMORE
HOUSTON TX
77019
RICHARD A. AUHLL
2737-182-69-001
460 WARD DRIVE
SANTA BARBARA CA
93111
RICHARD H. CONANT
2737-182-30-005
RUTH H. CONANT
9301 INGLEWOOD COURT
POTOMAC MD
20854
RICHARD MAUTNER
2737-182-55-009
MARIANNE MAUTNER
5544 JACQUELINE
NEW ORLEANS LA
70124
ROBERT A. PORTER
2737-182-62-003
CHARLYNN MAXWELL PORTER
611 PARKWAY, SUITE F-13
GATLINBURG TN
37738
ROBERT C. SCHNEIDER
2737-182-30-003
3003 SO. ONE ST.
AMARILLO TX
79109
ROBERT E. FOWLERS TRUST
2737-182-72-009
C/O DAVID C. FOWLER
4994 SHADOW GLEN CT.
DUNWOODY GA
30338
ROBERT HEPLER
2737-182-07-003
21445 SHLUTZ COURT
CASSAPOLIS MI
49031
ROBERT T. LUND
2737-182-60-006
ROBERT T. & GREGORY B.
ANSELMO
611 WEST END ST. #11
ASPEN CO
81611
ROBERT W. PAULIN
2737-182-55-008
MARY T. PAULIN
165'0 EAST FT. LOWELL STREET #203
TUCSON AZ
85719
RODMAN L. DRAKE
2737-182-44-001
66 EAST 91ST STREET
NEW YORK NY
10028
RONALD KANN
2737-182-10-054
MARIA KANN
AL MIN ROCHA AZEVEDO 961 CASA
SAO PAULO SP B
01410-003
RONYA REALTY NV
2737-182-72-012
C/O J. BRUCE BUGG, JR.
100 W. HOUSTON, SUITE 1660
SAN ANTONIO TX
78205
ROSAMOND B. STANTON
2737-182-30-004
2320 CALLE LUSTRE
TUCSON AZ
85718
ROY S. ROHTER, TRUSTEE
2737-182-70-012
JOSEPH V. & PATTI JO FARAGO
2034 N. CLARK ST.
CHICAGO IL
60614
ROYAL 0. WHITE
2737-182-70-025
JOANNE M. WHITE
2000 SOUTH BAY SHORE DRIVE
COCONUT GROVE FL
33133
S.P.A. PROPERTY AND INVESTMENT
2737-182-10-029
P.O. BOX 7288,
GOLDCOAST MAIL CTR-4217
QUEENSLAND AUS
4217
SAMUEL C. SILVERSTEIN
2737-182-55-004
JO ANN SILVERSTEIN
325 E 79TH ST. #6B
NEW YORK NY
10021
SANDRA RAE VERDESCA
2737-182-72-005
3601 TURTLECREEK
DALLAS TX
75219
SCOTT LUPOW
2737-182-70-026
ANITA S. LUPOW
190'7 COUNTRY CLUB DRIVE
CHERRY HILLS NJ
08003
STEPHEN & RUTH C. ABRAMSON
2737-182-55-017
C/O LAWRENCE M. ABRAMSON
2315 ESPANA REAL
WEST PALM BEACH FL
33415
STEVE SKILKEN
LYNNE SKILKEN
383 N. THIRD STREET
COLUMBUS OH
43215
STEVEN B. HELLER
1000 NORTH US HIGHWAY ONE
#7772
JUPITER FL
33477
THE OTTO GERDEAU CO.
82 WALL STREET
NEW YORK NY
10005
THOMAS C. PECKHAM
P.O. BOX 9766
ASPEN CO
81612
THOMAS F. DORSEY, III
BARBARA S. DORSEY
4524 SOUTH ALTON ST.
ENGLEWOOD CO
80110
THOMAS HENRY GENTRY
560 NROTH NIMITZ HWY., SUITE 300
HONOLULU HI
96817
THOMAS N. TARBY
JOYCE W. TARBY
18417 PELLETT DRIVE
FENTON MI
48430
UKENA FAMILY CONDOMINIUM
PTN.
1704 BURNETT AVE.
AMES IA
50010
UTE CHALET, INC.
P.O. BOX 1284
ASPEN CO
81612
WALHART REALTY COMPANY
899 SKOKIE BLVD.
NORTHBROOK IL
60062
2737-182-70-017
2737-182-55-011
2737-182-39-014
2737-182-07-007
2737-182-70-011
2737-182-41-004
2737-182-10-041
2737-182-60-010
2737-182-95-019
2737-182-10-032
WALTER & SHIRLEY AYLOR
C/O ASPEN ALPS
P.O. BOX 1228
ASPEN CO
81612
WALTER A. BLEDSOE, JR.
607 MERCHANTS BANK BUILDING
TERRE HAUTE IN 47807
WILLIAM C. GRABB
COZETTE T. GRABB
325 BARTON SHORE DRIVE
ANN ARBOR MI 48105
WILLIAM E. TROTTER II FAMILY PTN.
3790 VIA DELA VALLE, SUITE 204
DEL MAR CA 92014
WILLIAM FEICK, JR.
641 FIFTH AVE., APT 31H
NEW YORK NY 10022
WILLIAM J. CABANISS
3812 FOREST GLEN DRIVE
BIRMINGHAM AL 35213
WILLIAM L. WALLEN
ANNE C. MARCHIONNE, TRUSTEE
899 SKOKIE BLVD.
NORTHBROOK IL 60062
WILLIAM L. WALLEN, III
901 SOUTHRIDGE TERRACE
NORTHFIELD IL 60093
2737-182-39-006
2737-182-10-043
2737-182-70-014
2737-182-71-001
2737-182-44-001
2737-182-69-007
2737-182-10-036
2737-182-70-018
AJAX CONDOMINIUM t-iSSOCIATION
COMMON
AREA
C/O MCCARTNEY PROPERTY
317 ASPEN AIRPORT BUSINESS CENTER
ASPEN CO 81611
ASPEN ALPS CONDOMINIUM ASSOCIATION
COMMON
AREA
P.O. BOX 1228
ASPEN CO 81612
BLACK SWAN HALL CONDO. ASSOC.
