HomeMy WebLinkAboutcoa.lu.ca.Commercial Lodge.A86-96
CAS~AD SUMMARY SHEET - CITY O~SPEN
DATE RECEIVED: 11/7/96
DATE COMPLETE:
PARCELID#
CASE # A86-96
STAFF: Suzanne WoW
PROJECT NAME: Commercial Lodge (CL) Code Amendment
Project Address:
APPLICANT:
AddresslPhone:
REPRESENTATIVE:
AddresslPhone:
RESPONSffiLE PARTY: Applicant
Other Name/Address:
FEES DUE
PLANNING $0
ENGINEER $0
HOUSING $0
ENV HEALTH $0
CLERK $0
TOTAL $0
FEES RECEIVED
PLANNING $
ENGINEER $
HOUSING $
ENV HEALTH $
CLERK $
TOTALRCVD $
# APPS RECEIVED
# PLATS RECEIVED
GIS DISK RECEIVED:
TYPE OF APPLICATION
Staff Approval
P&Z
CC
CC (2nd readin )
REFERRALS:
o City Attorney
o City Engineer
o Zoning
o Housing
D Environmental Health
o Parks
o Aspen Fire Marshal
o City Water
o City Electric
o Clean Air Board
o Open Space Board
o Other:
o CDOT
o ACSD
o Holy Cross Electric
o Rocky Mtn Natural Gas
o Aspen School District
o Other:
DATE REFERRED:
INITIALS:
DATE DUE:
APPROVAL:
OrdinanceIResolution #
Staff Approval
Plat Recorded:
fjt; -/19 t
Date: ---L(I"3 tar;
Date:
Book , Page
CLOSED/FILED
ROUTE TO:
DATE:
INITIALS:
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Vila..
TO:
MEMORANDUM
Aspen City Council " . I /
Amy Margerum, City Manager W /'" f7 /
Stan Clauson, Community Development Directo~
THRU:
FROM:
Suzanne Wolff, Plarmer
RE:
Commercial Lodge Text Amendment, Second Reading and Public Hearing of Ordinance
No. 46, Series of 1996
DATE:
January 13, 1997
SUMMARY: The applicants request approval to amend the definition of "lodge" to include properties
which are zoned Commercial Lodge(CL), as well as properties zoned Lodge Preservation (LP). The
application is attached as Exhibit A.
APPLICANTS: Simon and Nora Kelly, Buckhorn Lodge, represented by Alan Richman
BACKGROUND: Ordinance No. 29, Series of 1996, adopted amendments to the Land Use Code to create
a "level playing field" for owners of lodges in the Lodge Preservation zone district by giving them the
ability to convert to other uses or to expand the lodge use. A new definition of "lodge" specific to
properties within the new Lodge Preservation Overlay zone district was adopted as part of these
amendments.
The applicants requested during the review of the small lodge amendments that the "lodge" definition apply
to all lodges to allow for the inclusion of kitchens and short/long term rentals. At the time, staffwas not in
favor of allowing the defmition to apply to properties which were not zoned LP since those properties were
not encumbered by the same restrictions as those in the LP zone district. The applicants' property, the
Buckhorn Lodge, is zoned Commercial Lodge (CL), which allows commercial uses at street level and lodge
accommodations on all other stories, but the lodge use is currently restricted to units without kitchens. The
North of Nell and the Aspen Square are the only other properties that are zoned CL. Council directed staff
to investigate the concept of vertical zoning, which would allow different zone districts on different levels
of a structure, and which could give the Kellys more flexibility in the use of their property. After further
consideration, staff determined that another alternative, to revise the new "lodge" definition to include
buildings zoned CL, would be a more appropriate way to address the Kellys' concerns.
The Plarming Commission recommended approval of the text amendment on December 10 by a vote of 6-0.
First Reading of Ordinance No. 46 was approved by Council on December 16, 1996.
REQUEST: The applicant proposes to amend the defmition of "lodge" in the Land Use Regulations
(Section 26.04.100).
STAFF COMMENTS:
The language proposed to be added to the definition of "lodge" is shown below in bold. Staff also
proposes a minor amendment to the previously approved language.
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Lodge means a building within the pre'lieusl)' iJel'led Lodge Preservation Overlay zone district
or a building presently zoned Commercial Lodge (CL) containing three (3) or more individual
rooms for the purpose of providing lodgingfacilities on a short or long-term basis,jor
compensation, with or without meals, and which has common facilities for reservation and
cleaning services, and on-site management and reception. A lodge may include kitchens within
individual rental units. ..
Pursuant to Section 26.92.020, in reviewing an amendment to the text of the land use regulations, the
City Council and Commission shall consider the following standards.
1. Whether the proposed amendment is in conflict with any applicable portions of this title.
Response: To staff's knowledge, the proposed amendment does not conflict with the Land Use
Regulations.
2. Whether the proposed amendment is consistent with all elements of the Aspen Area Community
Plan (AACP).
Response: A policy stated in the AACP is to "Provide incentives to keep small lodge owners in
operation." This amendment would allow owners of properties in the CL zone district, such as the
Kellys, to maintain their lodge units and to improve them to be more marketable.
3. Whether the proposed amendment is compatible with surrounding zone districts and land uses,
considering existing land use and neighborhood characteristics.
Response: The uses within the CL zone district will remain the same and will not create additional
impacts on neighboring properties. The only properties zoned Commercial Lodge are the Buckhorn
Lodge, the North of Nell and the Aspen Square. The units in the North of Nell and the Aspen Square all
contain kitchens, although the definition of "lodge/hotel" which applies to these properties prohibits
kitchens within individual units. The proposed amendment will bring the North of Nell and Aspen
Square into compliance under the new "lodge" definition, and will allow the Buckhorn to remodel the
existing lodge units to include kitchens.
4. The effect of the proposed amendment on traffic generation and road safety.
5. Whether and the extent to which the proposed amendment would result in demands on public
facilities, and whether and the extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not limited to transportation facilities, water
supply, parks, drainage, schools, and emergency medical facilities.
6. Whether and the extent to which the proposed amendment would result in significantly adverse
impacts in the natural environment.
Response: The amendment would allow owners of properties in the CL zone district to add kitchens to
the lodge units. Any increase in lodge units would require GMQS allocations, at which time any
increased impacts on traffic, public facilities and the natural environment could be analyzed. CL
properties would not be eligible to compete in the small lodge lottery or to apply for the GMQS
exemption that was established for LP properties.
