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Home My WebLink AboutLand Use Case.233 W Main St.A053-01 , I CASE NUMBER PARCELID# CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY A053-01 2735-124-54001 Innsbruck Inn LP Exoansion 233 W. Main SI. Chris Bendon LP Exoansion. GMQS Exemo.. Conceotual/Fi Insbruck Holdinas. LLC. Haas Land Plannina 11/28/01 HPC Reso.55-2001 Conceotual HPC Aoor 3/13/02 J. Lindt - 2735-124-54-001 A053-01 ~L 62-3&- *.Al Innsbruck Inn LP Expansion 233 W. Main St. 66 3-03-851 A103-00 ~ opy Smith Road COWOP P 5 1-1 10 1 . &/447 -F'.IÂ¥.....r.59, COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5090 City of Aspen Land Use: 1041 Deposit 1042 Flat Fee 1043 HPC 1046 Zoning and Sign Referral Fees: 1163 City Engineer 1205 Environmental Health 1190 Housing Building Fees: 1071 Board of Appeals 1072 Building Permit 1073 Electrical Permit 1074 Energy Code Review 1075 Mechanical Permit 1076 Plan Check 1077 Plumbing Permit 1078 Reinspection 1079 Aspen Fire Other Fees: 1006 Copy 1165 Remp Fee 1302 GIS Maps 1303 GIS Fee 1481 Housing Cash in Lieu 1383 Open Space Cash in Lieu 1383 Park Dedication 1468 Parking Cash in Lieu Peri*ormance Deposit 1268 Public Right-of-way 1164 School District Land Ded. TOTAL NAME: 41 / 7 13 ,/' 01 1,fc ADDRESS/PROJECT: / ':'. ' A a PI IONE: 2/' 13. I / CHECK# r , CASE/PERMIT#: /'-t 2,0 7 1 # OF CqPIES: 1 3 L DATE: INITIAL: ...9- MEMORANDUM To: Dave Gibson and Mitch Haas From: James Lindt, Planner 213 Date: February 12,2003 Re: Innsbruck Final PUD Plans- Community Development Department's Comments Please make the following changes to the Innsbruck PUD Plans prior to submitting for signatures: 1. Include a certified copies of the Title Plat that was completed by David MeBride with the following amendments: a. Amend the City Council Signature Block to reference Ordinance 24, Series of 2002 rather than Ordinance 23 as it currently does. 2. Remove Phase I reference on the site plan because the PUD was only approved as one phase. 3. Include the approved Dimensional Requirements from Ordinance No. 24 on the site plan. 4. Differentiate between the approved new addition and the existing building on the site plan. 5. Include the location and dimensions of the bear proof dumpster on the site plan. 6. All of the Community Development Engineer's Comments must be reflected on the final set of two mylar plats in addition to the Community Development Department's comments. 7. Obtain all signatures with the exception of the City Community Development Director, Community Development Engineer, and Pitkin County Clerk and Recorder prior to submitting mylars to the Community Development Department. To: Applicant , ~ f From: John Niewoehner j l City of Aspen Com~ut Development Engineer THE CITY OF ASPEN Date: February 12,2003 ~ RE: Comments on Innsbruck Final PUD Development Plans 1. Encroachments. Prior to the recordation of the PUD plans, an encroachment license needs to be obtained from the Engineering Department for the alley landscaping island and parking. The encroachment license reception number is to be shown on the Improvement Survey PUD Plan. 2. Improvements in the ROW. Show the following ROW improvements on the Site Plan: (a) Directional sidewalk handicap ramps meeting current City Engineering Department standards need to be installed at the corner of Main St. and Section St. (b) Vehicles from the front parking area currently enter Main St. by driving over the curb. The entire stretch of sidewalk, curb and gutter in front of the Main St. parking area is to be replaced with a rollover curb and concrete drive (six inch thick reinforced concrete). 3. Financial Security. (a) Replace the current Financial Security language with the City's standard PUD agreement language. (b) A required attachment to the PUD agreement is a cost estimate of the ROW improvements. At the time of the building permit the applicant must provide a financial security (i.e. letter of credit) for the estimate cost of these improvements. 4. Sidewalk, Curb and Gutter Agreement: The City now requires property owners to improve the sidewalk, curb and gutter abutting a property. As such, Sidewalk, Curb and Gutter Agreements does not need to be mentioned in the Agreement. 5. Cover Sheet (Improvement Survey can serve as the cover sheet.) â€¢ Change the language of the Engineer's Signature Block from 'Community Development Engineer' to 'City Engineer'. â€¢ Add index of sheets â€¢ Vicinity map â€¢ Table of dimensional requirements from ordinance 6. Show trash storage on site plan Attachments: â€¢ Drawing of handicap ramp location â€¢ Drawing of Main St. curb, gutter and drive location â€¢ CDOT rollover curb detail â€¢ City handicap ramp detail â€¢ Standard PUD agreement language for financial security (available as Word file) â€¢ Template for financial security cost estimate (available as Word file) /plat-review/innsbruckPUD 0,-0 bl ST e.u Cr D kle,eng JAG 5, DE 00*Aulc FAA ODf C.AP g_f\ A~f L , j P UL C- ET~ 6-63 4 â€žu CE Q.,1 h.,6 5-1-4,vo/\CL o c , CONCRETE CURB & GUTTER Â¢fff . 10 PINEPR 11 TREE 4 SPRUCE i (17<,4 cl< EL) 5 j,DE ti) ,A(,la ! 9 PINE.j~f~~ 10 PIN f.>647-?874 \AA , 9 SPRUCEZ 6- "22:.. 1 4 ASPEN SPRO~ 1 + 4 8 PINE 44-% 4 7 SPR 1 /1 tf SPRU i SWIMMING POOL i 12 SPRUDE 5 1 8 SPRU SPA L.9 i i 7\ID BTREE T RE/2446Â£ F/2/ 25-LA,yJO toÂ·Jo ~ ~,111 6 # 771,4-6 AC; 09,0 c <-6 ~ '~--C- -1 5 LDâ‚¬IDALK. 'A (nuer' of- 6,((6-J,\8(j/ GN62â‚¬7 E 0.2.1 l/C ~< -0 10-4 C.C. C J GL - c, l) ((.. /6 Af f'Â£3 k.. 1Â¥iA. I 03 ;114 (e u T,TE: ,-\\1 ~Â«--1 â‚¬py_ L fâ‚¬--Â«, CP bi >A o Am/3 11 TREE -JtoE- ba B -.. -934- - / CLE- O.<- /-71Â©Qbrfr,0 54--0 Ki- 1442 ..x 49'2+2.-fle Â«4420.--2 91 -- -1 70 &714-41 2 5 ASP N \4Â« - ---- .â‚¬ft-Â·>h 7 SPR7*0>k. h\ - N-* 11 \Â«-\\ , \\\7\ I -\117 --.-~.4.+2..Peog' icâ‚¬-Se,Vi 133,3-33 l.41 uN \ f 6 + " - Cklâ‚¬ 71 Al< 0/2/6'4 i .- Â·Â·9e 5 ASPEN --- CONCRETE *-*. - GRAVEL PARKING AREA --- /./ 4 I. 3 1\\ 7 SPRUCE - RUBI 5 ASPEKM4*9 * 4/ 4/ 0 ~~~-~...FPRON ~ df GENERAL NOTES 1.ON CURVES 3 DEGREES OR SHARPER, CURBS AND/OR GUTTERS ARE TO BE PLACED ON THE ARC OF THE CURVE UNLESS OTHERWISE NOTED ON /111 THE PLANS. A MAXIMUM CHORD LENGTH OF 10 FEET MAY BE USED WHEN THE IR - DEGREE OF CURVE IS LESS THEN 3 DEGREES. 2. CONCRETE SHALL BE CLASS B. Ati* 39% 3. PROFILE GRADE OF CURBS AND GUTTERS SHALL BE LOCATED AT THE FLOW UNE. A EXPANSION JOINTS SHALL BE INSTALLED WHEN ABUTTING EXISTING CONCRETE OR FIXED STRUCTURE. EXPANSION JOINT MATERIAL- SHALL BE 1/2 IN. THICK Â©MIL/1 242 - & AND SHALL EXTEND THE FULL DEPTH OF CONTACT SURFACE. - TO BE BUILT WHEN - ~ GUTTER CROSS SLOPES SHALL BE 1/2 IN./FT. WHEN DRAINING AWAY FROM CURS AND GUTTER (TYPE 2) l IN./FT. WHEN DRAINING TOWARD CURB. IS REQUIRED ALLY WITH CURB AND I WHEN TIE BARS ARE REQUIRED, THE GUTTER THICKNESS SHALL BE iNCREASED TO 'EVENT." THE PAVEMENT THICKNESS T. BARS SHALL BE EPOXY-COATED #4 CONFORMING TO AASHTO M 284M AND SPACED 2 FT.-6 IN. THEY SHALL BE INSERTED 3/2 AND 1/2 8Y W/2 SHOWN ON PLANS. LENGTH INTO THE GUTTER. CONCRETE (,,- SHALL CONTAIN 1.5 POUNDS PER CUBIC YARD APPROVED POLYPROPYLENE FIBERS RSECTION < AND HAVE QMINAL AGGREGATE SIZE oF 3/8 IN. , 5'-3.0 i 3" - 2, 2'-8" / C 5. 1\ . 2' /. -7 6* ~ 2 2 ~_ ' 44. - 1 A-/1.I 2'-51/2. ~ d. : 6. 61/~3 ' CURB AND GUTTER TYPE 2 CURB AND GUTTER TYPE 2 (SECTION MS) (4" MOUNTABLE WITH SIDEWALK) (SECTION l IM) R) (6" MOUNTABLE - 2' GUTTER) A-LA CUR8 & GUTTER - 4 FT. MIN. SIDEWALK (SEE PLANS) FLOWUNE CURB -L ~ 1 2.ZE PAN UNE ~ CUR8 TRANSiTION h <--SIDEWALK TFWISITION | _1_ GRADE h C g-10:1Â· MAX. SLOPE DRIVEWAY,'. ~~~~1 -17 1 ..... FLOWUNE CURB ACROSS DRIVEWAY WILL BE MEASURED 1.* 1/4. - CURB TRANSITIONS, SIDEWALK TRANSITIONS AND - 4- 7 DRIVEWAY AND GUTTER AND PAID FOR AS CDNCRETE . a . IN THE CURB CUT WILL PAVEUENT" -3 BE MEASURED AND PAID - ,-31/2. FOR AS "CURB AND GUTTER' OR MEMENT TO BE POURED MONOLITHICALLY CONCRETE PAVEMENT (DRIVEWAYS) '(PIE 4 (KEY-WAY) SECTION A-A (SECTION M) (19 0-r Plan Revised Comments: CURB, GUTTERS, STANDARD PLAN NO. AND SIDEWALKS M-609-1 Issued By: Project Development Bronch October 1, 2000 Sheet No. 1 of 2 -89- EXISTNG , DETACHED SIDEWALK TRANSITION WING (TYPICAL) LANDING RAMP PLATFORM , i //A ff / f / A 11 / /RAMP / \ \ FULL HEIGHT Â« 31-01' Ptl / / /4 X VARIES, 3 FEET MINIMUM 4 r Pfuff/0 1 1 f. .. ~ ENGINEERING DEPARTMENT MULTI DIRECTION DRAWING NO : CITY OF ASPEN, COLORADO - ENG-618 , PEDESTRIAN ACCESS RAM P FOR DETACHED SIDEWALKS City of Aspen Financial Securities for Improvements in the R.O.W. (please attach this page to the financial security) Project: Innsbruck Lodge PUD Page _1_ of _1_ Prepared by: Date: Background: A financial security guarantees the City a pool of money that can be used to finish ROW improvements left uncompleted by the Owner/Contractor. Typically, these improvements consist of landscaping, sidewalk, curb and gutter. Within the City, the management of financial securities is the responsibility of Community Development Department Engineer. Financial securities usually take the form of a Letter of Credit or a Check. The City will hold onto the financial security until the improvements are: (i) inspected and accepted by the City, (ii) a two-year maintenance bond provided by the Contractor, and (iii) as-builts provided (if required). During large projects, the City may inspect and accept portions of the ROW improvements as they are completed and release 90% of the value of the completed ROW improvements. In this case, 10% of the value of the improvements will be withheld until all improvements are made and maintenance bond provided to the City. Letters of Credit: Unless notified otherwise, the Letter of Credit should: (i) be made out to the attention of the City Engineer Nick Adeh and (ii) have an expiration date of at least one-year after the issuance date of the building permit. Estimated amount of financial security (pending approval by applicant and City Engineer) Description of Work U n it Unit Price Quantity Cost Mobilization/De-mobilization LS 2000 1 2000 Demo, Site Prep, Clearing & Grubbing SY 10 70 700 Site Cleanup and Restoration (5-6% LS 700 1 700 total cost) 4" Thick Concrete Sidewalks SY 70 0 0 CDOT Roll Over Curb and Gutter LF 35 63 2205 Landscaping (seeded, irrigation, trees) LS 0 0 0 Handicap Ramps/Sidewalk Repair LS 1000 1 1000 Reinforced Concrete Drive (63'x7.5') SY 100 52.5 5250 Estimated Cost of ROW Improvements 11,855 Financial Security Amount (Cost + 10%) 13,040 LS= Lump Sum /plat-review/Innsbruck#2 Financial Security for Public Improvements. In order to secure the performance of the construction and installation of improvements in the public R.O.W., including landscaping, the Owner shall provide the City with a financial security for the proposed improvements. The financial security shall take the form of a letter of credit, cash or other guarantees in a form satisfactory to the City Attorney and shall be submitted to the City prior to the initiation of construction or the issuance of any building permits. As part of the Subdivision Agreement or PUD Agreement, the Owner shall provide a detailed cost estimate of the improvements for approval by the City. The amount of the required financial security shall be 110% of the estimated cost of the improvements. The guarantee documents shall give the City the unconditional right, upon clear and unequivocal default by the Owners in its obligations to complete the public improvements. to withdraw funds against such security sufficient to complete and pay for installation for such public improvements, or to withdraw funds against such security sufficient to complete and pay for installation for such public improvements. If the improvements have not been completed to the satisfaction of the City within one year of the cost estimate, City may require the Owner to adjust the amount of the financial security for local increases in construction costs- As portions of the improvements are completed, the City shall inspect them, and upon approval and acceptance, shall authorize the release of the agreed estimated costs for that portion of the improvements, except that10% of the estimated costs of the improvements shall be withheld for the benefit of the City until (i) all of the improvements have been inspected and accepted by the City, (ii) a two-year maintenance bond has been provided by the Contractor, and (iii) as-builts provided (if required). Separate financial securities and maintenance bonds are required for civil R.O.W. improvements (i.e. pipelines, sidewalks, and curbs) and landscaping R.O.W. improvements. /finan-security-agrmt 8 - .P. I. t PUD AGREEMENT FOR THE INNSBRUCK INN LODGE EXPANSION PROJECT THIS AGREEMENT is made this day of . 200@ between INNSBRUCK HOLDINGS, LLC, a Colorado limited liability corporation (the "Owners"), and THE CITY OF ASPEN, a municipal corporation (the "City"). RECITALS: WHEREAS, the Owners own that certain real property (the "Property") known as the Innsbruck Inn located at 233 West Main Street in the City of Aspen, County of Pitkin, legally described as: Lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, County of Pitkin, State of Colorado; and, WHEREAS, the Property is being remodeled for an expansion by the Owners as follows, where said expansion is liereinafter referred to as the "Project": â€¢ an addition' with a footprint of just under 745 square feet to the west side of the existing structure, to include: a one-bedroom employee dwelling unit below grade; two new lodge units each on the ground level; and, two new lodge units as well as new decks on the second floor. â€¢ The room count will go from the thirty-three existing lodge rooms to thirty-seven lodge rooms and one employee dwelling unit, for a net gain of four lodge units and an employee dwelling unit. No additional parking will be provided. , WHEREAS, pursuant to Ordinance No. 2* Series of 2002 ("Ordinance"), the City Council granted Minor Planned Unit Development, and GMQS Exemption for the Affordable Housing Unit approval for the Project; and, WHEREAS, pursuant to Resolution No. 55, Series of 2002 ("Resolution-). the Historic Preservation Commission ("HPC") granted Final Development Plan approval: and. WHEREAS, the City and the Owners wish to enter into a PUD Agreement for the Project; and. WHEREAS. Owners have submitted to the City for approval, execution and recordation, a final plat for the Project (the "Plat") and the City agrees to approve, execute and record the Plat at Owners' expense on the agreement of the Owners to the matters described herein. subject to the provisions of the Municipal.Code of the City of Aspen (the '-Code"). the Ordinance. and other applicable rules and regulations: and. WHEREAS, Owners are willing to enter into such agreement with the City and to provide assurances to the City. . Innsbruck Inn PUD Agreement Page 2 of 9 NOW, THEREFORE, in consideration o f the mutual covenants contained herein, and the approval, execution and acceptance of the Plat for recordation by the City. it is agreed as follows: 1. Description of Proiect. Refer to the second "Whereas" statement, above. 