COMMON
AREA
C/O DONNA FISCHER
P.O. BOX 4273
ASPEN CO 81612
CHATEAU CHAUMONT CONDO. ASSOC.
COMMON
AREA
C/O COATES, REID & WALDRON
720 E. HYMAN
ASPEN CO 81611
CHATEAU DUMONT CONDO. ASSOC.
COMMON
AREA
C/O ASPEN CLUB PROPERTIES
730 E. DURANT
ASPEN CO 81.611
CITY OF ASPEN
GLORY HOLE PARK
C/O CITY ATTORNEY
530 E. MAIN ST.
ASPEN CO 81611
CLARENDON CONDOMINIUM ASSOCIATION
COMMON
AREA
C/O ASPEN CLUB PROPERTY
730 E. DURANT
ASPEN CO 81611
LEVANT AMERICA S.A.
2737-182-53-002
C/O COLONIAL NAVIGATION CO.
17 BATTERY PL. #2240
NEW YORK NY 10004
LITTLE NELL CONDO. ASSOC.
COMMON
AREA
C/O STIRLING HOMES
600 E. MAIN ST.
ASPEN CO 81611
REINHOLD ASPEN, INC.
2737-182-53-001
C/P GERARD J. SOUSSAN
709 E. DURANT AVE.
ASPEN CO 81611
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Mary Lackner, Planner
RE: European Flower Market GMQS Exemption
DATE: April 5, 1994
SUMMARY: The applicant is seeking approval to redevelop the
European Flower Market structure at 220 W. Main Street. The
applicant will be adding approximately 1,'200 square feet of floor
area (which includes 380 sq.ft. of net leasable space) to the
building and will convert a portion of the existing retail space
into office space. A copy of the application is included as
Exhibit "A".
To accommodate this request, the applicant has addressed Section
24-8-104(B)(1)(a) for GMQS Exemption which enables an expansion of
net leasable sq.ft of less than 500 sq.ft. to be reviewed by the
Planning and Zoning Commission. The applicant obtained a Board of
Adjustment variance -for the new office space being developed on a
non -conforming sized lot in the Office zone district on March 24,
1994. The applicant received conceptual approval from the Historic
Preservation Commission and is scheduled for final review in mid -
April.
APPLICANT: Frank La Gioia and Lynda Mariani, represented by Glenn
Rappaport.
LOCATION: 220 W. Main Street, Block 51 East 1/2 of Lot N and Lot
0.
ZONING: Office zone district with Historic District Overlay.
PROCESS: The Planning Commission will review the applicant's
request for the GMQS Exemption at a public meeting. The Commission
makes the final decision on this GMQS application.
REFERRAL COMMENTS: Staff has received referral comments from the
City Engineer and the Housing Office. These referral memos are
attached to the packet in Exhibit "B" and "C", respectively.
STAFF COMMENTS: The 4,500 sq.ft. parcel is presently improved with
a 3,316 sq.ft. structure which contains a flower market showroom,
greenhouse, a flower cutting area, a dry flower display area, and
a two bedroom apartment. The existing net leasable area is 2,591
sq.ft. There is also a basement of approximately 455 sq.ft.
The proposed 4,473 sq.ft. structure will contain 2,970 sq.ft. of
net leasable space in offices and a small flower market. This is
an,increase of 380 sq.ft. of net leasable space. The two bedroom
0
apartment is being expanded by 63 sq.ft. for a total of 690 sq.ft.
The basement area is proposed to be expanded by 1,475 sq.ft. to be
used for tenant storage.
Section 24-8-104 (B) (1) (a) states:
"Expansion of commercial or office uses. The expansion of an
existing commercial or office building by not more than five,
hundred (500) net leasable square feet, excluding employee
housing, if it is demonstrated that the expansion will have
minimal impact upon the city. A determination of minimal
impact shall require a demonstration that a minimal number of
additional employees will be generated by the expansion, and
that employee" housing will be provided for the additional
employees generated; that a minimal amount of additional
parking spaces will be demanded by the expansion and that
parking will be provided; that there will be minimal visual
impact on the neighborhood from the expansion; and that
minimal demand will be placed on the city's public facilities
from the expansion. Expansion of a building which occurs in
phases shall be limited to a maximum cumulative total of five
hundred (500) net leasable square feet and shall be evaluated
in terms of the cumulative impact of the entire expansion."
Response: The applicant is proposing to increase the building by
380 net leasable sq.ft. The Housing Office has calculated that the
increase in space generates 1.14 employees and 60% mitigation
equates to .68 employees. The applicant is proposing to deed
restrict an existing two bedroom apartment to satisfy the employee
housing requirement. The Housing Office has determined that the
690 sq.ft. two bedroom apartment does not meet the minimum size
requirement of 850 sq.ft. to meet the adopted Housing Office
Guidelines. However, this unit can be considered a one bedroom
unit which satisfies mitigation of 1.75 employees, thereby meeting
the mitigation requirements of this project.
There are presently two parking spaces on the property and the
applicant is proposing a total of four spaces. An increase of net
leasable square footage by 380 sq.ft. equates to 1.25 parking
spaces. The applicant is adding two spaces on the parcel.