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With regard to the Buckhorn Lodge, the owners propose to decrease the number of lodge units in order to
add kitchens and rent the units long term, therefore, the impacts would actually decrease as a result of the
proposed amendment.
7. Whether the proposed amendment is consistent with and compatible with the community
character in the City of Aspen.
Response: The amendment is compatible with the community character in that it maintains lodge uses
while giving the owners more flexibility.
8. Whether there have been changed conditions affecting the subject parcel or the surrounding
neighborhood which support the proposed amendment.
Response: This amendment is in response to the recently adopted LP text amendments, and offers CL
properties more options as an incentive to maintain lodge use.
9. Whether the proposed amendment would be in conflict with the public interest, and is in
harmony with the intent of the City of Aspen Land Use Code.
Response: The proposed amendments would not be in conflict with the public interest or the intent of
the Code.
RECOMMENDATION: Staff and the Planning Commission recommend approval of the proposed
amendment to the "lodge" definition.
RECOMMENDED MOTION: "1 move to approve on second reading the proposed amendment to the
definition of "lodge" to include properties presently zoned Commercial Lodge."
Exhibits:
"A" - Application Packet
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B_ 5618 A~ (!J4--JII rl612 'P'-d"7u (970)
I
November 5, 1996
r:
Mr.StanOaU$on
Aspen Community Development Director
AspenJPitkin County Community Development Department
I30 South Galena Street
Aspen, Colorado 81611
REI CODE AMENDMENT ADDRESSING KITCHENS IN WDGES ZONED CL
Dear Stan,
At the time of City Council's second reading of Ordinance 29, Series of 1996, I submitted
a letter on behalf of Simon and Nora Kelly. In that August 19, 1996 letter, a copy of which
is attached hereto, the Kelly's identified four alternative ways that Ordinance 29 could apply
to their property,
The City Council considered the Kelly's alternatives during the public hearing held on
August 26, 1996. Staff indicated they would prefer alternative #2, that would establish
vertical roning for this property Council members concurred with staff and determined they
would sponsor the necessary Code Amendment. (see attached excerpt from the meeting's
minutes).
Subsequent to that decision, I have held several meetings with staff members to see whether
we could formulate the appropriate axle Amendment. The outcome of those meetings is
that staff Iuls concluded that venieal zoning is.l\.Q1 the appropriate direction for the City to
fonow at this time. Instead, staff has concluded that another of the alternatives we
presented is preferred.
.
Alternative #3 would revise the definition of lodge contained in Ordinance 29, to include
not only "buildings previously zoned Lodge Preservation", but also ''buildings presently wned
Commercial Lodge". In our letter of August 19, we made the following statement regarding
thisaltemative:
'The only other lourist accommodations we know of in the CL wne district
are the North of Nell and Aspen Square. Having spoken with representatives
of both facilities,we find that everY unit in these fadlitiescontains kitchens.
Therefore,makingthischangewillnOlcreateanyhardshipsforotherfadlities;
it will, in fact, eliminate an existing nonconformity they now experience."
4'6/,-7:'
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Mr. Stan Qauson
November 5, 1996
Page Two
You have asked that I submit this letter to the City to formally apply for a Code
Amendment to irnplemenllhis alternative. We hereby requesllhat the City amend Section
26.04.100 of the Aspen Municipal Code, definition of lodge, to read as follows (new language
is in italics):
J,
"Lodge means a building previously loned Lodge Prc$(\rvation (LP) or II building
presently zoned Commercial Lodge (CL) containing three (3) or more individual rooms
for the purpose of providing lodging facilities on a shari or long-term basis, for
compensation, with or without meals, and which has common facilities for rCllervation
and cleaning s,-"rvices, and on-sile management and reception. A lodge may include
kitchens within individual rental units". '
As we have previoUliIy discus&ed, if this amendment is approved, it is the Kelly's intention
to remodel the 9 lodge rooms on the second floor into II lesser number of units with kitchen
facilities. These onitll would be rented as lodging facilities on a short or long-tenn basis.
We would greatly appreciate your expeditious handling of this Code Amendment. Based
on the sponliOrship we received from City Council, it is our understanding that an application
fee will not be required and that this application can be accepted outside of the semi-annual
submission date typicaUyestablished for such applications.
Please let me know if there is anything else you require to process this request.
Very truly yours,
ALAN RICHMAN PlANNING SERVICES
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Alan Richman, AICP
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t>'cM' 3613,t~ ~ 8'1612
'P~'leu; (970) 920-1125
August 19, 1996
Mr. Dave Michaelson, Deputy Director
Community Development Department
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
.
RE: BUCKHORN LODGE PROPERTY
Dear Dave,
For the past few years, I have been working with Simon and Nora Kelly, the owners of the
Buckhorn Lodge property. The property is located at the. corner of Cooper and Original.
The property contains 6,927 square feet and is currently zoned Commercial Lodge (CL).
The owners have been directed by the City Council to work with you on alternative ways by
which the terms of pending Ordinance 29, Series of 1996 could apply to their property. This
letter provides you with four such options to consider as you firialize the Ordinance.
Before we describe the alternatives, we think it is particularly important for you to recognize
that the Buckhorn Lodge was a property that the City had originally identified as
appropriate for the class action rezoning to L-3 (now known as LP) that occurred in 1983,
The Buckhorn Lodge voluntarily withdrew from that rezoning, as was permitted of all of the
lodges involved in that action. The owners withdrew the property because of the unique
uses present on the property - a combination of commercial core type commercial uses on
the ground floor and 9 lodge units on the top floor. .
The LP rezoning would have made the lodge units conforming, but would have made the
commercial uses nonconforming, which was not the intention of the City's rezoning.
Therefore, the owners submitted a privately initiated rezoning application and, pursuant to
Ordinance 27, Series of 1983, the property was rezoned to CL, subject to the property's
FAR being limited to 1:1, rather than the 2:1 otherwise allowed in the CL zone district.
Had the City proposed in 1983 the kind of mixed zoning approach being proposed in 1996,
the owners would have likely remained part of the L-3 rezoning action, The fact that the
owners had to follow another path to achieve the conformity that was given hack to the
other lodges by the City should not now be used to prevent the owners from receiving the
same consideration the other lodges are now receiving via Ordinance 29.
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Mr. Dave Michaelson
August 19, 1996
Page Two
Alternatives
We have identified four alternatives that would address the current needs of the Buckhorn
Lodge. Alternatives 1 and 2 would permit the owners to convert the lodge units to small
offices, which we feel would meet an important community need for affordable office space.