2. PUD Dimensional Requirements. As set forth in Condition 4, Section 1 of the Ordinance, the following dimensional requirements were approved by the City as part ofthe Project, are shown on the Final PUD Development Plans, and shall be printed on all final building permit plan sets: a. Minimum Lot Size: 6,000 square feet. b. Minimum Lot Area per Dwelling Unit: No requirement. c. Maximum Allowable Density: One lodge or residential bedroom per 390 square feet of lot area. d. Minimum Lot Width: 60 feet. e. Minimum Front Yard: 5 feet for the building; 0 feet for the existing swimming pool fence. f. Minimum Side Yard: 4.5 feet for the building; 0 feet for the existing swimming pooi fence. g. Minimum Rear Yard: 13.5 feet for the building; 0 feet for the existing railroad tie retaining wall. h. Maximum Site Coverage: No requirement. i. Maximum Height: 25 feet. j. Minimum Distance Between Buildings: 10 feet. k. Minimum Percent Open Space: No requirement. 1. Trash Access Area: Per Final PUD Plans. m. Allowable External Floor Area Ratio (FAR): 0.9:1 exclusive of basement; 0.95:1 inclusive of basement addition. n. Allowable Internal FAR: Per Final PUD Plans. o. Minimum Off-Street Parking Spaces: 0.31 spaces per bedroom (12 spaces and 38 bedrooms, including the one employee housing bedroom). 3. Acceptance of Plat. Upon execution of this Agreement by the parties hereto, the City agrees to approve and execute the Final Plat for the Project submitted herewith and reduced-size copies of which are attached hereto as Exhibit "A," which conforms to the plat requirements of the Code and the Ordinance. The City agrees to accept such Plat for recording in the office of the Pitkin County Clerk and Recorder upon Owners' payment of the recordation fee. The City has further required the submission and recording of PUD Development Plans which are attached hereto at a reduced size as Exhibit "B." If the approved PUD Development Plans change subsequent to this approval, a complete set of revised plans shall be provided to the Engineering and Community Development Departments for review and evaluation. m Innsbruck Inn PUD Agreement Page 3 0 f 9 4. Development Requirements. The following development requirements will be satisfied by Owners pursuant to Ordinance No. 2* Series of 2002. a. Affordable Housing. Owners shall adequately mitigate for the Project's employee generation by providing deed restricted employee housing for at least 0.59 full-time equivalent employees (FTEs). The Project includes a one-bedroom employee housing unit, which provides credit for housing 1.75 FTEs. Thus, the Project provides housing for 1.16 more FTEs than required to mitigate its employee generation. A credit for housing 1.16 FTEs shall, therefore, be maintained by the Property. The employee housing unit will be deed restricted to the Category 2 rental rate, as such is described in the Aspen/Pitkin County Affordable Housing Guidelines (the Guidelines). Since the employee housing unit is for use by the lodge in housing its employees. income and asset restrictions otherwise applicable to the Category 2 deed restriction shall be waived. The Owners shall meet with Housing Office Staff prior to completion of the Project to establish mutually acceptable lease terms for employees whose units are attached to the place of employment. Prior to issuance of a building permit for the Project, Owners shall record a deed restriction for the employee housing unit. Also, in an effort to be consistent with Section 38-12-301, C.R.S., and the Colorado Supreme Court rent control decision on the Town of Telluride v. Lot Thirty-Four Venture L.L.C. (Case No. 98-50-547, decided June 5,2000), Owners desire to grant to the Aspen/Pitkin County Housing Authority (APCHA) an undivided one-hundredth of one percent (0.01%) ownership interest in the above- described affordable housing unit of the Project. With the APCHA consent to accepting an interest in the property, the Owners agree to indemnify and hold harmless for any claims, liability, fees, or similar charges related to ownership of an interest in the affordable housing units. Conveyance of the undivided one-hundredth of one percent (0.01%) ownership interest from Owners to the APCHA shall take place prior to or concurrent with issuance of a Certificate of Occupancy for the units and after said units have been rendered capable of separate conveyance by way of condominium map or the similar (as described in paragraph 5, below). The APCHA shall not be entitled to the payment of monies upon sale or rental at any time of any residential units in the Project, nor shall the APCHA be entitled to derive any economic benefit by virtue of its undivided interest iii the Project. Owner reserves the right to submit an alternative option, subject to review and acceptance by the City Attorney, to satisfy the rent control issue. b. Building Permit Plan Requirements. The building permit application for the Project shall include: 1. A copy of Ordinance No. 2% Series of 2002. Planning and Zoning Commission Resolution No. 20. Series of 2002, and HPC Resolution No. 55. Series of 2002. 2. All conditions of approval printed on the cover page of the building permit plan set. 3. A completed tap permit for service with the Aspen Consolidated Sanitation District. 4. A tree removal permit, as required by the City Parks Department. and approval from the Parks Director for off-site replacement or mitigation of any removed trees. * Innsbruck Inn PUD Agreement Page 4 0 f 9 < 5. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer; said plan must provide for maintaining sediment and debris on-site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. 6. A signed letter from the primary contractor to the Director of the Community Development Department stating that the conditions of approval have been read and understood. 7. Prior to issuance of a building permit, Owners shall provide payment of all tap fees, impact fees, and building permit fees. If an alternative agreement to delay payment of Water Tap and/or Parks Impact fees is finalized, those fees shall be payable 1/ according to the agreement. The Park Development Impact Fee for the Project shall be $8,200.00. Owners shall pay the appropriate Street Impact Fees to the City of Aspen for excessive wear to the streets caused by construction traffic, as determined by the Engineering Department. 8. A PM-10 mitigation plan for review by and approval of the Environmental Health ' Department. The mitigation plan shall include sufficient measures to mitigate for thirty-six (36) additional vehicle trips per day. 9. A completed asbestos checklist (to be obtained from the Building Department). If found to be necessary, Owners shall notify the State prior to remodel, expansion or demolition of any buildings, including removal of drywall, carpet. tile, etc., and a licensed asbestos inspector will have to conduct an inspection. I f there is no asbestos, the demolition can proceed. If asbestos is present, a state licensed asbestos removal contractor must remove it. Owners shall report these findings to the Environmental Health Department and Building Department prior to the issuance of demolition and building permits. 10. A fugitive dust control plan for review by and approval of the Environmental Health Department. The Fugitive Dust Control Plan will include. as a minimum, plans for fencing. watering of dirt roads and disturbed areas, daily cleaning of adjacent paved roads to remove mud that has been carried out, speed limits, or other measures necessary to prevent windblown dust from crossing the property lines or causing a nuisance. Mud shall not be tracked onto City streets during demolitions. A washed rock or other style mud rack shall be installed during construction as a requirement o f the City o f Aspen Streets Department. 11. Plans for all improvements, including snow storage areas, utility pedestals, curb and gutter improvements. and sidewalk improvements. 12. A full set of construction management plans. These plans shall include the Owners' agreement to prohibit storage of construction material or dumpsters on the public rights-of-way unless a temporary revocable encroachment license is granted by the City Engineer for such storage. The management plan shall also include a noise, dust control, and construction traffic management plan which addresses, at a minimum, definition of the construction debris hauling routes and impact on local streets. -- r i 2 c, Wastewater and Surface Drainage. Owners shall comply with Aspen Consolidated Sanitation District (ACSD) rules and regulations. If new sewer lines are required, the - -L 7 f C U ; Innsbruck Inn PUD Agreement Page 5 of 9 existing service will have to be excavated in the alley and disconnected at the main sewer line. No clear water connections (roof, foundation, perimeter drains) shall be allowed. All improvements below grade shall require the use of a pumping station. d. Water Service. Owners shall comply with the City of Aspen Water System Standards, with Title 25, and with applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) o f the Aspen Municipal Code, as required by the City of Aspen Water Department. e. Fire Protection. Owner shall install an adequate fire alarm system throughout the structure and a fire sprinkler system that meets the requirements of the Fire Marshal. f. Future Improvement District(s). Owners agree to join any future improvement district(s) formed for the purpose o f constructing City-approved improvements to the adjoining/surrounding rights-of-way which benefit the property under a fair share assessment formula. Prior to the issuance of a Certificate of Occupancy for any part of the Proj ect, Owners agree to sign a sidewalk, curb and gutter construction agreement and pay any applicable recording fees associated therewith. . EncroachmentsÂ·and Work in the Public Ri,ghts Of Way. Owners shall either remove any encroachments into the public rights-of-way or be subject to current encroachment license requirements, as required by the City of Aspen Engineering Department. I f not removed, Owners shall obtain a temporary revocable encroachment license from the City Engineer so as to continue allowing the lodge to use the parking spaces on the alley as angled, "head-in" parking in their current configuration. Along with the license, the Owners shall post a sign indicating that the westernmost parking space on the alley is for compact cars only. For proposed work in public rights of way, Owners must receive approval from: â€¢ The City Engineer for design of improvements, including landscaping; â€¢ The Parks Department for vegetation species, tree removal, and/or public trail disturbances; â€¢ The Streets Department for mailboxes and street cuts; and â€¢ The Community Development Department to obtain permits for any work or development, including landscaping, within the public rights-of-way. h. Exterior Lighting and Streetlights. Any and all outdoor lighting shall comply with the applicable portions of Section 26.575.150, Outdoor Lighting, ofthe Aspen Land Use Code. 1 f the existing street lights are disturbed or damaged during construction, they shall be repaired or replaced in kind. as required, in alignment with the other street lights along the subject street. i. Construction Schedules and Noise. Construction is prohibited on Sundays and between the hours of 7:00 p.m. and 7:00 a.m. on all other days. All noise ordinances shall be abided by. in , Innsbruck Inn PUD Agreement Page 6 0 f 9 4 . J. Tree Protection. Tree saving construction fences shall be installed around the drip line o f any trees to be preserved. The City Forester o f his/her designee must inspect such fencing before any construction activities commence. No excavation, storage of construction equipment, construction backfill, foot or vehicular traffic shall be allowed within the fenced drip lines. k. Parking. Owners shall provide priority to the occupant(s) o f the employee housing unit for the use o f one o f the off street parking spaces to the north of the building. In the event that the occupant(s) of the employee housing unit does not own a car, the parking space shall remain available for the general use of the Irmsbruck Inn's other occupants. 1. Trash Storage. A bear-proof dumpster shall be located on-site and shall meet the standards ofthe City of Aspen Wildlife Ordinance. m. Accessibility. One (1) ground-floor lodge room shall meet handicap accessibility requirements. n. Food Service. Owners shall submit a food service plan for review by the Environmental Heath Department. If deemed necessary, a food service license will be required and/or an oil and grease interceptor will need to be installed in the breakfast room/kitchen prior to issuance of a Certificate of Occupancy for the added lodge rooms. 5. Colorado Common Interest Ownership Act (CCIOA). As soon as construction of the Project allows, Owner anticipates submitting the Project to a plan for condominiumization created pursuant to Colorado Common Interest Ownership Act (CCIOA). The City agrees to process for approval and for recordation a condominium map prepared in accordance with the Code and CCIOA. As the Owners have provided affordable housing pursuant to the Code, the Project is exempt from paying the Affordable Housing Impact fee. This will allow the Owners to convey an ownership interest in the employee housing unit. apart from the rest of the Property, to the Aspen/Pitkin County Housing Authority. 6. Historic Preservation Commission (HPC) Approvals. The HPC approved Resolution Number 55, Series of 2002, granting Final Development Plan approval for the Project in the Main Street Historic District with the following conditions: a. HPC staff and monitor must approve the type and location of all exterior lighting fixtures; b. There shall be no deviations from the exterior elevations as approved (see Final PUD plans) without first being reviewed and approved by HPC staff and monitor. c. HPC conditions of approval a" and "b," as provided above, shall be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; and, d. Owners shall be required to provide the contractor with copies of HPC Resolution No. 55. Series of 2002. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions o f approval are known and understood, and he/she must meet with the Historic Preservation Officer prior to applying for a building permit. Innsbruck Inn PUD Agreement Page 7 0 f 9 7. Recordation. Pursuant to Section 27.480.070(E) of the Aspen Land Use Code, once fully executed, this Agreement and the Final Plat shall be recorded in the office of the Pitkin County Clerk and Recorder. Failure on the part o f the Owners to record the plat within one- hundred eighty (180) days following final land use approvals shall render the plat invalid and reconsideration and approval o f the plat by the Planning and Zoning Commission and City Council will be required before its acceptance and recording, unless an extension or waiver is granted by the City for a showing of good cause. The plat shall also be submitted in a digital format acceptable to the Community Development Department, for incorporation into the City/County GIS system. The one-hundred eighty (180) day recordation requirement contained herein shall not apply to the recording of condominium maps, or declarations or any other documents required to be recorded to accomplish a condominiumization in the City of Aspen. R*\ 4-4-, u) /30%Â¢ 3 8. Security for Public Improvements. In order to secure the performance OI the constiction/ and installation of the public improvements described above, Owners shall py.yid; a bond, ~ Cl\4~'1036 letter of credit, cash or other guarantees in a form satisfactory to the City~tforney prior to the issuahsÂ©..pf any building permits for the Project. Said guarantee yiff be delivered to the City prior to the4*lance to the Owners of a building permit forjbd Project. As part of the building permit application, a list of the improvements that30'being guaranteed, as estimated by the Owne~<el,<gineer and as accepted by tbe'City, will be submitted. The guarantee documents shall gh he City the unconÂ¢*6nal right, upon clear and unequivocal default by the Owners in its obliga ' ns to complete the public improvements, to withdraw funds against such security sufficient to rete and pay for installation for such public improvements, or to withdraw funds ag s ch security sufficient to complete and pay for installation for such public improve ents. As po -ons of the improvements are completed, the City Engineer shall inspect m, and upon appro and acceptance, s/he shall authorize the releases of the agreed p ated costs for that portion the improvements, except that ten percent of the estÂ®a{Ed costs of the improvements shall withheld for the benefit o f the City until the compkfion o fall of the described public improve nts. The Owners shall require all contrpdtors to provide a warranty to the City that all impr tments were constructedy'accepted standards o f good workmanship for the installa n of the public improverpâ‚¬hts described herein for one year from the date of acceptance. I he event that any e>*fing municipal improvements are damaged during Project construction. n request by thij2fty Engineer, a bond or other suitable security for the repair o f those municipal improvements shall be provided by Owners to the City. 9. Notices. Notices to the parties shall be sent by United States certified mail to the addresses set forth below or to any other address which the parties may substitute in writing. To the Owners: Innsbruck Holdings, LLC c/o 420 East Main Street Aspen, CO 81611 L'\ 1 ' 0,1- A tal '. Innsbruck Inn PUD Agreement Page 8 of 9 With Copy To: Curtis B. Sanders, Esq. c/o Krabacher & Sanders, P.C. 201 N. Mill Street, Suite 201 Aspen, CO 81611 To City of Aspen: City Manger 130 South Galena Street Aspen, CO 81611 With Copy To: City Attorney 130 South Galena Street Aspen, CO 81611 10. Binding Effect. The provisions of this Agreement shall run with and constitute a burden on the land on which the Project is located and shall be binding on and inure to the benefit of the Owners' and the City's successors, personal representatives and assigns. 11. Amendment. The Agreement may be altered or amended only by written instrument executed by the parties. 12. Severability. If any of the provisions ofthis Agreement are determined to be invalid, it shall not affect the remaining provisions hereof. ATTEST: THE CITY OF ASPEN, a municipal corporation Kathryn S. Koch, City Clerk Helen Klanderud, Mayor APPROVED AS TO FORM: John Worcester, City Attorney OWNERS: INNSBRUCK HOLDINGS, LLC By: Audrey Haisfield, President .. CASE NUMBER A053-01 PARCEL ID # 2735-124-54001 CASE NAME Innsbruck Inn LP Exoansion PROJECT ADDRESS 233 W. Main St. PLANNER Chris Bendon CASE TYPE LP Exoansion. GMQS Exema. Conceotual/Fi OWNER/APPLICANT Insbruck Holdinas. LLC. REPRESENTATIVE Haas Land Plannina DATE OF FINAL ACTION 11/28/01 CITY COUNCIL ACTION HPC Reso.55-2001 PZ ACTION Conceotual HPC ADDr ADMIN ACTION BOA ACTION DATE CLOSED 3/13/02 BY J. Lindt .. PARCEL ID:~2735-124-54001 DATE RCVD: ~5/14/01 # COPIES: CASE NO~A053-01 CASE NAME:~Innsbruck Inn LP Expansion PLNR:~Chris Bendon PROJ ADDR:~233 W. Main St. ~ CASE TYP:~LP Expansion, GMQS Exemp., Conc STEPS:~ OWN/APP: Insbruck Holdings, L ADR~233 W. Main St. C/S/Z: ~Aspen/CO/81611 PHN:~ REP:~ Haas Land Planning ADR:~201 N. Mill St., ste #10 C/S/Z:jAspen/CO/81611 PHN:]925-7819 FEES DUE:~1205 D 2405 HP 180 E 180H FEES RCVD:13970 STAT: F REFERRALS~ REF:| BY| DUE:| MTG DATE REV BODY PH NOTICED DATE OF FINAL ACTION~ 11/28/01 CITY COUNCIL: HPC Reso.55-2001 REMARKS~ PZ: Conceptual HPC Approv BOA: CLOSED:~3/13/02 BY: IJ. Lindt DRAC: PLAT SUBMITD: ~ PLAT (BK,PG):| ADMIN: â€¢ 1 .. MEMORANDUM To: Development Review Committee From: Richard Goulding, Project Engineer Reference DRC Caseload Coordinator Date: July 30, 2001 Re: Innsbruck Inn PUD The Development Review Committee has reviewed the Innsbruck PUD at their July 18 ,2001 meeting, and has compiled the following comments: General 1. Sufficiency of Submittal: DRC comments are based on the fact that we assume the submitted site plan is accurate, that it shows all site features, and that proposed development is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to alleviate problems and delays related to approvals tied to "issuance of building permit." 2, R.O.W. Impacts: If there are any encroachments into the public rights-of-way, the encroachment must either be removed or be subject to current encroachment license requirements. Site Review 1. Site Drainage - Requirement -.The foundation drainage system should be separate from site storm drainage system. Rain and snow melt runoff must be detained and routed on site. These facilities must be shown on drainage plans and submitted for approval prior to application for building permit. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm Information - The City drainage criteria needs to be implemented completely. This includes but is not limited to erosion control, soil stabilization, and re- vegetation in disturbed areas. Also, there needs to be an analysis of where the drainage will flow 2. Sidewalk, Curb, and Gutter - Requirement- sidewalk, curb, and gutter must be designed using the City of Aspen design standards which are available in the City Engineering Department. 3, Fire Protection District - Requirement - Fire Protection District requests the following revisions be made: Page 2 of 8 July 23,2001 Innsbruck Inn PUD a. A sprinkler system and a new fire alarm system is required for the entire structure 4, Transportation - Requirements- The information were forwarded by Transportation department: a. Due to the parking shortages addressed below, the applicant should consider joining the City's Transportation Options Program (TOP). TOP members receive several free services including transportation newsletters, emergency transportation for qualified employees, transportation display boards, construction updates and distribution of transit schedules. For more information, the applicant should contact the City's Transportation Coordinator at 920-5038. 5. Building Department - Requirements - The following requirements were forwarded by the Building Department: a. No comment 6. Parking - Requirement - The following requirement has been forwarded by the Parking Department: a) Applicant states existing off street parking behind the lodge provides twelve parking spaces. Currently, there are twelve angle spaces which cause about a fifty percent of each vehicle to be extended into the alley ROW. Vehicles should be parked parallel to the rear of the lodge. This would reduce the number of off street spaces to about to approximately six. Revised total of existing off street would then be twelve. b) The proposed number of bedrooms is forty eight. Forty eight times 0.7 parking spaces per bedroom would equal to a need for 33.6 minus the existing twelve spaces would leave a deficit of 21.6 parking spaces. 7. Engineering Department - Requirement- The following requirements have been provided by the Engineering Department: a. Provide a site improvement survey, prepared by licensed professional which will include: i. Monuments ii. Setback lines iii. Utilities Lines, Pedestals, Poles, iv. Easements v. Existing features: irrigation ditches, sidewalks, driveways, buildings, vi. Surveyors Seal dated within the last 12 months Page 3 of 8 July 23,2001 Innsbruck Inn PUD b. Show plans for all improvements, districts, curb and gutter, and sidewalk improvements. c. No construction materials are to be stored on the public ROW d. Show snow and trash storage on site plan, where will snow removed from parking spaces be stored e. All utility pedestals are to be onsite f. Parking: â€¢ As is there is 18 spaces and 33 units creating a parking defecate of 23 - 18 = 5 if all unit contain one bedroom â€¢ The proposed addition will change the parking requirement to 48 * 0.7 = 33.6 hence defecate will be 34- 18 = 16 . Secure off site parking will be required to mitigate this. It is the responsibility of the applicant to obtain this and provide what ever transport needed to shuttle guests to and from this parking area. Even though the PUD agreement allows for some reduction in parking requirements through alternative methods this deficit is too large and will reduce available space in the surrounding area g. A traffic control plan for construction including construction vehicle parking and intended routs for heavy machinery. A noise and dust mitigation plan is to be submitted for the construction of the proposed addition. h. Obtain any Encroachment license that are required i. The roof drains are not presently connected to any sort of drainage system and it would appear that all water from these flows onto the street. This will water should be contained on site to pre development levels. Information - The following information has been provided by the Engineering Department: a. The submittal of the construction plans to Engineering Department for reviews prior to application for building permit will benefit the developer and will facilitate timely processing of the Building Permits. 8. Streets Department - Requirement- The following requirements have been provided by the Streets department a. The additional height of the building may case gutters on Main Street to freeze due to the additional shading. This was not addressed in the application and ways to avoid this such as snowmelt should be considered. 9. Housing Office - Requirements - The following requirements have been provided by the Housing Office: a. No comment 10. Community Development - Requirements - The following requirements have been provided by the Community Development Office: a. No comment 0 1 Page 4 of 8 July 23,2001 Innsbruck Inn PUD 11. Emergency Management Disaster Coordinator - Requirement - The following requirement has been provided by the Pitkin County Disaster Coordinator: a. Reviewed no comment at this time 12. City Environmental Health Director - Requirements- The following requirements were made by the Environmental Health Director: The City of Aspen Environmental Health Department has reviewed the Innsbruck expansion land use submittal under authority of theMunicipal Code of the City of Aspen, and has the following comments. WATER QUALITY IMPACTS: Section 11-1.3 "For the purpose of maintaining and protecting its municipal water supply from injury and pollution, the city shall exercise regulatory and supervisory jurisdiction within the incorporated limits of the City of Aspen and over all streams and sources contributing to municipal water supplies for a distance of five (5) miles above the points from which municipal water supplies are diverted." A drainage plan to mitigate the water quality impacts from drive and parking areas, and from the site during construction, will be evaluated by the City Engineer. AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by protecting the natural air sheds and reducing pollutants". The major air quality impact is the emissions resulting from the traffic generated by this project. PM-10 (83% of which comes from traffic driving on paved roads) is a significant health concern in Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health concerns. The municipal code requires developments to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution. The applicant needs to implement measures that will minimize traffic increases of the development, or offset the emissions from the project with PM10 reduction measures ebewhere. In order to do this, the applicant will need to determine the traffic increases generated by the project (using standard ITE trip generation rates), commit to a set of control measures, and show that the control measures offset the traffic or PM10produced by the project. Standards used for trips generated by new development are the trip generation rates and reductions from the 'Pitkin County Road Standards', which are based on the Institute of Transportation Engineers Trip Generation Report, Fifth Edition. , t Page 5 of 8 July 23,2001 Innsbruck Inn PUD Housing units use the trip generation rate for ITE Land Use code 210, which is 9.55 trips per day per unit. Residential units located within one half mile of a transit stop are allowed a reduction of 1.5 trips per day. Affordable Housing unit are allowed a reduction of 2.0 trips per day. Hotel and lodging units use the ITE trip generation rate for Land Use Code 310, Hotel/Occupied Room which is 8.8 trips per day per tourist room. Examples of mitigation measures that have been employed in the past by developers include providing carpool/vanpool financial incentives to employees, providing free bus passes, providing vanpools, providing dial-a-ride service, paying for additional RFTA buses and service, providing private bus service for employees, limiting parking, allowing residents to pay for parking spaces if they choose and giving discounts to those who don't, having homeowners association fees on a sliding scale depending on the number of cars, providing connecting bike path links in populated areas, plowing bike paths in populated areas, paving dirt shoulders or high-use parking lots, providing covered and secure bike storage, providing free bike fleets for residents, building sidewalks to adjacent commercial areas, donating connecting bike path links, and other measures. Whatever combination of measures the applicant chooses to mitigate PM-10 emissions and trips generated, is acceptable as long as it prevents additional traffic that would significantly impact air quality. The City Environmental Health Department has no preference for which trip reduction measures are used, and typically, an applicant chooses measures that provide an ancillary benefit to the project. With a net increase of 13 lodge units and two employee dwelling units, the project will generate just over 100 additional trips/day. Mitigation measures include the proximity to bus and pedestrian/bike routes and closeness to downtown and the tent. (Trip generation calculation assumes credit for this feature.) Measures proposed by the applicant include providing free bikes (how many will be maintained at one time needs to be clarified and should be at least enough bikes for a family to use, with backups in case of breakdown), free taxi vouchers for travel to and from the airport, marketing that informs guests that they do not need cars, and limited number of parking spaces. This last feature is very important in reducing trips, most of which are short-distance trips. These are more likely to be made on foot or by bus if the guest's car is not parked immediately in front of the unit. One area that I could not find in the application was discussion of paving the two existing gravel parking areas. While this may not be desirable from an aesthetic or drainage point of view, if