The Historic Preservation Committee reviewed the proposed building
because it is located within the Main Street Historic Overlay
District. Although there are no historic buildings on this block
of Main Street, the Commission felt that the proposed design
complemented the overall character of the historic district and
retains the small scale of the original building. HPC has asked
that the applicant consider using clapboard instead of brick for
the south facade. A motion was made that states "HPC urges P&Z to
grant the special review approval in light of the contribution that
the property makes to the historic district..." Staff believes
E
NAI
that the visual impact on the neighborhood is a considerable
improvement over the existing structure.
The City's public facilities are in place to the parcel, however
the applicant will be responsible for additional tap fee's that may
be assessed due to the redevelopment.
As proposed, only 27 sq.ft. of floor area remains available to be
developed on the parcel after this project is completed. Should,
the applicant convert additional square footage to net leasable
space in the future, this code provision will need to be reviewed
so that the applicant does not exceed a total of 500 net leasable
square feet exempted from GMQS exemption on a cumulative basis.
OTHER ISSUES:
Non -Conforming Lot and Use- The Flower Market is located on a non-
conforming sized lot in the Office zone district. The proposed
addition of office space represents an increase in the non-
conforming use on the property. A single family residence is the
only permitted use on a non -conforming lot of record. To rectify
this problem, the applicant obtained a Board of Adjustment variance
to permit office uses on this non -conforming parcel. This variance
was granted on March 24, 1994.
Since the use is considered non -conforming, the applicant must
comply with Section 24-9-102 (G) (1) of the Aspen Municipal Code
regarding demolition and reconstruction of a non -conforming use.
Staff s only concern is that the applicant will need to demonstrate
that 250 of the floor area or exterior wall area of the entire
structure is being maintained in the redeveloped structure to the
Zoning Enforcement Officer. The plans submitted to the Planning
Office appear to indicate that the entire building will be
demolished.
Change in Use- The applicant's proposal will reconstruct the
majority of the existing building and convert most of the flower
market space to office space. This conversion of retail to office
is not considered a "change -in -use" under the Code. In fact,
mitigation for Commercial Core and Commercial zone district square
footage (typically retail) is at a higher level than for the Office
zone district. The applicant is proposing to deed restrict an
existing unit to affordable housing beyond the mitigation
requirement of the Code. The applicant is required to mitigate for
.68 employees, but is providing a one bedroom unit which
technically mitigates 1.75 employees.
SUMMARY: Staff believes that the applicant's proposal will be a
substantial redevelopment of the property, but is consistent with
the requirements of the Aspen Municipal Code.
3 3
RECOMMENDATION: Staff recommends that the Planning Commission
approve the applicant's request subject to the following
conditions:
1 The owner shall submit appropriate deed restrictions and floor
plans to calculate net leasable square footage to the
Aspen/Pitkin County Housing Authority for approval. The
affordable dwelling unit shall be deed restricted to Category.
1 income and occupancy requirements. Upon approval by the
Housing Authority, the Owner shall record the deed restriction
with the Pitkin County Clerk and Recorder's Office.
2. Prior to issuance of any building permits, a copy of the
recorded deed' restriction for the affordable dwelling unit
must be forwarded to the Planning Office.
3. As recommended by the City Engineer the applicant shall comply
with the following:
a. The applicant shall indicate the parking configuration,
trash & recycle area, and utilities on the building
permit plans.
b. The existing curb cut shall be removed and replaced with
new curb and gutter at the time of redevelopment. The
portion of the sidewalk which is in disrepair shall also
be replaced at this time.
C. The applicant shall provide a concrete pad for the
dumpster with a curb to prevent the dumpster from contact
with the utility transformer.
d. The applicant shall apply for an encroachment license
with the Engineering Department or relocate the fence
onto private property.
e. The building plans shall include a drainage plan that
meets the approval of the City Engineer.
f. The applicant shall consult City Engineering (920-5080)
for design considerations of development within public
rights-os-way, Parks Department (920-5120) for vegetation
species, and shall obtain permits for any work or
development, including landscaping, within public rights -
of -way from City Streets Department (920-5130).
4. The applicant shall demonstrate compliance with Section 24-
9-102(G)(1) of the Aspen Municipal Code regarding demolition
and reconstruction of a non -conforming use to the Zoning
Enforcement Officer, prior to the issuance of any building
permits.
4
5. 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.
6. The applicant is required to join any public improvement
district for this immediate area, if one is ever formed.
RECOMMENDED MOTION: "I move to approve the GMQS Exemption for the
European Flower Market to add 380 sq.ft. of net leasable space,
subject to the conditions recommended in the April 5, 1994 Planning
Office memorandum."
tt
EXHIBITS:
"A" - Application Information
"B" - City Engineer referral comments
"C" - Housing Office referral comments
5 /
Aspen Planning & Zonii
130 S. Galena
Aspen, Co.
81611
02
10
93
Exhibit A
L A C K
C K
0
Re: European Flower Market & Offices
Proposal for F.A.R. Increase from
.75 to 1 to 1 to 1
Dear Commission Members,
The Office Zone of Aspen's Main St., as everyone is aware,
is very eclectic in nature. There are buildings of many different
materials and massing. The setbacks from Main St. vary greatly
from building to building and from block to block.
The proposed development has been reviewed by the H.P.C.
and determined compatible in scale and massing with its immediate
neighbors.
We are not proposing any reduction in open space, nor any
setback variations. We are also adding 3 new parking spaces at
the north end of the parcel.
This proposal does not impact any designated view planes
and the overall mass has been reduced in order to minimize the
impact on the residences to the north.