The Aspen Area Community Plan'suggests that incentives should be provided for local
serving commercial and office uses and states that "Finding ways to provide affordable office
space in the core of the community is essential to the A~pen area quality of life" (page 40).
Alternatives 3 and 4 would allow the lodge units to be converted into three small units with
kitchens, which would be rented long term, also serving a valid community purpose,
The four alternatives can be described as follows:
1. Allow the Buckhorn Lodge to revert to its original underlying zoning, which is C-1,
and place an LP overlay on that designation.
. We have a copy of a City zoning map from the 1960's that shows the property
was zoned Commercial. At some time during the 1970's it was down-zoned
to Office, and remained that way until 1983, when it was zoned CL.
. The owners would be willing to place a condition on this. rezoning to prohibit
certain C-1 uses from the property. By way of example, uses such as antique
store, art gallery, jewelry store, furniture store, theatre, recreation club,
broadcast station,. day. care center, detached.residences and multi-family
dwellings would be prohibited.
2. Establish "vertical zoning" for this propl:rty, with CL zoning remaining in elTect for
the first floor and Office zoning applied to the second floor and basement.
. A recommendation on page 41 of the AACP states' "Study locations for
vertical zoning (allows different uses on different levels of the structure". This
location is an ideal one for pedestrian-oriented uses on the street level, as
presently exist, and quieter, local serving office uses on the second floor.
3. Revise proposed definition of lodge to inclnde not only "buildings previously zoned
lodge preservation", but also "buildings presently zoned Commercial Lodge".
. The only other tourist accommodations we know of in the CL zone district are
the North of Nell and Aspen Square. Having spoken with representatives of
both facilities, we find that every unit in these facilities contains kitchens.
Therefore, making this change will not create any hardships for other facilities;
it will, in fact, eliminate an existing nonconformity they now experience,
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Mr. Dave Michaelson
August 19, 1996
Page Three
4. Retain the CL zoning on the property and place an LP overlay on that designation.
. This alternative would have the same effect as alternative 3 - it would allow
the owners to retain the commercial uses on the first floor and to remodel the
lodge units on the second floor to add kitchens (while reducing the number
of units). It avoids having to change the definition of lodge, if that alternative
has undesirable consequences for the City.
The owners would prefer that the City select either option 1 or option 2, since these options
would permit the applicant to develop office uses on the second floor, which is our desire.
We recognize that we would still need to submit a change of use application for that
conversion and meet all of the applicable standards of that GMQS exemption.
We look forward to reviewing these alternatives with you and to obtaining the staffs support
for one or several of the alternatives when the second reading of the Ordinance takes place.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
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Alan Richman, AICP
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Aspen City Council
properties. Michaelson said the Hotd Aspen and Molly Gibson have both office
and R-6 zones and the uses will be refmed when the lodges are rezoned.
Michaelson presented a chart that shows the development potential under I
underlying zoning for each property for conceptual build out numbers. Michaelson
said each owner will have to go through a specific analysis for their propert:{
Michaelson said one issue is mitigating conversion, the concept of growth versus
change. Michaelson said staff tried to find a method to allow conversion and not
put additional burdens on the community. Michaelson said the conversion factor
used is that 2.5 tourist accommodation units equals the impacts of a three-bedroom
single family home. Michaelson said it was important to th~ community and the
lodge owners to have a mechanism where lodges could expand. Michaelson said
with the 2.5 conversion rate, if certain lodges expanded using that number, there
would be a residual left over unit count. Michaelson said staff suggests this residual
serve as a pool for lodge expansion as opposed to additional free market homes. At
the last meeting, Councilwoman Waggaman suggested having an immediate pool
available for lodge expansion. Michaelson said these 11 units could be available for
lodge expansion and in 1998. Staff would look at how many conversions took place
between lodge units and free market and come up with a number, which if greater
than 11 units in the pool would roll over to the next year. Michaelson said the first
year, staff would have to be careful how many lodge units were allowed to change
to free market.
Michaelson said there is a letter from Alan Richman, representing Si Kelly and the
Buckhorn Lodge, on the issue of small lodges that are outside LP, proposing 4
different methods of integrating these types of lodges into this code amendment.
Michaelson said staff feels by 11"li11g commercial lodge (CL) zoning, the Buckhorn
has uses that other LP lodges do not. Michaelson said one idea staff would like to
investigate is the concept of vertical zoning. Michaelson told Council the AACP
directed staff to look at verticai 1.11";"!:" v.::id, would allow different zone district~
for different levels of a particular structure.
Michaelson said a question of Council was how was this process work, how would
the mitigation be dealt with. Michaelson said there will be a lottery for lodges there
will be a free market lottery, a lottery for conversion to non-residential uses only for
lodges zoned office, and a lottery for lodge expansion using the residual pool.
Michaelson said Council feels there should be a pool available for lodges as soon as
possible.
4
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Aspcn City Council
RCl!:ular Mcctinl!:
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AUl!:ust 26.1996
balance what is there now versus what is going to be there as well as not dropping
below the 60 percent mitigation requirement of GMQS.
Councilwoman Richards asked what happens if a project applies and loses 3 years
in a row because the lottery is random and there are not enough units available.
Councilwoman Richards asked if this project should be weighted for the next year.
Kaufman said in the GMQS lottery, an applicant has to expend money to be able to
compete. In this lottery, one just need apply, Michaelson said staff feels that not
every single lodge will compete in this IQttery. Mayor Bennett said this is an issue
that Council may want to look at again in 1 or 2 years. Councilwoman Waggaman
suggested if a lodge applied 2 years and was not successful, they might get 2 entry
tries for the third year.
Mayor Bennett opened the public hearing.
Joe Wells, representing a small lodge owner, told Council they would like to not
wait until spring 1997 to be in a lottery for an expansion. Wells said people may
apply for both lotteries and perhaps lodge owners should have to pick the one under
which to proceed. Wells said the internal FAR issue is the percentage of the total
square footage of the lot devoted to a particular use, not 1: 1 FAR which is building
square footage related to lot square footage. Wells suggested internal FAR may be
better stated as a percentage because it is a percentage devoted to the use,
Michaelson said staff feels comfortable with the language. Michaelson said as a
way .of encouraging affordable housing as a trade off for increasing FAR, this is
sound. Councilwoman Richards suggested this issue be part of the land use code
clarification or simplification. Wells said the date of the lottery and an immediate
pool of units are the important issues. .