paving is planned, along with other mitigation measures proposed, the applicant will have used all reasonable means to reduce air pollution. A condition of approval should be that the applicant clarify these details of the proposed PM10 mitigation plan for approval from the City of Aspen Environmental Health Department. If gravel areas are not to be paved, alternative mitigation measures can be substituted. FIREPLACE/WOODSTOVE PERMITS The applicant has agreed not to install any woodburning devices and this should be a condition of approval. I . Page 6 of 8 July 23,2001 Innsbruck Inn PUD FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing, watering of haul roads and disturbed areas, daily cleaning of adjacent paved roads to remove mud that has been carried out, speed limits, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. Dust control will be crucial due to the closeness of existing homes to the site. ASBESTOS before remodel, expansion or demolition of any portion of the building, including removal of drywall, carpet, tile, etc., the state must be notified and a person licensed by the state to do asbestos inspections must do an inspection. The Building Department cannot sign any building permits until they get this report. If there is no asbestos, the demolition can proceed. If asbestos is present, it must be removed by a licensed asbestos removal contractor. ECOLOGICAL BILL OF RIGHTS: This issue was not addressed in the application. We would recommend that a condition of approval be that the applicant address this portion of the Aspen Area Community Plan and provide the Environmental Health Department with a description of measures being taken to conform with this provision. Applicable elements may be already planned but not discussed in the application. Staff would like the opportunity to make suggestions to the applicant in this area before issuance of a building permit. NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health, safety and welfare of the residents of the City of Aspen and it its visitors. .....Accordingly, it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction, noise cannot exceed maximum permissible sound level standards, and construction cannot be done except between the hours of 7 a.m. and 7 p.m., Monday through Saturday. Any particularly loud noise should not start before 9 am. It is very likely that noise generated during the construction phase of this project will have a negative impact on the neighborhood. The applicant should be aware of this and take measures to minimize the predicted high noise levels. 13. Parks - Requirement- The following requirements have been made by the Parks Department: a. No comment 14. Utilities: - Water: .. Page 7 of 8 July 23,2001 Innsbruck Inn PUD City Water Department - Requirement - As a request of the City of Aspen Water Department, revisions need to be made as follows: a. All uses and construction will comply with the City of Aspen Water System standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code - Wastewater: Aspen Consolidated Waste District - Requirement - The following was provided by the Aspen Consolidated Waste District: a. In the application to regular tap fees, a downstream constraint fee will be assessed to this development. Payment of all total connection charges must be paid to the District prior to issuance of Building Permits. b. A.C.S.D. will need to review drainage and landscape plans prior to wastewater service approval. c. A.C.S.D. will need to review the utility plan when made available by the applicant d. If new services are required for additional development, the old service lines must be excavated in the alley and disconnected at the main sewer line. e. Shared service agreements may be required f. Below grade facilities will require a pumping system g. Clear water connections are not allowed h. Development must comply with all A.S.C.D rules, regulations, and specifications Construction: Work in the Public Right of Way Requirement - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: Approvals 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. . Page 8 of 8 July 23,2001 Innsbruck Inn PUD 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department DRC Attendees Staff: Tom Bracewell Applicant's Representative: Mitch Haas Harold Smith David Gibson Tim Ware Richard Goulding Julia Ann Woods Chris Bendon Ed Van Walraven Steve Clay Rebecca Schickling .. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning DirectorÂ¢A=> Amy Guthrie, Historic Preservation Officer FROM: Chris Bendon, Senior Planner Awl RE: Innsbruck Inn Redevelopment - Public Hearing (cont. from 10.10.01) Conceptual Development Exemption from Partial Demolition DATE: November 28, 2001 B?*A po SUMMARY: The Innsbruck Inn is a non- , .Â¥4 ..lig--Pj"em f.1 .- designated building within the Main Street ~ -' I--9/1-=. A 19.A Historic District. The applicant has applied for 6 -it#.:'-0/. - 714/1- .-/:a an expansion of the lodge to accommodate V additional lodge rooms consistent with the City' s 4 -~ Lodge Preservation (LP) Program. The LP W.~Wil.j * 14#01 ~le*d'%-3~<UllyyliUM program allows for individual lodge properties to li~iligillilillillillillillillilifililill"illitillilillilillililll adjust their zoning specific to their circumstance I.*'ll/fl.9//1=4'll,/4//Reall' through a Minor Planned Unit Development |~ process. This process requires hearings before the Planning and Zoning Commission and City li . Â· Â»-laâ€¢â€¢.~=~--=a Council. Conceptual Approval from the Historic Preservation Commission is the necessary first step in this process. This HPC review will establish the appropriate massing, height, scale, and architectural character o f the proj ect. This will help the P&Z and City Council review the PUD application and determine the appropriate zoning dimensions for the project. The applicant has significantly revised the application and is no longer proposing a new third floor. The addition to the west side of the building is now the entire proposed development and staff continues to have little concern about this expansion. The addition is proposed in the same character as the existing structure and is expected to have minimal impact upon the Main Street Historic District. The proposal complies with the Historic Preservation Design Guidelines. Staff is recommending approval of the Conceptual Development Plan and Exemption from the Partial Demolition Standards. APPLICANT: Innsbruck Holdings, LLC. Represented by Mitch Haas, Haas Land Planning, and Dave Gibson, Gibson Architects. 1 .. PARCEL ID: 2735.124.54.001 ADDRESS: 233 West Main Street ZONING: Office (O), Main Street Historic District CURRENT AND PROPOSED LAND USE: Lodge SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Staff Finding: The applicant is proposing an extension o f the building to the west in the same form and character as the existing building. The following categories of analysis have been provided: Massing: The proposed expansion continues the same massing as the current structure. Architectural Character: The addition is consistent with the Chalet style of the existing building. The building, however, is not listed on the Inventory o f Historic Sites and Structures and deviating from the existing architectural character is not necessarily discouraged. Historic Design Guidelines: This building is 34 years old and not listed on the Inventory of Historic Sites and Structures. The Historic Preservation Design Guidelines section concerning the Main Street Historic District provides advice in several aspects of development. 2 .. The Goal of the Guidelines Section addressing Main Street states: The primary period of significance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. Further describing the goals for Main Street, the Guidelines state: A similarity Of building forms also contributes to a sense Of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. . .In each case, the roof pitch, its materials, size, and orientation are all important to the overall character of the building. . . New structures and their roofs should be similar in character to their historic neighbors. The following guideline may help the HPC in reviewing this project: 12.15 (Building Scale) On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. o Other, subordinate modules may be attached to the primary building form. o Each identifiable mass should have its own entrance. Staff believes the proposed addition is highly compatible with the character of the existing building. Differentiating this addition from the existing portion may actually detract from the overall design o f the building. Staff believes the proposal meets Design Guidelines. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Staff Finding: The block face consists of the Innsbruck Inn and two historic residential buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect and is not consistent with the scale and massing of its immediate neighbors. Main Street, however, is characterized by this eclectic mix of building types, sizes, and uses. To that extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and of the District. The Historic Preservation Guidelines recognize that lodges are anomalies in the District. They should not be remodeled into Victorian-style buildings, but must not be expanded in a way that detracts significantly from the characteristics of the 19th Century structures within the District. The proposed addition to the Innsbruck is substantially consistent with the existing building and staffbelieves this criterion has been met. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 3 .. Staff Finding: The parcel is not identified as a historic resource and, therefore, the redevelopment of the site will not ~ Â» , 4- - detract from historic resources on the . . *4 subject parcel. The adjacent parcel to - the east is a Historic Landmark 2.- developed to the shared property line. â€¢7112 The proposed development is limited to the western portion of the lot and staff does not believe the character of the adjacent landmark will be negatively . I *t A.. affected. ..1- -lf&-/6~ -_-I.-*-. ~I./:i~.u'll-- d. The proposed development enhances or does not diminish 7 .4-1.Ng) - Or detract from the 4<7*21 -i.'b./:y architectural character and 14.-ar- 16/jaw# integrity of a designated .,.~ 2,2. historic structure or part i~7~~A ..~ t thereof. * RÂ¥..?'Â·1it Â· Staff Finding: The subject parcel is ~ s V *0 - 4.4 9~*/4 ihpider - *~.â€ž , not listed as a historic resource and the ~,MilgIET a proposed development will not effect --I...1F the character of designated historic -7'10== resources. EXEMPTION FROM PARTIAL DEMOLITION The demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (E) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding: The property is not listed on the Inventory. b. The structure is considered to be non-contributing to the historic district. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. 4 .. Staff Finding: The Innsbruck is a prominent building and contributes to the identity of Main Street. The building is not listed on the inventory of Historic Structures and the Architectural Inventory Form (completed in June, 2000) does not describe this building as contributing to the overall character of the Historic District. While this is a prominent building affecting Main Street, the building has not been identified as important to the character of the Historic District and staff believes this criterion is met. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. Staff Finding: The partial demolition is necessary to accommodate the redevelopment proposed. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding: The applicant has applied for Significant Development Review. RECOMMENDATION: Staff recommends the Conceptual Development Plan and Exemption from Partial Demolition Standards be approved. RECOMMENDED MOTION "I move to approve Resolution _, Series of 2001, approving the Conceptual Development Plan and Exemption from Partial Demolition Standards for the Innsbruck Inn Expansion." EXHIBITS: A. Revised Application (Note: The application may still have some references to the third floor expansion. Those should be ignored.) 5 .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E, BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID #2735.124.54.001 RESOLUTION NO. , SERIES OF 2001 WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas Land Planning and Dave Gibson of Gibson Architects, has requested conceptual development approval and an exemption from the partial demolition standards to accommodate an expansion of the Innsbruck Inn, a non-designated building within the Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.520. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood o f the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. .. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, development within the "H" Historic Overlay District may be exempted form the standards of demolition and partial demolition upon determination by the Historic Preservation Commission that the following criteria are met: a. Standard: The structure is not identified on the Inventory of Historic Sites and Structures. b. Standard: The structure is considered to be non-contributing to the historic district. c. Standard: The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. d. Standard: The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. e. Standard: The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. WHEREAS, Chris Bendon, in his staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the application; and, WHEREAS, at a duly noticed public hearing and regular meeting on October 10, 2001, and continued to November 28, 2001, the Historic Preservation Commission considered the application, comments made by the applicant, comments offered by the general public, found the application to meet the standards, and approved the application, by a vote of- to _ (_-3. THEREFORE, BE IT RESOLVED: That the HPC approves conceptual development and exemption from the standards of partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D, and E, Block 52, City and Townsite o f Aspen, Colorado, finding that the review standards are met. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. .. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk . 0 64 6.L l PARCEL ID: |2735-124-54001 DATE RCVD: |5/191 I --#COPIES:~ CASE NO|A053-01 CASE NAME:~Innsbruck Inn LP Expansion PLNR:~ gY - PROJ ADDR:|233 W Main St. CASE TYP:~1:P-ex,mMETT, 25098:**emp., Coni STEPS:~ OWN/APP: Insbruck Holdings, L ADR~233 W. Main St. C/S/Z: | Aspen/CO/81611 PHN: REP:~Haas Land Planning ADR:~201 N Mill St-, ste #10* C/S/Z:~Aspen/CO/81611 PHN:1925-7819 FEES DUE:~1205 D 2405 HP 180 E 180H FEES RCVD13970 STAT: E- REFERRALS| REF:] BY| DUE: 1 &W.m~~-J MTG DATE REV BODY PH NOTICED - I , DATE OFFINAL ACTION:I t\ 13.01 CITY COUNCIL: REMARKS~ '* tt>t> BOA: CLOSED:| BY: | DRAC: PLAT SUBMITD: PLAT (BK,PG):| ADMIN: J - .. RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND EXEMPTION FROM PARTIAL DEMOLITION FOR AN EXPANSION OF THE INNSBRUCK INN LODGE, 233 WEST MAIN STREET, LOTS A, B, C, D, AND E, BLOCK 52, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID #2735.124.54.001 RESOLUTION NO. 55 , SERIES OF 2001 -- WHEREAS, the applicant, Innsbruck Holdings LLC, represented by Mitch Haas of Haas Land Planning and Dave Gibson of Gibson Architects, has requested conceptual development approval and an exemption from the partial demolition standards to accommodate an expansion of the Innsbruck Inn, a non-designated building within the Main Street Historic District located at 233 West Main Street, lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado; and, WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adj acent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.520. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. I - .. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, development within the "H" Historic Overlay District may be exempted form the standards of demolition and partial demolition upon determination by the Historic Preservation Commission that the following criteria are met: a. Standard: The structure is not identified on the Inventory of Historic Sites and Structures. b. Standard: The structure is considered to be non-contributing to the historic district. c. Standard: The structure does not contribute to the overall character o f the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. d. Standard: The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. e. Standard: The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. WHEREAS, Chris Bendon, in his staff report dated November 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the application; and, WHEREAS, at a duly noticed public hearing and regular meeting on October 10, 2001, and continued to November 28, 2001, the Historic Preservation Commission considered the application, comments made by the applicant, comments offered by the general public, found the application to meet the standards, and approved the application, by a vote of seven to zero (7-0). THEREFORE, BE IT RESOLVED: That the HPC approves conceptual development and exemption from the standards of partial demolition for the Innsbruck Inn Expansion, 233 West Main Street lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado, finding that the review standards are met. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2001. . .. Approved as to Form: 0 4 David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION 47#11 v Vcr/ v' ~ Suzann~ Reid, Chairrnan ATTEST: A~tuÂ·Â·6,7 <738-~ L/t Adi.--Â¤ klthy Strfekland, Chief DeputyClerk .. November 14,2001 Audrey Haisfield Innsbruck Holdings, LLC C/O 420 East Main Street 1 AÂ® Aspen, CO 81611 ASPEN Â· PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Re: Innsbruck Inn Land Use Application - A53.01 Dear Ms. Haisfield: The land use application for this project was submitted to the City Planning Department May 14, 2001, and was initially presented to the Historic Preservation Commission on July 25, 2001. Since then, the public hearing has been continued several times. I understand some redesign occurred and may be responsible for this delay. Please find attached the memorandum and draft resolution prepared for the November 28, 2001, Historic Preservation Commission hearing. A land use application is automatically considered withdrawn if no significant activity has occurred for a year. However, the City may terminate a case i f the applicant fails to demonstrate a good faith effort. If your preference is to continue this upcoming public hearing, I'd like some indication that you are still actively pursuing a development approval. The City may request that the public hearing be re-noticed for the benefit of interested neighbors. Please contact me i f you have any questions about the foregoing. 920.5072. Chris Bendon, AICP Senior Planner City o f Aspen , Att: HPC November 28th.memorandum and draft resolution Copy: Mitch Haas David Gibson Curtis Sanders - 130 SouTH GALENA STREET Â· ASPEN, COLORADO 81611-1975 PHONE 970.920.5090 FAx 970.9205439 Printed on Recycled Paper i ' r 0 0 \HubetÂ¥|*ks iMM Â¢\1~t- Co-cev4*A - *Mol U #'nA - flvtâ‚¬d- titii /*1--:1*"/44 7,70* 604 /49*p. 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Vile A.4% -6 Â» 'rbot qtrwuz -- Au Ad *WS+ sh#=down. 6*c + FE,MaWEA 1 1 2.0-31 YD . r-Pl wec,wre - 40~1 44 WO 9Â¥\01,0 SIALC~ - r-b Ave (26. +41 3 Ma -floor wl 964-6<#c/6- 114Â£.0 . lib.U 60'C- wort CO.%1â‚¬mt,wi , UX ic :0 2/:f p 1*46, ~01- 'Aifr~~ 2 Wvt 46 - frAT b'<5 4 *10 j 41$40 220 9 !,144& 04 -06Â£4t - 79 A-44 unil- 4 Â«l\,~t Â«isf@, 1-- feÂ£04- Nju#kew. <Fbru-2/ '21. ; 0 BJ I MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director Amy Guthrie, Historic Preservatipn Officer FROM: Chris Bendon, Senior Planner At Aun RE: Innsbruck Inn Redevelopment - Public Hearing Conceptual Development Exemption from Partial Demolition DATE: July 25,2001 SUMMARY: The Innsbruck Inn is a non- 8 designated building within the Main Street ~ Historic District. The applicant has applied for * Ls 441â€¢ *- an expansion of the lodge to accommodate F . .....1 , additional lodge rooms consistent with the City's ie/03*~*,9:54)19â€¢f~'tÂ·02~ program allows for individual lodge properties to ~,1,!,~m:m?~ adjust their zoning specific to their circumstance 114-4-1-4~ through a Minor Planned Unit Development ./'///1/1//81.1/9/~~ process. This process requires hearings before the Planning and Zoning Commission and City .- Council. Conceptual Approval from the Historic Preservation Commission is the necessary first step in this process. This HPC review will establish the appropriate massing, height, scale, and architectural character of the project. This will help the P&Z and City Council review the PUD application and determine the appropriate zoning dimensions for the project. The applicant is proposing a third floor and an addition to the west side of the building. Staff has little concern about the expansion on the west side of the building. Staff is concerned about the mass of the third floor addition, but not necessarily about the third floor itself. The additional height plus the pitch of the new roof significantly changes the character of the building and may detract from the significance of the neighboring Historic Landmark and of the Main Street Historic District. The applicant may be able to reduce these impacts by lessening the internal floor to ceiling dimensions and by reducing the pitch o f the roof. Staff is recommending the applicant gather input from the HPC with regards to the massing of the project and re-study those issues for a continued public hearing. 1 Â· APPLICANT: Innsbruck Holdings, LLC. Represented by Mitch Haas, Haas Land Planning, and Dave Gibson, Gibson Architects. PARCEL ID: 2735.124.54.001 ADDRESS: 233 West Main Street ZONING: Office (O), Main Street Historic District CURRENT AND PROPOSED LAND USE: Lodge SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all of the following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "If," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buitdings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a jinding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. Staff Finding: The applicant is proposing a 3rd fioor addition to the Innsbruck Inn. In so doing, maintaining the existing character of the building, the neighborhood, and the District is a challenge. Staff comments for this criterion are divided into the following categories: Massing: The new building appears to be significantly more massive than the existing building. The steeper roof pitch proposed for the third floor significantly raises the ridge height of the building and gives the appearance of more "weight. The current roof pitch is more " shallow and minimizes the effect of the building from a pedestrian and auto viewpoint. However, a more shallow pitch may not be the solution for adding another floor as it may have the effect of raising the eaves and further contributing to the appearance of bulkiness. Staff believes the appearance of significantly more mass may not be consistent 2 .. with the Historic Preservation Guidelines for Main Street and is suggesting the applicant investigate ways to reduce the appearance of mass. Some of this additional height may be the result of large plate heights on the second and third floor. The scaled drawings indicate potential excess space between the second and third floor with maintenance of the existing roof system. The ceiling height of the third- floor units could also be contributing to the overall height. Architectural Character: The addition seems to deviate from the Chalet style of the existing building. This is largely due to the pitch of the new roof. The building, however. is not listed on the Inventory of Historic Sites and Structures and deviating from the existing architectural character is not necessarily discouraged. Historic Design Guidelines: This building is 34 years old and not listed on the Inventory of Historic Sites and Structures. The Historic Preservation Design Guidelines section concerning the Main Street Historic District provides advice in several aspects of development. The Goal of the Guidelines Section addressing Main Street states: The primary period of significance for Main Street is the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. Further describing the goals for Main Street, the Guidelines state: A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. . .In each case, the roof pitch, its materials, size, and orientation are all important to the overall character of the building. . . Ne-w structures and their roots should be similar in character to their historic neighbors. The following guideline may help the HPC in reviewing this project: 12.15 (Building Scale) On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. o Other, subordinate modules may be attached to the primary building form. o Each identifiable mass should have its o-wn entrance. Staff suggests the applicant be directed to restudy the massing and roof pitches of the proposed addition to meet this criterion. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3 .. Staff Finding: The block face consists of the Innsbruck Inn and two historic residential buildings to the east. The scale and massing of the existing Innsbruck Inn does not reflect and is not consistent with the scale and massing of its immediate neighbors. Main Street, however, is characterized by this eclectic mix of building types, sizes, and uses. To that extent, the existing Innsbruck is consistent with the eclectic mix of the neighborhood and of the District. The Historic Preservation Guidelines recognize that lodges are anomalies in the District. They should not be remodeled into Victorian-style buildings, but must not be expanded in a way that detracts significantly from the characteristics of the 1 9m Century structures within the District. The proposed addition to the Innsbruck substantially increases the mass of the building and may not be in character with the Main Street neighborhood. This is not to say that a third floor cannot be achieved, but that the current massing may be too aggressive and too much of a deviation from typical buildings on Main Street. c. The proposed development enhances or does not detract ;44*115.* ft'+ , ~4.41, 4 historic 9;34Â·â€¢4'Vi~~~,~~il from the historic significance v li, of designated gNT!*,b'C ;,~AJ#9147.A' structures located on the parcel ~~~U_at...#112 .1. 4 iyEMAA , 6/44/Rm//.9/P... proposed for development or -,Atq241*m'-~4 n.fm,i*kÂ· '-,2.49- on adjacent parcels. therefore, the redevelopment of the site ~~~ . will not detract from historic resources ,. Â· on the subject parcel. The adjacent , parcel to the east is a Historic Landmark developed to the shared . FAG,Â¥3 1&#2/Nallily/0,Mf ! 2?urs:.-iall:Am' 4 ' property line. The proposed ~~ ~ ~~ . 0 ~..,.0-=*~ r ,~ i ~ 2 ' ' 3,4 development of the Innsbruck Inn will . tr 11:,/1,1.1 "11 '011 4, F. 1 0 have an effect on this resource and this Â·:Â·i-2. , ,-49.4 " "14Â¢ ~Â·5,3'k ~,6~fk,-,t i~J,â‚¬7,'+9:' .Â¥'Il~ effect may detract from the significance 1.1-1*.PS'f-: - ~*Â·-All~ of the adjacent Landmark building. Flp 9 â‚¬ - ././.Ill---I~...F' , R1. Reducing the massing of the proposed RE'*r % 4 . ~ Innsbruck addition on this side may 4~ 1 reduce the effect and demonstrate -~ ;-'eÂ·11.0.lili'NG:.:Ii:â€¢10 .6.*-'Â£....= -2....uuuu~u.4~ â€¢. compliance with this standard. The relationship between the east end of the Innsbruck and the adjacent Historic Landmark may be a characteristics for the applicant to further explore. 4 .. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The subject parcel is not listed as a historic resource and the proposed development will not effect the character of designated historic resources. EXEMPTION FROM PARTIAL DEMOLITION The demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.020(B), (C), (D), (E) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding: The property is not listed on the Inventory. b. The structure is considered to be non-contributing to the historic district. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character Of the historic district. Staff Finding: The Innsbruck is a prominent building and contributes to the identity of Main Street. The building is not listed on the inventory of Historic Structures and the Architectural Inventory Form (completed in June, 2000) does not describe this building as contributing to the overall character of the Historic District. While this is a prominent building affecting Main Street, the building has not been identified as important to the character of the Historic District and staff believes this criterion is met. d. The demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. Staff Finding: The partial demolition is necessary to accommodate the redevelopment proposed. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding: The applicant has applied for Significant Development Review. 5 .. RECOMMENDATION: Staff recommends the public hearing be continued to August 22,2001, with the following direction to the applicant: 1. Further study ways to minimize the mass of the 3rd story addition by reducing floor-to-plate heights. 2. Further study roof pitches and methods of reducing the appearance of mass caused by the roof configuration. RECOMMENDED MOTION "I move to continue the Innsbruck Inn review for Conceptual Development and Exemption from Partial Demolition to August 22, 2001, and direct the applicant to restudy the issues identified by staff." EXHIBITS: A. Project elevations showing proposed floors and ceilings B. 2000 Architectural Inventory Form C. Application D. 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Â· Â·iÂ·Â·9..Â·~ -~â‚¬16~9;-â€¢-â€¢~ Â·Â· s. :: 44Â·,~,Â·'Â·041%:~Di:R Â·'- ~:.:D'Â·~...yN#bt#:4*7#-# - '5 *154,4-./Â· .f 39 10018 0 Ex W *6,4, OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) S Date Initials - COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Determined Eligible- SR Architectural Inventory Form Determined Not Eligible- SR (page 1 of 4) - Need Data Contributes to eligible NR District Noncontributing to eligible NR District 1. IDENTIFICATION 1 Resource number: 5PT.1009 2. Temporary resource number: 233.WMA 3. County: Pitkin 4. City: Aspen 5. Historic building name: 6. Current building name: Innsbruck Inn 7. Building address: 233 West Main Street Aspen, Colorado 81611 8. Owner name and address: Innsbruck Holdings LLC 1 435 W. Main Street Aspen, CO 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 85 West SE 4 of NW 14 of SE 1/4 of SE 44 of Section 12 10. UTM reference Zone 1 3 ; 3 4 2 4 _5_ _0_ mE 4 3 3 9 4 2 5 mN 11. USGS quad name: Aspen Quadranqle Year: 1960, Photo Rev. 1987 Map scale: 7.5' X 15' Attach photo copy of appropriate map section. 