There will be a 2 bedroom deed restricted employee unit at
the north end of the project in order to mitigate the employee
housing required.
Thankyou—for your consideration,
Glenn H. Rappaport AIA
B 0 X 2 7 6 A S P E N C 0 8 1 6 1 2
F A X T E L 3 0 3 9 2 0 1 1 3
S, I a
To: Aspen Planning and Zoning Commission
From: Robert Gish, Public Works Director
Date: March 31, 1994
Re: The Aspen Meadows Traffic Mitigation Plan
SUNCMARY: In the September 7, 1993 P & Z meeting a motion was approved endorsing
the Meadows Traffic Mitigation Plan. P & Z further directed Staff to meet with key
players and report back to P & Z with recommendations by March 31, 1994. City Staff
has met on five occasions with key players and interest groups having an impact to the
West End. City Staff member present in the discussions included Diane Moore, Randy
Ready, Becky Blaine, Jack Reid, Bill Efting, Tom Dunlop and Bob Gish. RFTA Staff
members included Dan Blankenship and Paul Hilts. MAA Staff members included Robert
Harth and Edward Sweeney. Planning and Zoning member Roger Hunt attended the
meetings. John Kelleher represented the Aspen Institute. West End residents included
Christie Kieuast, Jan Collins, Anne Ibbotson, Bob Pullen, George Vicenzi, John
Schuhmacher, Roger Hunt, Mac Cunningham and John Doremus.
City Staff and the committee also met with City Council on March 28, 1994 to review
consensus issues and items requiring action for funding. City Council funded six antique
lights on Lake Avenue and revision to an overall traffic control program in the West End.
In todays meeting we will review the Aspen Meadows Mitigation Plan, summarize the
revisions to the traffic control plan for the West End, and discuss the items of Consensus
and non -consensus.
Please reference the attached comments:
A. Aspen Meadows Traffic Mitigation Plan dated February 1991.
B. Music Associates of Aspen memorandum dated March 15, 1994; Sweeney to Gish.
C. RFTA service and West End concerns memorandum dated March 1, 1994;
Blankenship to Gish.
D. West End traffic enforcement memorandum dated March 7, 1994; Blaine to
Gish.
E. West End residents petition presented by George Vicenzi to committee on
March 9, 1994.
1
F. Power Plant Road traffic counts from February 16, 1994 to March 18, 1994.
G. Aspen Institute letter dated March 31, 1994; Johnson to Gish.
H. City Council packet memo dated March 22, 1994.
REVIEW OF THE ASPEN NMADOWS TRAFFIC MITIGATION PLAN:
In Cleve Johnsons March 31, 1994 memo he included the following information as a'
January 1994 update:
The trip generation figures of the West Meadows discussed herein are from the Traffic
Mitigation Plan of February 1991 as extracted from the Aspen Area Comprehensive Plan
Transportation Element, Aspen/Pitkin County Planning Office and Roaring Fork Transit
Agency, 1987.
The intent of the committee's plan was to reduce the expected trip increased by 30%,
resulting in a trip count equal to that expected at the property prior to any increase in the
umber of units.
Mitigation due to fewer Lodge units
The figures for daily trips after the intended increase in units were (Lodge Rooms -451,
and for the Restaurant - 440), for a total of 842 per day due to Lodge and Restaurant
operation.
At that time 50 additional lodge units were intended to be built. At 4.1 trips per room
this would have resulted in a daily trip increase of 205. Only 38 units will be added by
1993 resulting in an increase of 156.
This reduction of expected daily trips due to less rooms being constructed (by 49 per day)
achieves a 5.8% reduction in expected traffic increase.
Elements of Mitigation Plan
The following elements of a traffic mitigation plan directed at West Meadows related
traffic have been identified. The lodge operator is the Aspen Skiing Company. Cleve
Johnson is the representative for the Aspen Institute.
1. Airport Van Service
Description: A free van service to and from the airport will be provided for guests and
residents of the West Meadows. Because it is anticipated that most of the guest visits
will be prearranged, the lodge will dispatch the van (a vehicle with an approximate
capacity of 12 - 16 passengers) to pick up guests based on their flight schedule.
2
Similarly, departures will also be able to be prearranged. All guests will be
encouraged to use this convenient, yet efficient, service.
Phasing: This service will be initiated upon opening of the renovated lodge.
Responsibility Party: Lodge operator through agreement with Aspen Institute.
Aspen Institute Response: The Aspen Institute, Aspen Meadows offer complimentary
van service to and from the airport to all guests arriving and departing. Three 14
passenger vans are available for this service. Guests are advised of this service at the
time of reservation and specifically advised that they do not need to rent a car while
in Aspen because of this and other transportation services provided.
Aspen Institute Response: The Aspen institute, Aspen Meadows offer complimentary van
service to and froi}, the airport to all guests arriving and departing. Three 14
passenger vans are available for this service. Guests are advised of this service at the
time of reservation and specifically advised that they do not need to rent a car while
in Aspen because of this and other transportation services provided.
The van service represents an initial investment of $60,000 in vehicles. An estimate
of annual overhead due to fuel, oil, maintenance and labor cots is another $60,000.
2. Van Service to/from Town
Description: A free van service will be operated between the West
Meadows and downtown Aspen. This service will be available to all guests, residents,
and employees of the West Meadows, including users of the restaurant, tennis courts,
and health center. The service will utilize a relatively small vehicle, seating
approximately 12 - 16 passengers. The service will be a regularly scheduled service
with frequent headways. During the high season, this route will run from early
morning to late evening on one-half hour headways. The schedule will be adjusted
for applicability to each season, and may be provided on an "on demand" basis during
certain seasons.