Alan Riclunan reminded Council he had submitted a letter about the Buckhorn
Lodge being included in this or addressed somehow equi~a~ly. Riclunan said the
Buckhorn is similar to the LP lodges being discussed. The Buckhorn was a non-
confonning lodge when the small lodges were addressed in the 1970's. Richman
said the mix of uses on the property would have just exchanged non-confonnities.
Riclunan said CL zoning can be just as constraining on a property as LP zoning.
The CL zone requires commercial on the first floor and lodge units on the second
floor. Richman said in the list of alternatives, 2 would allow these 9 lodge units at
the Buckhorn to become office. Other alternatives would allow the lodge units
become long tenn rental. Riclunan said the Kelly are reluctant to spend a lot of
7
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Aspen CitvCouncil
Ree:ular Meetine:
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AUl!ust 26, 1996
money without knowing if Council supports vertic.al zoning. Richman said the
Kellys do not want to become the private application for vertical zoning.
Mayor Bennett said he would support vertical zoning. It seems like a logical
solution to the Buckhorn problem, Councilmembers Richards and Marolt agreed.
Councilman Marolt said he would like to see it be part of this ordinance
Michaelson said the only research ever done on vertical zoning is what appears in
the MCP. Staff would like a chance to discuss this with other communities and
also take it to P & Z. Michaelson said vertical zoning has been successful in other
communities. Richman offered to collaborate on the \esearch. Richman asked if
Council sponsoring the vertical zoning would take them off the code deadlines for
zone amendments. Worcester said yes they would be off that deadline because
Council is sponsoring the code amendment.
Diane Moore, ACRA, said this ordinance goes toward creating a level playing field.
Ms. Moore recommended the 35 percent of the total pillows in the LP ZOil\C district
be used as a starting point for this ordinance. Ms, Moore said the impact on the
reduction of the bed base is minuscule. Jasmine dePagter said not all of the lodges
owners will apply for conversion or expansion immediately.
Mayor Bennett closed the public hearing.
Kaufman said if there is a 14 unit lottery in November 1996, in 1997 there could be .
two 7 unit lotteries, This is to get relieffor the past buildup of units. Michaelson
said that is all right as long as this is not increased beyond 14 per year. Krlufman
said all 3 types oflotteries should be held in 1996. Michaelson said as long as this
integrates the concept oflodge pool it will work. Council supports the illllllcdialc
creation of a lodge pool.
Stan Clauson, community clp,,<l~f\m~nt director, noted that a fundamental premises
. .
is that the location of a lodge determines the zoning available. The lodge may exist
on a property that when converted may only accommodate one or two single family
houses, The zoning is not being changed to accommodate these parcels ofland.
Some lodges are in the multi-family zone and would do well as multi-family
structures. Clauson said some lodges may demolish; some may renovate within
their structures. Clauson said the flexibility exists to do different things with the
property but one must do what is allowed by zoning. Clauson said he feels these
regulations respect the zone districts and also provide for flexibility within that
limitation. Clauson said they feel like they have-achieved a balance for the city and
8
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Vlb
MEMORANDUM
THRU:
Aspen City Council
Amy Margerum, City Manager d /
Stan Clauson, Community Development Director r if
TO:
FROM:
Suzarme Wolff, Planner
RE:
Commercial Lodge Text Amendment, First Reading
DATE:
December 16, 1996
SUMMARY: The applicants request approval to amend the defmition of "lodge" to include properties
which are zoned Commercial Lodge(CL), as well as properties zoned Lodge Preservation (LP). The
application is attached as Exhibit A.
APPLICANTS: Simon and Nora Kelly, Buckhorn Lodge, represented by Alan Richman
BACKGROUND: Ordinance No. 29, Series of 1996, adopted amendments to the Land Use Code to create
a "level playing field" for owners of lodges in the Lodge Preservation zone district by giving them the
ability to convert to other uses or to expand the lodge use. A new definition of "lodge" specific to
properties within the new Lodge Preservation Overlay zone district was adopted as part of these
amendments.
The applicants requested during the review of the small lodge amendments that the "lodge" defmition apply
to all lodges to allow for the inclusion of kitchens and short/long term rentals. Staff was not in favor of
allowing the definition to apply to properties which were not zoned LP since those properties were not
encumbered by the same restrictions as those in the LP zone district. The applicants' prpperty, the
Buckhorn Lodge, is zoned Commercial Lodge (CL), which allows commercial uses at street level and lodge
accommodations on all other stories, but the lodge use is currently restricted to units without kitchens. The
North of Nell and the Aspen Square are the only other properties that are zoned CL. Council directed staff
to investigate the concept of vertical zoning, which would allow different zone districts on different levels
of a structure, and which could give the Kellys more flexibility in the use of their property. After further
consideration, staff determined that another alternative, to revise the new "lodge" definition to include
buildings zoned CL, would be a more appropriate way to address the Kellys' concerns.
The Plarming Commission recommended approval of the text amendment on December 10 by a vote of 6-0.
REQUEST: The applicant proposes to amend the definition of "lodge" in the Land Use Regulations
(Section 26.04.100).
STAFF COMMENTS:
The language proposed to be added to the definition of "lodge" is shown below in bold. Staff also
proposes a minor amendment to the previously approved language.
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Lodge means a building within the pre:'ieusl)' z(Jl'led Lodge Preservation Overlay zone district
or a building presently zoned Commercial Lodge (CL) containing three (3) or more individual
rooms for the purpose of providing lodgingfacilities on a short or long-term basis,for
compensation, with or without meals, and which has common facilities for reservation and
cleaning services, and on-site management and reception. A lodge may include kitchens within
individual rental units. ..
Pursuant to Section 26.92.020, in reviewing an amendment to the text of the land use regulations, the
City Council and Commission shall consider the following standards.
1. Whether the proposed amendment is in conflict with any applicable portions of this title.
Response: To staffs knowledge, the proposed amendment does not conflict with the Land Use
Regulations.
2. Whether the proposed amendment is consistent with all elements of the Aspen Area Community
Plan (AACP).
Response: A policy stated in the AACP is to "Provide incentives to keep small lodge owners in
operation." This amendment would allow owners of properties in the CL zone district, such as the
Kellys, to maintain their lodge units and to improve them to be more marketable.
3. Whether the proposed amendment is compatible with surrounding zone districts and land uses,
considering existing land use and neighborhood characteristics.
Response: The uses within the CL zone district will remain the same and will not create additional
impacts on neighboring properties. The only properties zoned Commercial Lodge are the Buckhorn
Lodge, the North of Nell and the Aspen Square. The units in the North of Nell and the Aspen Square all
contain kitchens, although the definition of "Iodge/hotel" which applies to these properties prohibits
kitchens within individual units. The proposed amendment will bring the North of Nell and Aspen
Square into compliance under the new "lodge" definition, and will allow the Buckhorn to remodel the
existing lodge units to include kitchens.