12. Lot(s): A, B, C, D, & E Block: 52 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comprised of Lots A, B, C, D, & E: Block 52 of the City and Townsite of Aspen. Assessors office Record Number: 2735-124-54-001 This descriotion was chosen as the most specific and customarv description of the site. 111. Architectural Description 14. Building plan (footprint, shape): Irregular 15. Dimensions in feet: Length x Width 16. Number of stories: Two Storv 17. Primary external wall material(s) (enter no more than two): Stucco 18. Roof configuration: (enter no more than one): Gable Roof 19. Primary external roof material (enter no more than one): Synthetic Roof 20. Special features (enter all that apply): Resource Number: ~ 5PT. 1009 Temporary Resource Number. 233.WMA Architectural Inventory Form (page 2 of 2) 21. General architectural description: This structure is made up of a series of volumes, a long flat roofed structure running the length of the site (easU west) with a wing (facing north) returning to the street on the east end. A central low-pitched qable volume sits in the center of the long structure, and is the focal point and main entrv to the structure. The central volume has three bavs marked bv three round arched openings on the upper level and two seamental arched openings on the ground level with a square opening in the center. The openings are aligned vertically on the stucco facade. The central square opening is infilled with two large windows, otherwise the openings are uninterrupted. Another stucco wall plane sits iust behind the openings and serves as the enclosure for the building, at grade square windows match the segmented arch openings, similar to the front window: the upper level has a similar pattern. Decorative light fixtures reinforce the pattern of the bays on both levels. The central volume roof overhanq is supported by the extension of beams that reinforce the bay spacing. The remainder of f the building has balconies running the length of the facade with decorative cut-out railings, and deep overhanqs, creating a dark background to offset the central stucco volume. Horizontally proportioned , windows grouped with doors create a repetitive pattern across the facade, the stairs run up to the balconv level parallel to the facade with similar cut-out detailing. The north facing wing has a similar pattern with a cut-out rail balconv serving two upper units, with stairs on the west wall. An arched chimney cap rises above the central volume roof on the west side. The roofs on the wings have exposed purlins and simple fascia boards. 22. Architectural style/building type: Modern Movements: Noveltv 23. Landscaping or special setting features: The central structure faces the street with a paved area frontina the building A substantial spruce tree and a smaller fir bracket the central volume and further reinforce the pattern of the architecture. A series of street trees runs along the western side of the site. A solid fence runs along the Main Street edge on the western side of the lot enclosing a courtvard in front of the lonq structure. 24. Associated buildings, features, or objects: none IV. Architectural History 25. Date of Construction: Estimate Actual 1967 Source of information: Aspen/Pitkin Communitv Development Department Files 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Unknown Source of information: Resource Number: ~ 5PT. 1009 Temporary Resource Number. 233.WMA Architectural Inventory Form (page 3 of 3) 29. Construction history (include description and dates of major additions, alterations, or demolitions): Minimal records exist. A roof extension and porch enclosure was permitted in 1975, it is not clear where the work was done. 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Domestic; Hotel 32. Intermediate use(s): 33. Current use(s): Domestic: Hotel 34. Site type(s): Main Street, Mixed Small Lodge, Office, Commercial and Residential 35. Historical background: This structure is representative of Asoen's earlv development as a ski resort, The 1932 Winter Olvmpics in Lake Placid. NY soarked an enthusiasm for skiing and Eurooean style in the US. and skiers as well as lodge owners came to Aspen and brought the characteristic building style of the Tvrol to the area. Small lodges Drovided the tourist base to support the arowth of the skiing industry. 36. Sources of information: Aspen's Architectural Context, Post WWII. part of the 2000 Survey of Historic Sites and Structures. VI. Significance 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance:_ Architecture 40. Period of significance: Mid 1900's Skiina Develooment 41. Level of significance: National State Local X Resource Number: 5PT.1009 Temporary Resource Number. 233.WMA Architectural Inventory Form (page 4 of 4) 42. Statement of significance: This structure is significant for its position in the context of Aspen's development as an international skiing resort. It is indicative of the Europeans who came to participate in the development of the ski resort, and brought this European style with them. During this time many resorts were based on this style of building, and ultimately the sport and the architectural stvle became svnonvmous. 43. Assessment of historic physical integrity related to significance: Structure is intact VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: ' Eligible Not Eligible X Need Data 45. Is there National Register district potential? Yes No X Discuss: If there is National Register district potential, is this building: Contributing Noncontributing 46. If the building is in existing National Register district, is it: Contributing Noncontributing Vlll. Recording Information 47. Photograph numbers: R15: F10,11 Negatives filed at: Aspen/Pitkin Community Development Dept. 48. Report title: Citv of Aspen Update of Survey of Historic Sites and Structures, 2000 49. Date(s): 6/29/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53. Phone number(s): 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. 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August 16,2001 RECEIVED Aspen Historic Preservation Commission AUG 2 1 2001 130 Galena Street South ASPEN / PITKIN Aspen, Colorado 81611 COMMUNITY DEVELOPMENT Re: Meeting August 22,2001 Im,but Public Hearing Project: Innsbruck Inn Review Dear HPC, I attended the last review on July 19, 2001. I am unable to attend this next scheduled meeting, but would like to voice my opinion in writing. I am one of the Owners o f the Garret Condominiums located at 222 West Hopkins Unit 1. At this time I am still not in favor of the increase in volume to the Innsbruck Inn. My opposition is both asthetic and density. I feel the integrity o f the approach into Aspen would visually be impacted. At this time all structures are quietly lining the entrance, thus allowing the true core and architectural focus to remain on the original buildings, i.e. The Jerome, City Hall and the mountains. To increase the mass o f Main Street from the entrance of Highway 82 would cause a domino effect as well as keep the area in shadows most o f the long cold winter days. From a residential aspect, standing on West Hopkins and looking towards Red Mountain currently is unobstructed and should remain a view o f mountains and treetops, not roof lines. I am sure the Innsbruck Inn can increase occupancy and volume, utilizing existing grounds and re-evaluating interior spaces that may not be functioning at maximum opportunity. Thank you for reviewing my opinion. Sincerely, ) M l ht-41/- Donna Guerr< ~ 222 West Hopkins Unit 1 Aspen Co. 81611 .. Aspen Consolidated Sanitation District Sy Kelly * Ch airmail John Keleher Paul Smith * Treas Fran]2 Lousliin Michael Kelly * Secy Bruce Matlierly, Mgr July 24, 2001 Chris Bendon Community Development 130 S. Galena Aspen, CO 81611 J U L 2 ; f CCUU' :.2 Â·Â·1 .. i. 44. â€¢ e tool Re: Innsbruck Inn 141 1 r CCON '.lit L =LOP:,12:4.1 Dear Chris The Innsbruck Inn is currently served by our District. Service to the additional proposed development is contingent upon compliance with the District rules, regulations, and specifications which are on file at the District office. We will need to review and approve the on-site utility, drainage, and landscaping plans prior to committing to serve the project. There are downstream constraints that will need to be eliminated thorough a system of additional proportionate fees. All fees must be paid prior to the issuance of a building permit. If new service lines are required, then the existing service must be excavated in the alley and disconnected at the main sewer line. Shared ~- service line agreements may be required if multiple housing units are served by single service lines. All improvements that are constructed below grade will require the use of a pumping system. No clear water connections (roof, foundation, perimeter etc. drains) are allowed. The District will approve a pool drain size for the project in order to control the rate of flow from pools to the District system. Please call if you have any questions. Sincerely, $---- c_e_- '7\04 01Â«.2 ~/ Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 .. /1 1/2 thwstvviÂ® UP --D 26 4 4 47. _,$06 4.114 Â£49 toeÂ» tâ€¢,1-0 AeÂ®52, Mic>4~G#v - *ke# 44 'eprivakle er fpfip AM 4 2- Lipre MUL 4 k 3(ok>. VE,0 *fe Bictr~ Â»6" . pri > 4 -bPÂ· Aot- pwl- 4 *d twpad- d 61 + Ii 44 .Pdb pul,wi. (Ap 021 '@'erutu, 0144& I C Nâ€¢0 \vib.|64 *r,4 4 MeÂ» p# MA lest-/ ho r demi Wc.le~ Ak< to Can. dAM Stâ‚¬L M 5"413 Fwil ter 7665 (404- &* 12'u> 60â€žLou: Reâ€ž0,0{ 4 48 YYNE; 9;NeÂ¥ 49*.C -4. *v,0 er]#4 4 -*4 <512*%*--1?%91* 08] p=10*,(s er-grk:, Ki, i~g/Dvwt- ~|>62.. PAH. 404- /V*k-124 vc. 50.4. *,4 #20â‚¬ ?imik 4< or- 60,<48 fi~AM loqi . L .. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Fred Jarman and Amy Guthrie DATE: 1/24/01 PROJECT: Innsbruck Remodel REPRESENTATIVE: David Gibson (920.3007) TYPE OF APPLICATION: Significant Development Review (HPC) Consolidated Planned Unit Development (P&Z and City Council) DESCRIPTION: The applicant wishes to remodel the Innsbruck Inn located at 233 West Main Street in a two-phase development. The property is located in the Office Zone District with a Main Street Historic Overlay and Lodge Preservation Overlay. Specific requests include: 1) Adding a third story; 2) Add 15 new lodge rooms (to make a total of 47) 3) Add a sub-grade deed restricted employee unit; 4) Propose a PUD to vary the underlying zoning's dimensional requirements including height and side yard setbacks; 5) Threshold issues appear to be required parking per the lodge preservation overlay at .75 per room which would require a total of 32.9 spaces; 6) Mitigation will be required for the 15 additional rooms resulting in the associated employee generation. PROCESS: The matrix below outlines all the proper procedures for the different requests and the appropriate decision making body for this application. Steps Land Use Request Hearing Body 1 Initial request Development Review Committee (DRC) 2 Housing Mitigation Request Housing Office 3 Significant Development Review Historic Preservation Conceptual Review Commission 4 Consolidated PUD Planning and Zoning Commission 5 Consolidated PUD City Council 6 Significant Development Review Historic Preservation Final Review Commission L .. Applicable Land Use Code Sections 26.304 Common Development Review Procedures , , 26.415 Development in an Historic Overlay District Â»tÂ·t 2 1Nto q 26.445 Planned Unit Development 1 26.710.180 Office Zone District 26.710.320 Lodge Preservation Overlay Zone District Applicable Historic Preservation design Guidelines Sections Chapter 12 Design in the Main Street Historic District _~p Review by: Staff for completeness, Referral agencies for recommendations, Planning Director for a recommendation to Historic Preservation Commission, Housing Board, Planning and Zoning Commission, and City Council. Public Hearing: Yes, Historic Preservation Commission, Housing Board, Planning and Zoning Commission, and City Council Referral Agencies: Enginedring, Zoning 6 fficer, Parks Department, Streets ~epartment, Historic Preservation Officer 7-R.00'i:A 95, rl~#,viVpk3 1 *,0 % ld\.~23> Planning Fees: Planning Deposit ($2,405) HPC Significant Development Review - 2 step Planning Deposit ($1,205) Consolidated PUD - 2 step Referral Agency Fees: Engineering, Minor ($180) Housing, Minor ($180) Total Deposit: $3,970 (additional hours are billed at a rate of $205/hour) To apply, submit the following information: 1. Proof o f ownership. 2. Signed fee agreement. 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative(s) authorized to act on behal f of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application 6. 1 Copy of the complete application packet and maps. Once Staff deems the application complete, Staff will request the required copies. (HPC = 9; Referral Agencies = 1/ea; Planning Staff == 2) 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Draft Plat including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. Contact Engineering Department i f more specifics are needed. 920.5080. .. 9. A written description ofthe proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please refer to the review standards in the application. Process: Planner reviews case for completeness and sends to DRC for referral comments. Case planner contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards ofreview. Case planner makes a recommendation of approval, approval with conditions, 6r denial to the Community Development Director. A public hearing date is scheduled for the HPC. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. +fi 2 A ?6 16 P 2 10 00 27 DED O 3%, .. DONALD & SELENE MORGAN 237 WEST HOPKINS ASPEN, COLORADO 81611 RECEIVED JUL 2 4 7881 July 22, 2001 ASPEN, PITKIN COMMUNITY DEVELOPMENT Mr. Chris Bendon Aspen / Pitken county Community Development Department 130 S. Garena 'Street Aspen, Colorado 81611 RE: OPPOSITION TO INNSBRUCK INN CONCEPTUAL HPC & PARTIAL DEMOLITION Dear Mr. Bendon: Thanks very much for your time on the phone this week. My wife and I are writing, as you suggested, to voice our opposition to the expansion of the Innsbruck Inn and especially the addition of a third floor to the building. We live behind the Innsbruck across West Hopkins at 237 West Hopkins. The proposed changes will adversely effect the use and enjoyment of our house and we vehemently oppose the addition of a third floor to the Innsbruck. I am sure others will be voicing their concerns regarding negative community impact of the expansion of the Innsbruck building such as increased traffic, increased street parking in the adjacent neighborhood, etc. Our primary objection to what the Innsbruck proposes is the addition of a third floor. You told me that the present roof height is 25 feet and the developers now propose a 50-foot height. Perhaps I am cynical, but I assume that they have requested such an ridiculous height in hopes that they can negotiate what they really hope to obtain. We oppose the addition of another floor or any increase in height. Their new roof, as proposed, doubles the height ofthe present rooftop! It will be woefully out of scale with the entire neighborhood. It will block the wonderful views ofRed Mountain that many homeowners south ofthe Inn enjoy. It will set a precedent on building enlargement that could contribute to further harming the small town look and feel of Aspen. Please express our opposition and ask that the Commission vote against raising the height ofthe Innsbruck Inn. Sinc*rely, C /1 //1 Trf (1{ 1 /L,C 30â‚¬11 -/Â»/(l4+ /1111Â« f- 1 U Â· - Â·FÂ·. . 