Phasing: The basic service described above will be initiated with the opening of the
renovated lodge. Its usage will be monitored, and the service will be adjusted as
necessary to meet the demand of the patrons.
Responsibility Party: Lodge operator through agreement with Aspen Institute.
Aspen Institute Response: Complimentary van service is provided by the Aspen Institute,
Aspen Meadows to all guest by schedule and on demand as available between the
hours of 7:00 AM and 11:00 PM daily. We shuttle to Rubey Park and the Gondola.
I would estimate that 90% of our winter guests have used this service to get to the
mountains as well as for shopping and nightlife.
We are spending from $500.00 to $900.00 monthly subsidizing RFI'A passes for our
employees.
3
3
3. Chartered Vehicles for Group Activities
Description: When appropriate, group activities either leaving or coming to the West
Meadows will be served by chartered vehicles arranged by the management of the
West Meadows. By providing this service, management will be better able to control
the number and/or size of vehicles serving the participants in such activities.
Furthermore, encouragement of the use of this service will discourage the use of
private automobiles by participants.
Phasing: This service will be provided with the first organized groups using the West
Meadows.
Responsible Party: Lodge operator.
Ot
Aspen Institute Response: Chartered vehicles will be used for any group movement beyond
the capacity or availability of the two vans operated by the property.
4. Guest Parking
Description: No parking for the lodge units will be provided adjacent to the units. Instead,
parking for these units will be located in a parking structure under the tennis courts.
Thus, even if guests bring vehicles to the campus, their vehicles will not be
immediately available to them. Furthermore, guests will need to walk past the van
service in order to get to their vehicles. It is hoped that this concept will encourage
guests to use the van service rather than their private automobiles.
Phasing: See construction schedule.
Responsible Party Aspen Institute.
Aspen Institute Response: No parking is provided at the lodge units. Any guests arriving
by automobile have their cars unloaded upon arrival and their luggage are transported
to lodge units using electric vehicles. When the parking structure is completed we
will be charging an overnight fee for parking to further discourage using automobiles.
At the parking structure will be located the "Activity Center", bike rentals and ski
concierge in the winter. This will also be the departure and arrival point for the van
and shuttle service, encouraging use of these alternates to automobile transportation.
5. Trail System
Description: Site planning has provided for on -campus trails that connect to the extensive
city-wide pedestrian and bike trail system adjacent to the Meadows property. Thus,
the Meadows trail system has been designed to complement the City's efforts in
developing pedestrian and bicycle trails, thus encouraging guests of the Meadows to
use these modes of transportation.
Phasing: The on -site trail system will be phased through the City's trail construction
program.
4
Responsible Party: City and the Consortium.
City Response: The City of Aspen has completed the Grindlay Bridge and Picnic Point
Bridges. Both of these bridges connect the Aspen Meadows property to the Rio
Grand Trail. The Grindlay Bridge is a pedestrian oriented bridge and the Picnic
Point Bridge is for pedestrians and bicycles. The City of Aspen Parks Department
will complete the trail system from the Picnic Point Bridge to the Meadows property
this summer and fall.
Aspen Institute Response: Completion of the footbridge over the Roaring Fork connects
the property to the Rio Grande recreational trail. Pedestrian and bicycle access is
in place from the West End at both Seventh and Eighth Streets to Meadows Road
and from Third Street and Gillespie Street via the Music Tent and the Boettcher
Center.
6. Bicycle Facilities
Description: Bicycles will be made available for use by guests of the lodge at a minimal
fee designed to cover maintenance,. replacement, and administrative costs.
Furthermore, bicycle racks will be provided at those facilities which may be used by
persons not lodged at the West Meadows (for example, at the health center and at
the tennis courts).
Phasing: It is expected that this program will begin with 25 - 30 bicycles available. The
program will be monitored and the supply of bicycles will be increased accordingly.
Responsibility Party: Lodge operator.
Aspen Institute Response: A variety of bicycles are available for use by guests at a nominal
charge. The rental facility and storage areas will be built in to the parking structure
adjacent to the departure point for motorized transportation, encouraging use of
bicycles for town trips. Bicycle racks are placed throughout the property. Summer
guests are asked to reserve a bike at the time of reservation.
7. Promotional Materials
Description: All promotional materials for the West Meadows lodge will emphasize the
availability of the van service, will encourage walking and bicycle use, and will
discourage the need for personal automobiles. The focus of this mitigation measures
is to precondition the guest so that he or she chooses not to even rent a car upon
arrival in Aspen.
Phasing: This message will be included in all promotional materials published for the
renovated lodge.
Responsible Party: Lodge operator and Aspen Institute.
Aspen Institute Response: All promotional collateral will emphasize the availability of
complimentary transportation, bicycles, the ease of walking and discourage the need
5 �
�J
for personal automobiles. The focus will be to precondition the guests so that they
will choose not to rent a car upon arrival in Aspen.
8. Employee Parking
Description: Limited employee parking will be provided on -site. This parking will be
available only for employees for whom vehicles are essential for the execution of their
jobs and for employee carpools of three or more persons. A ride matching service
will be available through management to encourage the formation of carpools.
Furthermore, employees will be provided with their choice of subsidized transit passes
or subsidized parking at the Rio Grande parking garage. A shuttle service will be
provided for employees from the Rio Grande garage either in conjunction with the
regularly scheduled van service to town or as a separate operation.
t,.
Phasing: This measure will be implemented with the opening of the renovated lodge.
Responsible Party: Lodge operator and Aspen Institute.
Aspen Institute Response: Limited employee parking will be provided at the property for
employees for whom a vehicle is essential in performance of their job and for those
employees in carpools of three or more persons. Transit passes are subsidized.