4. The effect of the proposed amendment on traffic generation and road safety.
5. Whether and the extent to which the proposed amendment would result in demands on public
facilities, and whether and the extent to which the. proposed amendment would exceed the
capacity of such public facilities, including but not limited to transportation facilities, water
supply, parks, drainage, schools, and emergency medical facilities.
6. Whether and the extent to which the proposed amendment would result in significantly adverse
impacts in the natural environment.
Response: The amendment would allow owners of properties in the CL zone district to add kitchens to
the lodge units. Any increase in lodge units would require GMQS allocations, at which time any
increased impacts on traffic, public facilities and the natural environment could be analyzed. CL
properties would not be eligible to compete in the small lodge lottery or to apply for the GMQS
exemption that was established for LP properties.
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With regard to the Buckhorn Lodge, the owners propose to decrease the number of lodge units in order to
add kitchens and rent the units long term, therefore, the impacts would actually decrease as a result of the
proposed amendment.
7. Whether the proposed amendment is consistent with and compatible with the community
character in the City of Aspen.
Response: The amendment is compatible with the community character in that it maintains lodge uses
while giving the owners more flexibility.
8. Whether there have been changed conditions affecting the subject parcel or the surrounding
neighborhood which support the proposed amendment.
Response: This amendment is in response to the recently adopted LP text amendments, and offers CL
properties more options as an incentive to maintain lodge use.
9. Whether the proposed amendment would be in conflict with the public interest, and is in
harmony with the intent of the City of Aspen Land Use Code.
Response: The proposed amendments would not be in conflict with the public interest or the intent of
the Code.
RECOMMENDATION: Staff and the Planning Commission recommend approval of the proposed
amendment to the "lodge" definition.
RECOMMENDED MOTION: "I move to approve first reading of the proposed amendment to the
defmition of "lodge" to include properties presently zoned Commercial Lodge."
Exhibits:
"A" - Application Packet
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JIrD.
MEMORANDUM
TO:
Aspen Plarming and Zoning Commission
Mary Lackner, Acting Deputy Director /fJd...
Suzarme Wolff, Planner
THRU:
FROM:
RE:
Commercial Lodge Text Amendment - Public Hearing
DATE:
December 10, 1996
SUMMARY: The applicants request approval to amend the definition of "lodge" to include properties
which are zoned Commercial Lodge(CL), as well as properties zoned Lodge Preservation (LP). The
application is attached as Exhibit A.
APPLICANTS: Simon and Nora Kelly, Buckhorn Lodge, represented by Alan Richman
BACKGROUND: Ordinance No. 29, Series of 1996, adopted amendments to the Land Use Code to create
a "level playing field" for owners of lodges in the Lodge Preservation zone district by giving them the
ability to convert to other uses or to expand the lodge use. A new defmition of "lodge" specific to
properties within the new Lodge Preservation Overlay zone district was adopted as part of these
amendments.
The applicants requested during the review of the small lodge amendments that the "lodge" definition apply
to all lodges to allow for the inclusion of kitchens and short/long term rentals. Staff was not in favor of
allowing the defmition to apply to properties which were not zoned LP since those properties were not
encumbered by the same restrictions as those in the LP zone district. The applicants' property, the
Buckhorn Lodge, is zoned Commercial Lodge (CL), which allows commercial uses at street level and lodge
accommodations on all other stories, but the lodge use is currently restricted to units without kitchens.
Council directed staff to investigate the concept of vertical zoning, which would allow different zone
districts on different levels of a structure, and which could give the Kellys more flexibility in the. use of their
property. After further consideration, staff determined that another alternative, to revise the new "lodge"
defmition to include buildings zoned CL, would be a more appropriate way to address the Kellys' concerns.
REQUEST: The applicant proposes to amend the definition of "lodge" in the Land Use Regulations
(Section 26.04.1 00).
STAFF COMMENTS:
The language proposed to be added to the definition of "lodge" is shown below in bold. Staff also
proposes a minor amendment to the previously approved language.
Lodge means a building within the pPc'lieus!y iJGned Lodge Preservation Overlay zone district
or a building presently zoned Commercial Lodge (CL) containing three (3) or more individual
rooms for the purpose of providing lodging facilities on a short or long-term basis, for
compensation, with or without meals, and which has common facilities for reservation and
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cleaning services, and on-site management and reception. A lodge may include kitchens within
individual rental units. "
Pursuant to Section 26.92.020, in reviewing an amendment to the text of the land use regulations, the
City Council and Commission shall consider the following standards.
1. Whether the proposed amendment is in conflict with any applicable portions of this title.
Response: To staffs knowledge, the proposed amendment does not conflict with the Land Use
Regulations.
2. Whether the proposed amendment is consistent with all elements of the Aspen Area Community
Plan (AACP).
Response: A policy stated in the AACP is to "Provide incentives to keep small lodge owners in
operation." This amendment would allow owners of properties in the CL zone district, such as the
Kellys, to maintain their lodge units and to improve them to be more marketable.
3. Whether the proposed amendment is compatible with surrounding zone districts and land uses,
considering existing land use and neighborhood characteristics.
Response: The uses within the CL zone district will remain the same and will not create additional
impacts on neighboring properties. The only properties zoned Commercial Lodge are the Buckhorn
Lodge, the North of Nell and the Aspen Square. The units in the North of Nell and the Aspen Square all
contain kitchens, although the definition of "Iodge/hotel" which applies to these properties prohibits
kitchens within individual units. The proposed amendment will bring the North of Nell and Aspen
Square into compliance under the new "lodge" definition, and will allow the Buckhorn to remodel the
existing lodge units to include kitchens.
4. The effect of the proposed amendment on traffic generation and road safety.
5. Whether and the extent to which the proposed amendment would result in demands on public
facilities, and whether and the extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not limited to transportation facilities, water
supply, parks, drainage, schools, and emergency medical facilities.
6. Whether and the extent to which the proposed amendment would result in significantly adverse
impacts in the natural environment.
Response: The amendment would allow owners of properties in the CL zone district to add kitchens to
the lodge units. Any increase in lodge units would require GMQS allocations, at which time any
increased impacts on traffic, public facilities and the natural environment could be analyzed. CL
properties would not be eligible to compete in the small lodge lottery or to apply for the GMQS
exemption that was established for LP properties.