01*EX:*1 ge:dz. -~Vavreti -304) 1:51 -79 Uk-'d 07Â»SC-n -64\-1- <323-1- CK=.Aparpol .ls'3Â»409 1145 ~berl -Eferial CZE-44 21- -ad<=*al ;Â»414- 5*,8.lf'- 3... 1 / /.'. 19559/ - -2 '50. ~97 h <. L O e>lp= WD,6 Lge,gs,c ~aa=mc- L.ou=*;,n tuk= 32-<*JELBA.U:~~ -XED THS. CAL,Â¥ er i ':4Â· 4# 0.24 1,6./ 2.4 0 7. 41Â·46.. R. . 11.52./ 1 â‚¬ I . t 1 : , 1,45149.Â£ f Â· ...,r . 79 jaceÂ· . Â· . k. t.2. - . .1, *- 4 - t. 1 .. I .-5 9/_5 ,~~Â«i) / 9Â«2Â·3 une'.3 0 \ C Le, .h.4 4>Al 0%2- Elect g 1, -.S F'AC~:1. ri~G;:â‚¬::vi Lc:k:1+GS-*b *lacs>~_ -0@=emet, tlkj,~s#A -06 --1#12 93 [czÂ»Â·,c- 9,22) 8Â»=Â«=4. . t 1,4=4/ /4.-914 . ''42 ./ $ , \ . T ./ 1/ 1- I 21 /0Â«13 / A . 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ZE.An 111 11111 ' ~j- ~Il~ 04;flfl tii 'i'_ '4 42 1Â·1~=~, 11'l'Jlit 1 11'11111'1111'111~1411' U.111 W.UL 1,11111111 11,1 l.u.UL 11*- 1 /06:fil i iU,41.-c. i 4. 4% 1 4Â»1 1\ID Câ€¢+1 0'll . 1 THE INNSBRUCK INN A LODGE PRESERVATION I APPLICA TION 1 44# 2410â€¢] t. #Po &41+/ e 1 20 ff?r'* 4- 12.00 I- 1 11'i,> ~0*14 17=r.1-â€ž19.9-3,234%2A~ *-d#*,6,1 /46- .ArD g ~*00,6*A-A*-a 1 1 PREPARED BY HAAS LAND PLANNINg, LLC 201 NORTH MILL STREET, SUITE 108 ASPEN, COLORADO 81611 (970) 925-7819 1 MAY, 2001 2Â¥35 !03* 1 1 1 1 AN APPLICATION FOR APPROVAL OF A LODGE PRESERVATION (LP) EXPANSION FOR THE INNSBRUCK INN Submitted by: Innsbruck Holdings, LLC c/o 420 East Main Street Aspen, CO 81611 Prepared by: HAAS LAND PLANNING, LLC Planning Consultants 201 North Mill Street Suite 108 Aspen, CO 81611 (970) 925-7819 fax: (970) 925-7395 - mhaas@sopris.net 1 PROJECT CONSULTANTS 1 PLANNER Mitch Haas, AICP Haas Land Planning, LLC 201 North Mill Street Suite 108 Aspen, CO 81611 (970) 925-7819 ARCHITECT David Gibson, AIA Gibson Architects 201 North Mill Street Suite 101 Aspen, CO 81611 (970) 920-3007 1 SURVEYOR 1 Aspen Survey Engineers, Inc. David McBride, L.S. 210 South Galena Street Aspen, CO 81611 (970) 925-3816 1 INNSBRUCK INN EXPANSION APPLICATION TABLE OF CONTENTS PAGE I. INTRODUCTION 1 II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS)...........2 III. PROPOSED DEVELOPMENT. - 6 â€¢ Table One: Dimensional Requirements Comparison IV. REVIEW REQUIREMENTS 16 A. GMQS Exemptions 16 1. Lodge Preservation GMQS Exemption................................16 2. Affordable Housing GMQS Exemption ................................26 B. Planned Unit Development (PUD). 77 C. Historic Overlay Reviewq 40 1. Historic Preservation Design Guidelines ..............................41 2. Significant Development Review 42 3. Partial Demolition Exemption.. ........................................ .45 D. Vested Property Rights., 46 EXHIBITS Exhibit #1: Land Use Application and Dimensional Requirements Forms Exhibit #2: Pre-Application Conference Summary Exhibit #3: Proof of Ownership/Warranty Deed Exhibit #4: Letters of authorization to Represent the Owner/Applicant Exhibit #5: List of Property Owners Within 300 Feet of the Subject Property Exhibit #6: Signed and Executed Fee Agreement Exhibit #7: Inventory of Historic Sites and Structures Relative to the Subject Property INTRODUCTION L The following application requests GMQS exemptions and a Lodge Preservation allotment as well as minor planned unit development (PUD) approval for the expansion of the Innsbruck Inn. The Innsbruck Inn property is zoned Office with a Lodge Preservation Overlay (O/LP), and is located at 233 West Main Street, on the southwest corner of West Main Street and South Second Street. Since the site is located within the Main Street Historic Overlay District, Conceptual and Final "Significant Development" approvals by the Historic Preservation Commission (HPC) are required as well. GMQS exemptions from the scoring and competition procedures will be required for the proposed expansion (with approval by the Planning and Zoning Commission). Thirteen LP tourist accommodation allotments as well as an exemption for the proposed employee housing units are being requested of the Planning and Zoning Commission. The Minor Planned Unit Development will be reviewed by the Planning and Zoning Commission for purposes of obtaining a recommendation, and by City Council for purposes of rendering a decision. Pursuant to Section 26.304 and the recommendation of the City Planning Office, instead of applying for Special Review, the PUD review will be used to establish the parking requirements for the entire proposed development. It is also requested that vested property rights status be granted along with the project's various land use approvals. (See Land Use Application form and Pre-Application Conference Summary, Exhibits # 1 and #2, respectively.) 26.470.070(M), 26.710.320,26.710.180,26.304.060(B),and 26.308.010 of the Aspen The application is submitted pursuant to Sections 26.415.010, 26.445, Land Use Code by Innsbruck Holdings, LLC (hereinafter "applicant"), the owners of the property (see Certificate of Ownership, Exhibit #3). Permission for Haas Land Planning, LLC, Planning Consultants, and Gibson Architects to represent the applicant is attached as Exhibit #4. A list of property owners located within three-hundred feet of the property and an executed application fee agreement are attached as Exhibits #5 and #6, respectively. The application is divided into four sections. Section I provides a brief introduction to the application, while Section II describes the existing conditions of the project site and neighborhood. Section III of the application outlines the applicant's proposed development, and Section IV addresses the proposed development' s compliance with the applicable review criteria of the Land Use Code. For the reviewer' s convenience, Innsbruck Inn Expansion Application Page 1 1 all pertinent supporting documents relating to the project (e.g., proof of ownership, etc.) are provided in the various exhibits attached at the end of the application. While the applicant has attempted to address all relevant provisions of the Code, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information and/or clarification. The applicant will provide such additional information as may be required in the course of the application' s review. II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS) The subject property is legally described as Lots A through E, Block 52, City and Townsite of Aspen. It is located at 233 West Main Street, which is the south side of Main Street on the corner of South Second Street. The site is zoned Office with a Lodge Preservation Overlay (O/LP). In total, the site is 15,000 square feet in area (150' x 100'). The existing structure is served by all major utilities. In total, the existing Innsbruck Inn contains thirty-three units, including sixteen on the ground floor and seventeen on the second level. The site fronts on Main Street, is just two blocks north of the City's Ice Garden, two blocks west of Paepke Park, just over two blocks north of Little Cloud Park, and approximately four blocks west of Aspen' s commercial core. Public transportation is readily available on Main Street, and provides access to all four ski areas and virtually any location in the Roaring Fork Valley. The Music Tent is only a few blocks' walk to the northwest. The Innsbruck Inn is accessed directly from Main Street, South Second Street, and the alley along the rear of the property. The property is essentially flat, with no significant slopes, and includes some mature vegetation (trees and shrubs). Most vegetation associated with the site actually surrounds the property, but is located within the abutting rights-of-way. There is a fenced swimming pool and spa area in the northwest corner of the property, at the junction of the two surrounding street rights-of-way. There is a gravel parking area which is accessed directly from Main Street and is located between the fenced swimming pool area and the building' s northeast wing. Another gravel parking area encompasses the length ofthe property along the alley frontage, i Innsbruck Inn Expansion Application Page 2 5 VICINITY MAP 17~2,3,4 - ASPEN t. A Nighthawk A p A 5 Sihei 04 4.4 Ir 1 - 4,4 4 4/*d \4- Collonwo,W COLORADÂ« L. 4 4*etÂ¥ /M~;lain View Dr 0.4 8./ a N 4 'Â¥- To Glenwood Â»ings . '424, ' ancIAspen Airpoll S-VIA, b hiv Wa .7.i 6 $49 a j C 1â‚¬.4. nt. C B 4 4 -9 5 67#4 0 5 7 1 W4(poc))Â·E 3 \,16 3 i.uy' 1 Â· -9-911.7 ~ M, si 0 1 Silver King Dr ~ ~ 82 po* i Fc 1 Ct 2 Race St S c> 4 . 2 4- sm - 4 Cottonwood Lo 3 Spring Sl 0 - ).St 1 4 Fra '4Â· 5 Aju Ave Qs BE : M 6 Oak La 1 M-0 % 4. I I 7 Maple Ln C -9 C â‚¬ 42 W Main 8 Mdland Park M 5 5 0 9 Mascoue La 4. m , O 2 ~ 2 6 . 10 Smuggler G,ova 7 -b 11 Ardmore Ct = 8. 044 : 05 E Â¤Bin St 44 qÂ·' 13 Dale Ave 12 Rive,side Ave < C 2 4 8 15 Maynovuer - 0 14 Midland Ave m # 2* 9 D 80.4, . D GA' 2 4 , 02 (f < 1 k.4 -1, $+ w* G/en 9 1 4/,3- 8 z 6 , ve ROAD CLAss,FICAnoN - i i t.~ W 1- M : f i . e e tarm 4 K J . ' 1/2 MILE 44 C'V ' Cen on ./ E ,1 41.82 9 5% . 1 E 1/2 ; KILOMETER Ad,"/0 To US 24 Ea J j Â©1998 Phone Directories Co. Inc~/ 1 * 2 A 3 & 4 A 5 A 6 1 INASBRUCK INN ' *d 1 i lili EVNION5 ETE CURB STREET WEST GUTTER MAIN i i f 244 4.Afr - 11 TPEE~~\....... ; I LAW T\-_~_f'lNE>p~~ %4-- Â»>----- 10 MN[ 10** Â»bA/1 4 ASPEN-11Â» spâ€¢62 -4- *Cizh ~ 12/13/00 48 --~~.-1~~5 ASPEN ~~~~21_,~~Â«~21Â»-92~fT LIGHT JTL 7 SPI?t,fz _i- Oâ‚¬a<EP: 5(XEÂ· 1/8Â·â€¢ 1'-cy 4 SWIMMING POOL \1Â« - S 75.09 11'E I 9 iti, 15000' 120.00' COF,mir Â© 2000 4 1 1 1 12 SPR /10\ 1 -% h 111 . 8 Spe GRAVEL PARKING AREA ---sppu# 1 11.7496. SPA 6 JAh 4 291 - -4Â» 4 1 1 l 5 ASPENÂ»*C 1 i j 1 3 --\ la Â»1 1 j '11'Ell O YEL CAP 13166 NE Blt< 52 HORZ. CONTROL && ~ FRUIT TREE -~~ / /91 / (TYPICAL) 1 1 1 2 -1 100 * 4 4 99 11 1 1\ \ 4 A / / 14/SeR'4- --T 09 1 92 8 SP Pull CHIMNEY .1-1 0 t ll / 1 -O Â» ENCROACHES 1'+1 .D, < Z60 1 1 HOUSE MOO 11868 be 2 -- O Iff LOT F 1 i - f m f *% 4ISPEN GRAVEL PARKING . / 41 9 ASPEN ~ JASPEN 6 I B 5 0 0 SE T SP ~9% 94 - t- -7 4/EN , Existing Conditions Summary (Gross SF) ARCHITECTS, LLC / N 75009'11'W Rooms Non-room Total 150.00 - Ground Floor Guest Rooms 4,557 SF AEPEN OFFICE Za N. Mt St 1 Atti- -~ Non-Room Areas 1,375 SF STE.toi ~ Subtotal 5,932 SF .05PEN (GlaAE ) - CP'31-CRKING 6611 1 Second Level 970420Â·5001 Guest Rooms 4,998 SF FACSMLE 1 Non-Room Areas 1,040 SF 207~20-3105 0 -4- t52 4 8 AspEN 9,555 SF 2,415 SF 11,970 SF -99 SHED Subtotal 6.038SF E-M,01 GRAVEL 0 5 10 15 d'46,arickt,etam Totals SURFACE CONTOUR INTERVAL IS 1 FOOT 7 ASPEN 80% 20% 100% TELL.112VE OFFICE p.0.30* 218 101/.Caol?,Apowt, PR TIE 1 NQ.fOLA milmE. COO. RETAINING 2 UT]L BOX u~ YEL CAP 81459 WALL 14,11 970728-6601 1 17Â« F~Â£31MILE 970-728*58 E-&14 6.6,0,6/0,/ab,a SCALID I /8' - 1 ' -Cy 5*Ef NO. A1 ~ EXISTING CONDITIONS ~ 39 >13018 'N3dSV The Innsbruck Inn is not currently included on the City of Aspen Inventory of Historic Sites and Structures (the Inventory). Nevertheless, it is one of many sites being considered for inclusion in the next update of the Inventory. It may very well be that the Innsbruck Inn is being considered for inclusion on the Inventory due more to its use as a small lodge than as the result of its historically significant architecture. At any rate, for now, the expansion of the Inn is subject to Historic Preservation Commission (HPC) review only by virtue of its location within the Main Street Historic District. 1 The existing structure is two stories in height and consumes the majority of the lot. The building design contains elements of the "Mountain Chalef' style, but does not fit neatly with typical "Mountain Chalet" style structures found throughout Aspen, due mainly to the prominent arched window forms in the Main Street facing gable end portion 1 of the structure. The proposed Inventory update form describes the architectural style/building type as "Modern Movements; Novelty." The primary exterior building material is stucco with synthetic roofing. Architecturally, the existing Innsbruck Inn structure is made up of a series of volumes dominated by a long, flat-roofed structure running the length of the site (east/west) with a wing (facing Main Street) returning to the street on the east end. A central, low-pitched gable volume sits in the center of the long structure, and is the focal point of and main entry to the Inn. The central volume which is, again, the focal point of the Inn has three bays marked by three arched openings on the upper level and two arched openings flanking a square opening on the ground level. The central square opening on the ground level is in-filled with two large windows; otherwise, the opening are uninterrupted. All of the openings are aligned vertically. The central volume roof overhang is supported by the extension of beams that reinforce the bay spacing. The remainder of the building has balconies with decorative wood cut-out railings running the length of the fagade and deep overhangs creating a dark background which helps to offset the central stucco volume. Horizontally proportioned windows grouped with doors create a repetitive pattern across the fagade. Also, the balcony level is accessed by stairs oriented parallel to the fagade, and the stairs maintain similar cut-out wood detailing to that found on the balconies. These two flights of stairs flank the central volume. The Main Street facing wing on the eastern end of the building has a similar pattern defined by cut-out wood detailing on the rails of the balcony serving the two upper units and stairs on the west wall. An arched chimney cap rises above the west side ofthe central volume roof Innsbruck Inn Expansion Application Page 3 With regard to setbacks, the existing building sits just slightly more than four feet from the easterly property line, five feet from the northerly property line, almost fifteen feet from the westerly property line, and almost fourteen feet from the southerly property line. The building on the adjoining property to the east maintains a fence and chimney encroachment (both approximately one foot) onto the subject lot. The fence around the swimming pool area on the subject site resides on the north and west property lines (i.e., no setback). There is a triangularly shaped railroad tie retaining wall located in the southeast corner of the property which encroaches approximately two feet into the alley right-of-way. Parking for the Innsbruck Inn is located primarily in the two aforementioned gravel areas, in front and in back of the inn. Approximately six (6) off-street parking spaces are located in the gravel area at the front of the inn, in a "head-in" configuration. Along the m alley frontage, there are approximately twelve (12) more off-street spaces, some of which are parallel to the alley and a few are "head-in." Most of the spaces along the alley hang over into the right-of-way. In total, approximately eighteen (18) off-street parking spaces serve the existing Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adjacent to the Innsbruck property The existing lodge site contains approximately nine significant aspen trees scattered over its grounds, with the majority (7) of these located behind the building. There are also three significant spruce trees, two on the front part of the property and one on the South Second Street side. A good deal of mature landscaping is located in the rights-of-way between the property and the streets. The fenced swimming pool area at the northwest corner ofthe site is effectively screened by the abundance of mature trees along its two sides that are visible from the street. There is a five foot wide concrete sidewalk along the Main Street frontage, with a three foot wide parkway strip between the sidewalk and the curb. Similarly, a four foot wide concrete sidewalk runs the length of the South Second Street frontage, and this sidewalk, too, is detached from the curb. All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structure on the project site Mains for these utilities are located in the surrounding Main Street, South Second Street, Innsbruck Inn Expansion Application Page 4 EV1510N5 1 - =A PATE: I 2/13/00 ~4- UNIT #E3 UNIT #E2 911: 3/16~ -1 0 -0 ora<EP 202 Se 207 SF. 1 COPÂ¥0Â£Mr Â© 2000 -1-' .11 1. .