Employees are provided shuttle service to and from the center of town as part of our
regular guest shuttle service.
9. Coordination with Potential Rail Service
Description: If passenger -rail service does materialize on the Rio Grande right-of-way, a
transit stop will be encouraged in a location which would allow access to the
Meadows via the pedestrian bridge on the Roaring Fork River.
Phasing: To be implemented with the initiation of rail service.
Responsible Party: Applicant and Rail Service Operator.
Response: The community as a whole will continue to search for alternate modes of
transportation.
10. Delivery Truck Restrictions
Description: Because of the expected infrequency of large vehicle deliveries to the West
Meadows property (approximately 4 to 5 per day), it is recommended that truck
restrictions be focused on time of day and route restrictions. It is recommended that
deliveries will be limited to the hours of 9:00 - 11:00 AM and 2:00 - 4:00 PM. Thus,
the noise impacts of delivery vehicles will not occur during the most sensitive time
periods. Furthermore, all deliveries to the West Meadows will be restricted to use
of Seventh Street only between the Meadows and SH 82. These restrictions will be
implemented through operator agreements.
Cl
0
Phasinji: The time of day and route restrictions will be implemented upon opening of
renovated lodge.
Responsible Party: Lodge operator and Aspen Institute.
Aspen Institute Response: Vendors have been advised that delivery times at the Meadow
will be limited to the hours of 9:00 to 11:00 AM and 2:00 to 4:00 PM. All vehicles
will use Seventh Street from Highway 82.
We have recently sent another letter to our vendors regarding delivery times. We are
also adding signage to our delivery area advising that we will only accept deliveries
at specified times. At least one of our vendors, Louis Suisse Pastry must deliver
baked goods prior to 7:00 AM but uses a small van that does not increase any noise
impacts.
MITIGATION PLAN FOR THE MAA FACULMES
1. Promotional Materials
Description: Promotional materials (including maps distributed by MAA will encourage
use of transit, bicycles, or walkways to access the concert site.
Phasing: These efforts have already been initiated and will be continued.
Responsible Party: MAA
MAA Response: Music Associates of Aspen incorporates auto -disincentives in all our
promotional materials. The description of the walking tour and the map of the
pedestrian/bicycle routes are printed on our calendar, our ticket inserts, our weekly
tear sheets (distributed to merchants and lodges throughout town), and the weekly
supplement to the Aspen Times Daily. In our student handbook, we encourage
students to either utilize city bus system or bicycles as their means of transportation
while in Aspen. We also loan donated bicycles and helmets to students. This
program has been tremendously successful.
2. Pedestrian/Bicycle Ways
Description: An enhanced system of routes exclusively designated for use by pedestrians
and bicyclists to access the concert area will be implemented. This system will
include:
I
* Continued designation of the Lake Avenue pedestrian/bicycle way.
* Fourth Street will be closed to automobile traffic from Gillespie Street to Main Street
for approximately one hour before and one hour after major concerts. Prior to
concerts, the street will be for pedestrian/bicycle use only. After the concerts it will
be used for pedestrian/bicycle traffic and for bus leaving the MAA grounds. Allowing
buses to use this route after concerts will separate the buses from automobile traffic,
1 MAIO t= A
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eta �.s
thereby decreasing the delay experienced by the buses and thus providing an incentive
for using the transit service. This closure will include barricades and appropriate
ends of Fourth Street and will require temporary warning signs at each cross street
to ensure the safety of pedestrians and bicyclists. Furthermore, the proposed design
of the MAA parking lot provides for a continuation of the pedestrian way from
Fourth Street to the Music Tent.
* Facilities for bicycle storage during concerts will be provided in the vicinity of the Tent.
Implementation: It is anticipated that the Fourth Street closure will be implemented during
the next concert season. The bicycle storage facilities will be provided with the
improvements to the MAA parking lot.
Responsible Party: MAA and City.
MAA Response: The Traffic Mitigation Plan requires "continued designation of the Lake
Avenue pedestrian/bicycle way," and closure of Fourth Street using "barricades and
appropriate signing at both ends." We have actively supported this program, both
through our walking tour literature and our staff enforcement of the Fourth Street
closure. during the past two summers, we have used barricades provided by the City
Streets Department, the Police Department, and the School District. Our Staff has
ensured that those barricades are in place during our major concerts. The Fourth
Street Walkway does not work ideally as it does intersect five or six cross streets open
to automobile traffic: All in all, this program has grown in acceptance. During the
past summer, our staff incurred fewer problems with cars using the closed streets,
indicating greater awareness among our patrons.
The reconfiguration of the Gillespie Street lots is scheduled to be completed in the
fall of this year. These improvements will link the Fourth Street and Lake Avenue
walkways to the internal walkways of the Aspen Meadows, enabling a concert -goer to
walk or ride from the Commercial Core to the Tent with minimal interaction with
automobile traffic.
City Response: The City of Aspen will enhance the Lake Street pedestrian and bicycle way
by adding six additional antique lights along the route with increased "super ducks"
and signage. These two items will improve the safety at night by increasing the light
levels and attempting to discourage vehicles entering Lake Avenue.
Fourth Street will be primarily designated as a pedestrian and bicycle route. Buses
will be routed down Third Street and not allowed on Fourth Street. Super Ducks
will be installed at each Fourth Street, north and south entry points with a sign
installed indicating local resident entry only.
3. Enhanced Transit Service
Description: Transit service to the MAA grounds will continue to be improved and
emphasized. This includes elements affecting the city-wide system, circulation through
the neighborhood, and on -site operation:
* All city-wide RFTA bus routes serving the West End, as well as the special MAA bus
l`
runs, will continue to provide service. Enhanced signing and bus service information
will be provided at the Rio Grande parking garage to direct patrons to the bus stop
on Main Street.