With regard to the Buckhorn Lodge, the owners propose to decrease the number of lodge units in order to
add kitchens and rent the units long term, therefore, the impacts would actually decrease as a result of the
proposed amendment.
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7. Whether the proposed amendment is consistent with and compatible with the community
character in the City of Aspen.
Response: The amendment is compatible with the community character in that it maintains lodge uses
while giving the owners more flexibility.
8. Whether there have been changed conditions affecting the subject parcel or the surrounding
neighborhood which support the proposed amendment.
Response: This amendment is in response to the recently adopted LP text amendments, and offers CL
properties more options as an incentive to maintain lodge use.
9. Whether the proposed amendment would be in conflict with the public interest, and is in
harmony with the intent of the City of Aspen Land Use Code.
Response: The proposed amendments would not be in conflict with the public interest or the intent of
the Code.
STAFF RECOMMENDATION: Staff recommends approval of the proposed text amendment to amend
the "lodge" definition.
RECOMMENDED MOTION: "I move to recommend approval of the proposed text amendment to
amend the defmition of "lodge" to include properties presently zoned Commercial Lodge."
Exhibits:
"A" - Application Packet
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PUBLIC NOTICE
RE: COMMERCIAL LODGE (CL) TEXT AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, January 13, 1997 at
a meeting to begin at 5:00 p.m. before the Aspen City Council, City Council Chambers, City Hall,
130 S. Galena St., Aspen, to consider amending Section 26.04.100 of the City of Aspen Land Use
Code, definition oflodge to include buildings presently zoned Commercial Lodge (CL). For
further information, contact Suzanne Wolff at the AsperilPitkin Community Development
Department, 130 S. Galena St., Aspen, CO (970) 920-5093.
s/John Bennett. Mayor
Aspen City Council
Published in the Aspen Times on December 28, 1996
City of Aspen Account
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, -&vauabIe for public fospectfoa:frour ~ aa.ttO',~~':'JN.TRODU~,:~~. AN!
~pm'lil tMo.Offiee:oI:Uf.e'Ass~ta~~Couaty"i.~~p~ic1~,ra;
Manager; S30Eas~al~treet.,SUlte~3~1'3l;! ~ndF.'ol~~~~~ ~
Aspen~COIorado,816n; Phoi:le-(970) ~,.J!"))ecember;.J996~IL .. iI,- - . _
JeanetteJones.Deputy CoWrtyClerk ',' ._ . .fohn E
PublIshed"ln The Aspen TImesDec.. 28. 1996. Attest: KatiuynS. Kodi;'Qty ClerI
.. Puj;)lished1n\".1'he:'~Tlmes I
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c_ ,oRotNANc:E.NO; Q(serles-Ol.l996)";,;.. ;:~.:' ~~:;::,;;(':~;'i'~::'PU8I.JC NrinCf;
':ANORDINANCERECoGNlzING~FUND,.._ :PI;;W&.'tAKKlIIOTiCC:'tbat'
REVENUE.: OF' $96;49.7;' AfPROPRI:A:rJNG . ;::'County.commlssioners"ol P
GENERA(;, FUND EXPENDtTURES,OF;.$26S;5U, - - Colorado-will' conskIern!sokdio
REDUCING 'fR.6.NSFERS OF $14,800 fROM TH& Inter8:overnmental.Agreem.eots
GENERAL:;RJN~'TO"THE'TRANSiIDRTATIONl among-Pltkln-COuntyo,tbe ROariI11l
PARKING FUND; APPRQPRIATlNG PARKS &' Holding,Authority....theCoJorado
OPEN . SPACE -FUND- EXPENDlT.URES,. OF Transportation. GOCO, Pitkin
S799,l 11;. APPROPRlATING.WHEELER FUND Space"and Trails; Ea,Ie--Cou:
EXPENDITURES OF S23.321;.APPROPRlATlNG Transportation Authority, the (
PARKING IMPROVEMENT . FUND the Town of Silowmass Village
EXPENDITURES"OF S23.000: APPROPRIAl1NG Basalt, the'Town_ of Carbondal
HOUSING/DAYCAREFUND.EXPENDITURESOF GlenWQod Sprlngs;.and Eagle
$3,178,"OO:APPROPRIA~CEMETERY ,LANE Counties, establishing th
IMPROVEMENT DISTRICT EXPENDITURES OF arrangements between' the- parti
$30,000: APPROPRIATING WATER, FUND the purchase and public ownl
EXPENSES, OF. S-62~S69; APUOPRIA TING Aspen branch of the Denver an
ELECTRIC FUND EXPENSES ,-OF 5132;743; Western-Railroad Right of Way, ;
APPROPRIATING TRANSPORTATION/PARKING Regular Meeting on Wednesda
FUND EXPENSES OF $28,465: RECOGNIZING. GIS 1997 at 3:30 pm, at the Commissic
ENTERPRISE FUND REVENUE OF $28.,047, room in the Courthouse Plaza b
APPROPRIATING GIS ENTERPRISE FUND Main St., Aspen, Colorado. at wi
EXPENSES- OF $28,047; APPROPRlATING- GOLF place aU members of the publi,
FUND EXPENSES OF $5,241; RECOGNIZING and be heard. Copies 01 It
WATER PLACE HOUSING. FUND, REVENUE OF resolutions are available for put
. $489,937; APPROPRIATING WATER PLACE during regular business hours il
HOUSJNGFUND EXPENDITURES OF $489,937; the Clerk and' Recorder, 530 E. M
Copies oi this ordinance are available In the Colorado 81611. Phone 11970920..5
office of the City Clerk, City Hall, 130 South , . Jeanette Jones
Galena,Aspen. during nonnal business,hours; P.ublished In The Aspen Times I
FlNAU.Yadopted, passed and approved this
16thday ofDeC:ember, 1996. .
ATTEST: KathrynS. Koch, City Clerk'
John S. Bennett, Mayor'
Published In The Aspen Times Dec, 28, 1996.
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF ASPEN AMENDING, CHAPTER 26 OF
THE ASPEN MUNICJPALCODE TOWlT:
SECTION 26.04.100. DERNITIONOF ~r.ODGE";
ORDINANCE 46, SERIES OF 1996 .
WHEREAS, Section 26~92.020 of the Murilcip.al
Codeprovtdes tbat amendments to~' I
Chapter 26 of the Code, to wit, ~Land Use
Regulations., shall be reviewed and
recommended for approval by the-P.lanning
Director and then by the Planning and Zoning
Commission at, public hearing, and then
Ordinance No.9/)- approved. approved with conditions, or
RECITALS disappro'ved by the City Council at public PUBLIC NOTICE
1. Whereas. the BoaTd of County bearing; and . PLEASE TAKE NOTICE: That
Commissioners,of Pitkin County {hereinafter WHEREAS, the new "Iodge~ definition created County Commissioners ot PII
~Boardj has established the Redstone Historic by Ordinance No. 19,'. Series of' 1996, only Colorado, will consider the follow
'Preservation Commission whose duties include, applies to propertl.es which were previously at 3:30 p.m. (or as soon then
drafting guIdelines for alteratlons.'to existing zoned Lodge Preservation; and conduct of business will 'allow) ,
structures, and design of new construction In ,WHEREAS, Simon and Nora Kelly, owners 01 regular meeting of January 8. 199
the hIstorically designated Redstone'area. and; tbe Buckhorn Lodge, have requested that the County Courthouse' Plaza. 530 ~
2. Whereas, said CommissIon has drafted new "lodge. dellnltion also'apply to:propertles. 'Flrst Floor; Aspen, Colorade
guidelines. for'Board's review and approval, zoned Commercial Lodge (Buckhorn Lodge, Interested parties are Invited to i
'and: . . . ". .' Aspen Square, and North of Nell); and heard:.'
3 Wbereas, the Planning and. ,Zoning WHEREAS, the_ Planning and Zoning ANORDINANCEOFTIiEBOARI
Co~mfsslon considered this matter at a public Commission reviewed Ule proposed COMMISSIONERS OF _ PITKIJ
'hearing on, September.. ,3. 1996, and amendmel)ts at a public hearing on December COLORADO, AUTHORIZING THE
recommended approvalol the,culdellnes to the 10,1996; and . . . OF AN INTEREST INA Cor.
'Board;and;" "",.' WHEREAS,upon,'revlewand consideration of EA:SEMENTOVERTIJEDENVER&
4. Whereas,.theBoard has _detennlned that It the text amendments, agency and public RAILROAD RICHT..oF-WAY WI'
:is.liLthe'bestlnterest.-ofthe citlzensot Pitkin comment 'thereon" and .tbose applicable COUNTY FROMTHEOPENSPACE
. 'County to'adopt these Guidelines;, . . ' . standards as contained In Chapter 26 of the FUND .. .
. -':~ . NOW,: ~O~,BEI:r.QRP~NED ,by: ~e" ,Muni.c:ipal Code,..to wit, Dlvisl~n ,92 (Text. ,,..ORDI,NANCE#96-REC
-',.:,.Pltkiit, County.~~~,'~mlasl~ .... ,Ame;ndm~nts~.,. t!!.~, ,f'~~!,n-ln~",:!Dd,Zonlng, 'i"-.~.I.;.-1'Jie.YOtent,o{.'PItkIn'Couaty l
",':1;'. ,;:;;X;<,:;,);;f,;tbat:;1t:1.~J;i:~p~ando~~~~e.-',:,:,,:;:'CoininJsSlOn fia$ recommended approv'" Qfthe County Connnlssionersestablis
' '~~::~lD$toite:~(ni'9uIQeunes:for'Redstone. ..... text amendment. bya:,vote of 6-0, pursuant to . S:pace and Trails Fund for the
. ., , '.arlQ Historlc'ReSourc~ .of .the .Crystal River, procedure as authorized by ~Ion 26.92.030 . , preserving and developing ope
ValleY::. -'. . ,.. .. " :' . oftbe Municipal COde; ~d,.: '.: -' trails' resources In Pitkin (
'_'_'_':.:':__,Copjesofthe- proposed (Jrdin,ance:are WHEREAS; the Aspen City Council has established-an Open Space and T
'~.:::)~:::.,~:~:~av'ailable:forpubllc Inspection during. regular reviewed, and considered.the text amendments - :Trustees,.to guide. the... expendlt
'~"~;,':>,,"r',f~:bUsiness boursln.the Offlce-Qfthe_ Clerk and under the applicable provisions 01 the funds; and" ,
,:~~~,::'~~OJ:der"?30EaStMaln StreetAspen_~ C~orado, Municipal Code as Identified herein, has 2. The Open Space and Tra
;-:~,~,;ri.f,:816U:.-~,0IIe ,(.97q),9~18(l, ,,,;,;:~,,,,,,,, . . .' . reviewed and :'_: ,consldere!1 ,'. '. ,those Trustees (OSTB) has-:appioved a n
., >:\:ii':1::~~:';j,:r-",c;fA':::~1eiinette~I)eP~tYCOUnty>Clerk " 'reeommendations andapp~-as granted ,by,. recommending to the Boarl
. ~/. -"':',::Pribllshed In.~rInI~Dec;.-2fJo;cl996., ,,;");,tbe. Ptanningand Zoning.Ctlmmisskm, and ~as _,,',:::Comrtdssloners~OCC),aequlstI
. :.';~j;~:ii::;,':'-:~~L'~~€E~,*1,*,.' 'i;:.... .,~~t;=~:f.:~?~,~~~',~1~P,~~~~:~.:~~;el-?f~:~::t(~~:~~~~~~
"~~:.PLEASETAKE-NOTICE~ ,That' the ,Board of . WHEREAS, the City CounclHinds that the text Railroad Holding Authority (RFRti
CountyCornmissloners of PItkin County, amendment offers Commercial Lodge Outdoors Colorado (GOCO), In
~., Colorado~ at its ~guI,ai~meetlng .on December properUes !!,ore op.tlons as, an Incentive to .wlth the OSTB" as c~grarlteE
: ~'.:,:/:<18;.~:99fi,.a,n~~ftel":.a;duly~notlc;:_ed public maintain se, and Is con~istent with,therellet :'undetermlnedsecond c;o-grant
""'~:,-:::hearlog:4IdoPte.dthe (ollOwlnlfOrdlnance: granted to the Lodge Preservation ,propertles,'railroad corridor In PItk1n COWl!)
.,' ORDfNANcE OF 'f}{EBOARD,OF":CQUNTY byOrdlnanceNo.29,Series-of.l996;_and.' _' ,approxlmatelylS2acre5,andappl
'COMMISSIONERS, OF PITK.IN., COUNTY, . WHEREAS, the City CounclI,flnds,thatthe text 'miles, In-fength). subject_to thl
COLORADO, OFFICIALLY RECOGNIZING THE amendment meets or exceeds all applicable conditions' in.the conservation el
'"" GEOGRAPHIC. INFORMATION, SYSTEM (GIS) "__I^n~""" .,h^.oI~....Ift ~^.OI 1ft ___ft.... .. ......1.