* Prior to a scheduled concert, large buses (unless carrying a greater number of passengers
than can be accommodated by the circulating shuttle or during inclement weather)
will unload all passengers at the intersection of Fourth/Main. Concert goers will then
be encouraged to walk on Fourth Street to the Tent or to use the smaller vehicle
shuttle which will be circulating on Main, Fifth, Gillespie, and Third Streets. This
vehicle will be a compressed natural gas powered vehicle and will operate for
approximately one-half to one hour before the concert.
Following concerts, buses will stand by on Fourth Street, or at the transit stop in the
parking lot to transport concert goers back to the center of town.
* The MAA parking lot has been designed to provide a location for buses to load and
unload passengers while removed from Gillespie Street. This location is on the south
end of the parking lot and would allow good clockwise circulation of the buses from
Fifth Street into the parking lot and back out onto the street system at Fourth and
Gillespie.
Phasing: It is anticipated that this improved transit service will be provided during the next
concert season. The program will be monitored and the service will be adjusted
accordingly.
Responsible Party: The transit service will be the responsibility of RFTA. The transit
improvements in the parking lot will be the responsibility of the MAA.
MAA Response: With the support and expertise of Dan Blankenship and Paul Hilts at
RFT'A, we have continually improved the transit service to the Music Tent. Ridership
figures testify to the success of this component of the program. Patrons and students
alike use the City bus service to get to and from the Music Tent. The transit stop
at Fourth and Main Streets has been improved by the City's addition of a pedestrian
crosswalk. However, the small circulating shuttle never achieved significant ridership.
Since the majority of our patrons arrive at the Tent at approximately the same time,
most buses going towards Tent are nearly full, making a transfer to a small shuttle
impractical. Those patrons that arrive before the rush often choose to walk down
Fourth Street.
RFTA Response: Please reference Dan Blankenship letter dated March 1, 1994 to Bob
Gish for comments.
4. Truck Restrictions
Description: Although the number of large vehicle deliveries to the MAA facilities is very
limited, it is recommended that all such vehicles will be restricted to using Third
Street only between the MAA grounds and Main Street. MAA will enforce this
limitation with their vehicle drivers.
0
0
Phasing: These restrictions will be implemented during the next concert season.
Responsible Party: MAA
MAA Response: We have instructed our drivers to use Third Street to access the Tent.
This component has been easy to implement and enforce.
5. Residential Parking Permit Program
Description: A residential parking permit program is still under consideration. This
program would prohibit all parking on streets from Mill Street to Eighth Street and
from Main Street to the Roaring Fork River other than for residents or their guests
during the concert season. The MAA would institute paid parking in their lots in
connection with this plan. Permit parking may require issuance of vehicle stickers for
a fee, installation of appropriate signage, and City enforcement.
Phasing: It is recommended that the residential parking permit program be instituted after
the effectiveness of the remainder of the mitigation plan has been evaluated. Because
of the significant impacts of such a program on the residents of the West End, further
input from the residents should be incorporated into an implementation plan for this
program.
Responsible Party: MAA, City and West End residents.
MAA Response: A residential parking permit program has been discussed for areas
surrounding the Commercial Core during peak business hours. Our impact on
residential parking is primarily during evenings and weekends. A restriction on
parking in the residential areas surrounding the Tent would mandate that we further
enhance mass transit alternatives.
City Responses: The City of Aspen Department of Transportation and Parking residential
parking permit program will include:
Description: A key component of the City of Aspens Transportation Implementation Plan
is the establishment of a residential parking permit program. The plan (pp. 4-5)
outlines the need for such a program as follows:
If the disincentive of the paid parking program is to be achieved, and if the
attractiveness of Aspens residential areas near the commercial core is to
be maintained, it is crucial that a parking control program be instituted in
residential neighborhoods. Surveys indicate that up to 700 vehicles are
already parked in residential areas by drivers destined for the commercial
core. If commuters and visitors can continue to drive alone into Aspen
and simply park a block or two farther from their destination, this spillover
problem would multiply, and the desired traffic reductions will not
materialized. A goal of this transportation plan, moreover, is to effect
reductions in residential parking impacts.
10
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Goals:
* Complement and support the Commercial Core paid parking program.
* Reduce automobile impacts in residential neighborhoods.
Objectives:
* Implement an equitable, effective residential permit program.
* Work with residents to address their needs and concerns in a proactive
and ongoing public information and input program.
* Accommodate the legitimate needs of guests, contractors, etc.
* Integrate this program with HOV parking, All -Day pass parking, and
parking for non- residential land uses in the residential
neighborhoods.
The City is currently in the process of developing draft recommendations for public review
regarding the proposed logistics of the program, including such issues as residential permit
program district boundaries, signage, enforcement, permit distribution, and accommodation
of non-residents. The residential parking program will go into effect at the same time the
Commercial Core paid parking system is implemented during fall 1994
CONSENSUS AND NON -CONSENSUS ISSUES: The second part of our discussions_
will focus and review the items that this committee and other committees could and cold
not reach full consensus. Individual participants were rightfully trying to protect their own
interests to maximize the convenience of the facilities, efficient utilization of bus routes,
and others protecting and trying to reduce the impacts to their individual properties.
With the continued and increasing use of the Meadows property by the non-profit entities
there will always be negative impacts on our West End residents. Our goal was to reach
an equitable compromise. The comments and views expressed in the meeting clearly
identified that over the past forty years there has been a degradation to the West End
traditional residential atmosphere due to a continued increase of events on the Meadows
property. Some of the West end residents want to reclaim a portion of the traditional
residential atmosphere. While others want to maintain or increase the bus routes
throughout the West End.
Today we will review the areas that we were in agreement with and focus on trying to
reach agreement on other non -consensus items. We advised City Council on March 28,
1994 that we would attempt to reach middle ground on some of the issues. Knowing that
we would have to ask City Council for direction on items of total disagreement.
The areas of general consensus include the following:
* Progress has been made by reducing 75 % of the bus trips through the West
End.
* Support of the HOVL experiment on Main Street.
* Support environmental impact concerns by reducing PM 10, dust and noise.
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* Reducing the number of vehicle trips through the West End.
* Support the use of public transportation.
* Safety of our residents, children, visitors and bicyclists is primary.
* Enhance the pedestrian and bicycle experience.
* Additional community promotional material, education, and signage may be
necessary emphasizing pedestrian and bicycle routes with public transportation.
* The existing buses are not in violation of existing noise or pollution regulations.
* The existing buses are noisy and disruptive to the residential neighborhood.
* There has been a significant increase of pedestrian and vehicle traffic through
the West End over the past forty years.
* Intersections of 7th and Main and 8th and Bleeker are accident prone corners.
* RFTA is flexible and will accommodate the needs of the community.
* Overall community places a high value on the cultural activities and
performances conducted on the Meadows property.
* Sometime in the future there may be a resident parking permit program.
* Paid parking at the MAA lot is not a consideration at this time.
* The MAA parking lot will have a drive through for buses and a design emphasis
for pedestrian traffic for the 1994 summer season.
West End residents generally have less of a problem with autos than buses.
* Autos are more likely to speed through the West End.
* Buses are more likely to make noise and impact the neighborhood.
* A convenient and consistent public transportation system is essential.
* The MAA and Aspen Institute have obligations to follow the adopted mitigation
plan.
* We have a respect for each others view.
* Progress has been made on Meadows Mitigation Plan.
* An effective overall "Traffic Mitigation Plan" will require communications and
coordination with all groups using facilities.
* Alternate modes of transportation as trolleys or smaller buses should be
considered through the West End. This suggestion would have budget
implications.
* Additional regulatory or information signs throughout the West End may be
considered "visual pollution."
* Police Department has limited enforcement resources.
* There are currently 16 bus trips per day through the West End.
* Need passive restraints, not active restraints, to make plan work.
Major non -consensus items identified:
A) Issues Relating to Buses
* Number of daily trips through the West End.
* Alternate routes of buses through the West End.
* Threshold issue of what point public transportation is not convenient and puts
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people back into their cars.
* Smaller buses.
B) Issues Relating to the Ending Time of Events
* The 1994 music season has some events ending at 11:00 PM.
* Restrict event to end no later than 10:00 PM.
C) Utilization of Fourth Street
* Buses/pedestrian/bicycle combination use.
* Pedestrian and bicycles only.
* Trolleys or other alternate modes of transportation.
r
D) West End Speed Limit
* Review the technical enforcement.
* General consensus is to reduce the speed.
E) Traffic Signal on Highway 82
* Locate on Third, Fourth or Fifth.
* Facilitate pedestrian crossing of 82.
* Ease flow of traffic from end of events to Highway 82.
F) Budget/Funding
* Who pays what?
CITY COUNCIL APPROVALS MARCH 28 1994: Bob Gish's memo dated March 22,
1994, provides background of our discussions with City Council. Approvals and funding
by City Council will allow for the following actions to be taken:
A) Install six street lights on Lake Street from Smuggler to Gillespie. Installation of
the lights will require approval from the adjacent neighbors as a condition on
Councils approval. City Council authorized $30,000 to be spent on the lights is all
conditions are met.
B) Revisions to the traffic control devices in the West End. City Council
authorized $6,900.00 for additional stop signs, five speed bumps enhancement of the
pedestrian crossing at Fourth and Main, traffic sign at Fourth and Main and "super
ducks" on Fourth Street. City Staff will make a presentation to P and Z on all of
these revisions.
Staff Recommendations: City Staff recommends endorsement of City Councils approvals
of the Traffic Control Device changes and the installation of the six antique street lights
on Lake Avenue. At the end of the summer music season, City Staff will return to a joint
work session with City Council and P and Z to review the positive or negative impacts
13
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that the changes have made. Adjustments and recommendations to the plan will be made
to accommodate the most positive results.
City Staff also recommends that a committee comprised of a member of City Staff, MAX
RFTA, Aspen Institute, and the West End continue to meet on a regular scheduled basis.
The purpose of the meeting would be to foster communications and develop expectation
levels for evaluating and implementing the approved mitigation measures. The
"coordinators position" of the MAA is an essential element of making all of the important
details work. If this MAA "coordinator position" is effective then City Staff would
recommend that a similar position be emphasized by the "Aspen Institute" for impact on
the West Meadows property.
City Staff further recommends that members of the West End, RFTA, MAA, Aspen
Institute, P and Z and City Staff review and when possible to resolve our items of non -
consensus. It is apparent that these items cannot be resolved in one meeting and that
subsequent meetings be considered to take the issues as far as possible. When the issues
are as far as can be taken, then staff will schedule a joint work session with the
committee, City Council and P and Z to resolve the issues after the summer music season.
Recommended Motion: "I move to endorse City Council approval of the West End
Traffic Control Devices and installation of the six antique lights on Lake Avenue. I also
move to endorse a continuing committee to evaluate the impacts of the changes to the
Traffic Control Devices throughout the summer and review the Aspen Meadows Traffic
Mitigation Plan and report their findings and con sions to etjoint Council and P and Z
meeting after the summer music season.
p
Enclosures
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