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,_:'-.:.;>~;::~;{:i,~..,~~~.L~:;~:~;..,~:Y;. ,i,t,g-..,
""';(.;'j~' . ......:.,;..l\lJIlUC'NarICE,"',.'~ tJi.,
; RETATI'OO PARlOUR'rEM1~ORAR:"lU;J~PE8I.u:t'
~=:'~~~:::~~~99~:'
mef!tlng tn hPgrn.ll 5:(1) IJ.lII. helfln." the .\.'ll:lell
Cily' C'.oirnaL c11y Council t:!laIRI~~r.I, t."y Hall. 130
S. GaIl.'II. 51.. '\sPeno to,colI!uder ilIl .1ppllt'AUun
!lulrrmued by Betl WallelllxJnl Wid Paul lAmbeD....
Feq,lIesllll!& lIppruv81. ~or & temporAry lL1P. of l!1e- ,
premises lor.. tlUloo pllrlour, Tim IJro(1f"rty!s
!ucAll'ld..t ,oIw N" MlIl,:OOo 90, .1I1d III dt':!'oC"rlhl'd .=.10
a-tract:,of-land'sJtuated.1rr.the'NWf/4 of the'
SWlt4'of'Sedl~Ih~:.1toWQshl~10. Ran~84'..
Weatcof ,the,,6th,P-;M", For..ftl1'l;heiinfOrmatlon,
contact ,Stan- C1u.oo. at the Aspen/Pitkin .
Community Development;:.Departmimt, J30'S. .
Galena.St,~ Aspen; CO (970) 92005099.. " '
. .. . stjohn Bennett. Mayor
AspenCltyCoundi
Pubilshed ln1beAspen Times-On Dee 28;-199&.
PUBUC NOTICE-
. RE: COMMERCIAL LODGE' (CL) TEXT
AMENDMENT NonCE IS HEREBY GIVEN,that a
pubUc hearing will beheldon Tuesday.. January
13 1997' at a- meeting, tcrbe'gin: at 5:.00 p.m.
before the .Aspen -Clty'Councll. City Council'
Chambers; City Hall, 130 S,GaIena St" Aspen, to
consider amending Section 26.04.1 00 ot the City
of Aspen I.and' Use Code. definition ofJodge to
Include buildlngs.-presently zoned Commercial
Lodge (CL).For: further information, contact
Suzanne, Wolff. at the Aspen/Pitkin Community
Development Department, 130S. Galena St.,
Aspen. CO (970) 920-5093~
,. s/Joho'Bennett,-Mayor
ASpen City Council
Publishecr In The Aspen TImes Dec. 28, 1996~
;,,:,
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NOnCE OF PUBUC HEARING
PLEASE TAKE NOTICE: That. ,the Board of
County' CommIssioners. oj-Pitkin County,
Colorado, will consider the 10llowlngOrdlnance
at the Board's regular meetIng on Wednesday,
January 8; 1997 at 5:00 P.M., .Pitkln,County
Courthouse, District Courtroom, 506 East Main
Street. Aspen , at whkh time and place all
members of the public may appear and be
heard: . ,
ORDINANCE OF TflEBOARD OF COUNTY
COMMISSIONERS OF PITKIN COUNTY,
COLORADO ADOPTING HISTORICPRESER-
VATION.GUIDELINES FOR REDSTONE AND
HISTORIC RESOURCES OF THE CRYSTAL RIVER
V Al.LEY
PUBUC NOTICE
INVITATION TO BIO, mD # 1997
Pitkin County Is requesting
purchase of one (1) Roller Com
County will accept sealed bids a
the Director of Public Works. 16;
Road, Aspen, Colorado 81611. UI
MDT on Monday, January 14, 1997
on the same date aU .bids will be 01
at the Office of the Director 01 I
Bids shall consist of: ONE
COMPACTOR-Bids shall be subl
fonns supplied by Pitkin County,
Bidders, Instructions and Bid Spec:
be obtalrred lrom Stan fWl, Pitkir
Manager, (970) 920.5393 <w Fax (97
Published in The Aspen TImes (
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PUBLIC NOTICE
RE: COMMERCIAL LODGE (CL) TEXT AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 10, 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 amending Section 26.04.100 of the
City of Aspen Land Use Code, definition of lodge to include buildings presently zoned Conimercial
Lodge (CL). For further information, contact Suzanne Wolff at the AspenlPitkin Commturity
Development Department, 130 S, Galena St., Aspen, CO (970) 920-5093.
s/Sara Garton. Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on November 23, 1996
City of Aspen Account
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PUBLIC NOTICE
RE: COMMERCIAL LODGE (CL) TEXT AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 3, 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 amending Section 26.04.1 00 of the
City of Aspen Land Use Code, definition oflodge to include buildings presently zoned Commercial
Lodge'(CL). For further information, contact Suzanne Wolff at the AspenlPitkin Community
Development Department, 130 S. Galena St., Aspen, CO (970) 920-5093.
s/Sara Garton. Chair
Aspen Planning and, Zoning Commission
Published in the Aspen Times on November 16, 1996
City of Aspen Account
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ASPENIPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 S. Galena Street
Aspen, Colorado 81611
(970) 920-5090 FAX (970) 920~5439
November 18, 1996
Alan Richman
Box 3613
Aspen, CO 81612
RE: , Commercial Lodge Text Amendment
Case # A86-96
Dear Alan:
The Community Development Department has completed its preliminary review of the captioned
application. We have determined that this application is complete.
I have scheduled this application for review by the Aspen Planning and Zoning Commission at a
public hearing to be held on December 10,1996, at a meeting to begin at 4:30 pm in the Sister
Cities Meeting Room at City Hall. I have also tentatively scheduled first reading before City
Council on December 16, 1996, and second reading and public hearing on JanuarY 13, 1997.
Should these dates be inconvenient for you, please contact me within 7 working days of the date of
this letter. After that the agenda dates will be considered tinal and changes to the schedule or
tabling of the application will only be allowed for unavoidable technical problems. The Friday
before the meeting dates, we will call to inform you that a copy of the staff memo pertaining to the
application is available at the Community Development Department.
Text amendments only require'notifIcation of the public hearing by publication in the newspaper,
therefore, you will not be required to mail notice or to post the property.
If you have any questions, please call me at 920-5093. Thank you.
Sincerely,
~fM..V-
Suzarme Wolff
Plarmer