- ' Ld=.7 11- 1 ' 1#11: 3 0,2,[ 11 2 F 1 . 1 LL-7 Ill 1 l ilit lil li ~~ lit I I ji 1 I .fjll~j ~ Â»1 1 111 1 G===1 STORA6E 71 SFÂ· E - - 1 1 1 ' Fl I r-1-11 1 --' r--1 --r-----Â·--Â°-T --1 r--1 f ~ E - ~~UNIT#23 - CV 1 UNIT #15 UNIT #17 UNIT #iq LOBBY UNIT #21 UNIT #25 UNIT #27 lo 1 292 Sx 228 SF. - 763 SF 298 SF 26 4 S. 250 SF 228 SF. 0 0 (7 K-! 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'337 8Â»/lilli 11 1 43 1 l U.L I lid 1 I lili dll 11-= - , \ tÂ£,#3~r . . fga a '' =- 1 1 ' 1 1 1 1111\24 1 NORTA ELEVATION - SCALE: 3/ 16' - 1 ' -0' .O wa zaj~~ i ~do CdE; 040 z 0,) E r 6 -J < --U---1222231 Zb ch il ",1 1,9 L.*==9.-J 1 GIBS 00 AEPENIOFFICE ARCHITECTS, LLC 1 aBLE<r 518.101 AE*EN, CCUJDOO ~611 970-920-3007 F,â‚¬51MLE 907-920-3105 E-*14 ~ EAST ELEVATION Elll,OPE OFFICE d,04.or=*36"" PO *278 101 E COLâ‚¬IiÂ«) AVE NO. 301.A SCALE, 3/16'- 1 ' -O- TE.LlRPE. COLO. 81455 410-719-6607 F<51MLE 970-728-6658 E-M,4. 1 1 . 1 -f NO A4 ~ EXISTING CONDITIONS ~ i i G >Dole 1 rewâ„¢ Pe~N: A Joe # PAE : 2/13/00 OECKED : YOLEÂ· 3/16Â· 1 ' -0 UJU 13 U u D U 11 11 UCo , u U U U 1, 2 6 0 U u , U L U U U 1 L Fll lili I lili n Il--1 111 1 11 13131 E-1 - - 711 --1--li Conn;Hf Â© 2000 LUUU . l U U 9 , U U U U U 1, 1. It 1111 1-1== 11 1 '!1 1; 1 Iii ; P 1. lili 1 1 k lili i [L-1:11 W Ue,w FIN 1 1 I Il' ' + ~ SOUT[-1 ELEVATION SCALE: 3/16'-1'-0- 0 U.1 0 zÂ°615 1 gdo 040 U) P Ul - -%Xfz~~ 5 0 83 11 || 1 1! :1 Fr~r~ 4.1 GIBSOB 1 ~1 . 11 7.lit ' /2?3*/p. 1 r==1~ 1 11 11 u 1| 4 ' ARCHITECTS, LLC 1 1 -11 1 mN. Ca.CUPO AEPEN OFF-kIE 201 N. 41 M. 51 0 81611 970920-3007 FK51MLE 907-92(Â»03 E-Ii.W 2 WEST ELEVATION ELLUOPE OFFICE 4**1'vace&, Â£6,1 PO.30<218 0 E. PDAVE. NO.301.A SCALE, 3/16 - 1 ' -0" TELLU?PE, COLO. 81436 97(>73&6601 FP<:51MlE 910Â·778-6698 4-*'Al."Cl'** A5 ~ EXISTING CONDITIONS ~ Zg 30019 and alley rights-of-way. There is a public park two blocks to the west, and public park/open space two plus blocks to the south. West Hopkins Avenue, half a block to the south, serves as a designated bicycle and pedestrian corridor, providing connections to the downtown commercial core, and the Marolt Open Space. A connection to the public m trails system is available at the end of South Fourth Street, two to three blocks away from the project site. Surrounding properties include the Aspen Mountain Lodge to the west (across Second Street); the Christmas Inn to the north (across Main Street); a tall two-story single-family residence next door to the east; and, two lots with two single-family residences on each to the south (across the alley). Facing Main Street on the same block as the Innsbruck Inn, there is the Inn, itself, a tall two-story gable end Victorian residence, and another two-story Victorian residence. On the other side of Main Street, between Second and First Streets, there is the Christmas Inn, a two-story commercial/office building, a 2.5 story multi-family residential structure; and the 2.5 story Tyrolean Lodge. The property next door and to the east of the Innsbruck Inn takes vehicular access to a two-car surface parking area from Main Street. Parking for the Christmas Inn (across Main Street) is located along the Second Street side of the building in a head-in configuration, but a driveway off Main Street is maintained as well. The 2.5 story multi- family residential structure next door to the Tyrolean Lodge also maintains a driveway off Main Street to access the surface parking area behind the building. Similarly, the Aspen Mountain Lodge, across Second Street from the Innsbruck Inn, maintains a driveway to access its surface parking area from Main Street. In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex, single-, and multi-family residential. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Victorian to the east; motor court lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and 50s plywood modern to the north by northeast and south; and modern Adirondack to the southwest. Roof forms vary from flat and shed roofs (Aspen Mountain Lodge, 210 West Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply pitched roofs (the single-family residences to the east and the rustic log home to the northwest). The surrounding structures range from one to two-and-one-half (1-2.5) stories above grade Innsbruck Inn Expansion Application Page 5 1 m. PROPOSED DEVELOPMENT The applicant proposes to expand the existing structure for a net gain of thirteen lodge units and two employee dwelling units. This will be accomplished by adding fifteen lodge units and one new employee dwelling as well as converting two existing lodge units into a single employee unit. The existing building will undergo interior and exterior remodeling to accommodate the expansion. An addition will be made to the westerly side of the structure to provide for two above grade floors of new lodging units and a subgrade level to contain the new employee dwelling unit. All other expansion will occur with the addition of a new third floor. The swimming pool area will be maintained. The applicant proposes to accomplish the expansion of the Innsbruck Inn in two phases. Phase one will involve and addition to the west side of the existing structure. The phase one addition will include a one-bedroom, subgrade employee dwelling unit, two new lodge units on the ground level, and two new lodge units on the second floor. Phase two includes the conversion of two existing lodging units to a single employee dwelling and the construction of a new third floor to include eleven lodge units. In total, the proposal involves a net gain of thirteen lodge units, the addition of one new employee dwelling unit, and the conversion of two existing lodge units to an employee dwelling unit, over two phases of development. The second phase addition of a third floor on the Inn will result in a measured roof height of approximately thirty-one feet, where the current height is twenty-one feet. More specifically, I Â·AR + Phase one involves an addition with a footprint ofjust under 745 square feet to the west side of the existing structure, to include: an approximately 620 square foot employee dwelling unit below grade; two new lodge units of approximately 282 t.~-- ~.,..,~57 square feet each on the ground level; and, two new lodge units of approximately 282 square feet each as well as 130 square feet of new decks on the second floor. + Phase two involves the addition of a third floor to the existing structure. The third floor will include eleven new lodge units with an average size of approximately ~ ,~'\1\ 480 square feet each. The gross area of the third floor will be approximately 6,105 square feet. Also as part of phase two, a pair of existing lodge rooms (82 and EJ) ~ ~ l/:~D will be combined and remodeled for use as an employee dwelling unit. 1 Innsbruck Inn Expansion Application Page 6 1 * The room count will go from the thirty-three existing lodge rooms to forty-six lodging rooms and two employee dwelling units, for a net gain of thirteen lodge units and two employee dwelling units. The result will be a net gain of approximately 7,900 gross square feet of floor area (plus roughly 620 square feet of subgrade space and approximately 130 square feet of exterior, second floor decks) from that which currently exists. The property is zoned Office, with Lodge Preservation and Historic District Overlays (O/LP/H) The LP Overlay zoning requires use of the Planned Unit Development process for expansion of lodges. The purpose of the Office zone district, as described in the Code, is to provide for the establishment of . . . commercial uses in such a way as to preserve the visual scale and character of former residential areas that now are adjacent to commercial and business areas, and commercial uses along Main Street and other high volume thoroughfares" Similarly, the Code describes the purpose of the LP Overlay zone district as being Plo provide for and protect small lodges on properties historically used for lodge accommodations, to permit redevelopment of these properties to accommodate lodge and affordable housing uses to encourage development which is compatible with the neighborhood and respective ofthe manner in which the property has historically operated, and to provide an incentive for upgrading existing lodges on-site or onto adjacent properties. This application proposes an expansion of the Innsbruck Inn lodge, which is located on Main Street. The expansion is proposed in a manner that will ensure the preservation of the Inn's and Main Street's visual character and scale. The Innsbruck Inn has been located at its current location and used as a lodge since approximately 1967, when its first rooms were built. The proposal is fully consistent with the LP zoning, which provides incentives to enable upgrading of the existing lodge in a manner that will allow it to continue to meet market demands with regard to client expectations that have changed 1 since the lodge was originally constructed. Today' s market desires and demands up to date facilities and rooming accommodations, more space, and more choices. The Innsbruck Inn has had difficulty keeping up with these changes and still maintains a somewhat uniform supply of room sizes, most of which have antiquated ddcor and facilities. Furthermore, with the sky- rocketed cost of housing in the Aspen area and the increases in commuting traffic from the 1 down valley area, the owners have experienced increasing difficulty in finding and Innsbruck Inn Expansion Application Page 7 Imv15'a15 1 CONCRETE CURB & CONCRETE SIDEWALK W-EST f.--7 MAIN 1 1 1 - -- 61)4*p-% ill 1 / 4 SPIKE 117REE STREET i 9 PiNE176 ' I . 1 1 9'spÂ» 1 4 ASPEN Sppb .4- 1 V ~ Â· 5 ASPEN ~4~ : ..tri i 4 8 PINEI 191 7 SPR PATE: I 2/13/00 '' *X----~.*-.1 STREET LIGHT ECALE: I /8Â· - 1'-0 ~'I / 4 spâ€ž - 0 - -------_~g-*.00-911-C -~~-- 111 H ' ' SWIMMING POOL 1 9 //1- 4 99 --- 58 COFÂ¥1Â¥M Â© 2000 f 1 ~ 12 SPR' 1 11 / 5 ASPEN GRAVEL PARKING AREA il lili SPA f I Fy\.. 1 i f 9 5 ASPEI~~~ \1 1 y F VÂ» T i Uh-FT-Pr-r-rl~~-r-~ i //' 120.00' 1 , 1 ' 2 /'S lil!! 44 O YFUPP 2495 1 / u /2 74 /U SIR* 6 1 7' NE BLK 52 HORZ CONTROL =-â‚¬ / f ' ~,7-7-/It&/~m-U 1 i 3 2/ 2/ , 411/41 / f , 61 ilizl~--/00 4 , 1 . , 1 2/ ->-y' 1 *ph + 1 ~ ill ; 0 -0 11) 1 . // LI f P+J CHIMNEY LU 0 L.4 ENCROACHES 1Â· +/- -66< Â£ Ot 1 HOUSE MOO .... - 99 /1 : 118.68 it , iwl * 1 11 11 1 2; s LOT F 1 //l / *,15 + 5 ASPEN 1 cn M F 4 ASPEN 1 1 GRAVEL PARKING l i Employee Roorns No,1-room Total 9 ASPEN 3 ASPEN Phase I Summarv (Gross SF) - f GIB son -â€ž0 -- SET SP ' 9894 --- ---*- / Lower Level 3- 7 ASPEN 0 Employee 1-BRUnit 620 SF ARCHITECTS, LLC Subtotal 620 SF 150 09' -* --- + i First Level e AEPEN (]FFIEE Guest Rooms 5,147 SF 201 N hil Sri 41=144 - -- - Non-Room Areas 1,375 SF *PEN. CO:.OUOQ ' J il - 9Â¢.101 GRAVEL PARKING ---- Subtotal 6,522 SF 8161" -- .-1. 6 1 Second Levet 970-9203007 BLL Ock FACRMLE Guest Rooms 5,588 SF 907420-310 10~ 4/~F~ SHED Non-Room Areas 1,040 SF E.M.4. 1 604 0 Subtotal 6,628 SF 0110*orid,uct.,cm 0 5 10 15 20 7 ASPEN ; Totals: 17.5% 100% E SURFACE 620 SF 10,735 SF 2,415 SF 13,770 SF ELLLA;E MICE CONTOUR INTERIAL IS 1 FOOT 4.5% 78% F.0.09 278 RETAINING 2 uni BOX I~ YEL 02Â» 5439 ia e ca.01,0'Avr. RR TIE NO. 30iA TELLL;2, COLO WL 14111 970-728-6601 Fjâ€¢65!A'LE '~ SITE PLAN 910-728-6658 E-MAI *..bk SCALE, 1 /8 - 1' -0' 1 9/ET NO. IA1 ~ PHASE I 29 33019 12EVISON5 d041: Jll- PATE: 12/13/00 GEGED 5CALE: 3/ 16-- 1 ' -0 COPÂ¥Iker Â© 2000 L J 23, 1 1 1/4. ~ 4.1 1 0 1 i [1 i i. i j . 11 11 I,!Il 3 \9Â· 0 0 -4.. - 3 0. BEDROOM- 6==1.1 -/// / trr.,., . 0 U.1 0 f../,1.*65-4 9-'.91011 -65< Â£ CE 4433.-It=]1 '/ ZO-0 3%44*WHR*tf / 4.- +114-4.-0,5 MOO 0*0 m Z 9 LIVINe/DINING 0 2 I *92 ' 016HTHELL ~ 618j0II 14'-6. ARCHITECTS, LLC ASPEN OFFLE 201 N. *L 5f. 5TE. la ASEM. 0(10000 8161! 970-920-3001 FAC51MI.E 901~20-#05 r-Atâ€¢L at/*sal-ad,icb,im | '. 9 ' 0 1 11%0'CATES NEW CONSTPUCTION ELLI,IN OFFICE ~ LOWER LEVEL FLOOR PLAN P.O. 03% 218 la t, caleeo AE. NO. 30IA SCALE, 3/ 16' - 1 ' -O' a.21((10. 514% - -- - ---- --- ------------ /O-728+607 F~C51MLE 970-728Â·6858 EMU 51Â·EEr NO. A4 PHASE I \ E9 33019 REVISIONS 1 4--- --7-'~T-1 Â£-1 F- 1 r- 4 Â»15 -1 1- 1 diN41: JTL MdEP: 12/ 13/00 5CM,E: 3/16--1'-0 ..1-1 r==hu' /27 4- COPYRIM Â© 2000 .-2 :/,Â· 3.FYÂ¢>fEE-,, 01'/lf , III!1 .U- 110111'fa Nzililiil lil 1 1 NA / 9.43 5': :53... 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' . /4 0-~77 ZOo /02 1 1 -IJ 19)11?iii, : MOO , 5-0 0:0 9<242>2 Â· - 1 27 0 2 51 V 1 1/1 1 ,=r ||L_J .1 1 1---1 , 1 1 1/ /1 Z clll[-1 Z r. 0 1 ' ~E< GIBIOn 8924/98.9Â« tal>ffÂ«...@1 ~ Oil-I I .Di ' 4'* K | 5-10 W 1 9,4 1 1111111 1 1-tv] 1 ! 1 4 ~ 1. a ARCHITECTS, LLC ,61Â°EN OFFICE 201 N. *4 51. 970Â·920-3007 9651/1/ 907Â·920-3105 /-M,4. ~ 1,. 1 ' 1~ 'NO CATEs ,NE,1 CONSTFUCv ON aliter,d,~*t~~, 1ELLIRRPE OFFICE PO.901~278 SCALE: 3/16'-1'-O 81155 GROUND FLOOR PLAN la E. COLGEÂ¢70 AVE NO,3CIA m.iletE, COLO. 1 -- ,~CaNLE 970-728-6607 910Â·72&665,5 E-*91 SEET'NO. A2 PHASE I 20'-10 1/2- 4'-0 51/2 20'-10 1/7 20'-101/20 15'-13/4Â· . 5.-21/4. 5'-21/4 15'-15/4 3%11 11! 1 lilli 11 111111 111@1111.11111 lili lili 1 1 111 IN 11 Jpl- 6 ....7..3. VE .~ . C IN'\\ .\\ 1,\44. 1 1. 'I\ 4 4*Â» - 4~imiki.4-,AP, 3 1$ 21 1 - - -- 9 / ely, P I q FE]ie .%*%11-~ 1 1 1 '0 5 1 --- 2 -4 3 7- , -. 3/91.1!~~~ 1 --- 2 ~ ,. '*i'I" I -ifig_~Bli ~ ~ -. k !_ 5'-3 'C , 5 'ir i ---Ired e h..U .10 'p . ~i, 7~7'r- --I . ~ 41.11 Ill - ERR) 0 - f -4.9 X EL 4-191;NRmk rb' 74-Fil - 013 23 (73 0 - p 'AM / -- I.-Ii- --- 03 0-23 < --- p *48'6& i*lf 1 *0 :~ 4 - -- 00 3-2- rp 1 3 2-=-i------ ---7K1$~4</---~ I 4<-1 1 141,14.11 ,-Ile- : - - --~,i -Aur' 419,4,=i,~ - __ - TÂ©44,)1,41/ 23 (20 8 60 .1-==--- / (03(2) -- - EttjA 2~4 9 illu=0 - - ---- Me 90 - --z u_*Prd:IM 73 #*AL '6441 -- - =----- - :41:iÂ·::'WI43 /- - r --- 00 01 f --- 0-0 1.> 6=9- I - CD EDI F-*-~ -2-II~~I~~III--~~ ~Ip ,====J- I _ i.try 7_2*1 -- -- - - /91 - - t.[ 1).t~ift I L.=1 al *bu~lt 1 -*- .6Â·P- .- - ---3 - -- 1 - 5 3 - , Vt,pl 1 k Â· -- t- -- 0 0 - 1 - Z r / P.11 - - - INNSBRUCK INN 3 LOTS A,B,C,D, & E, BLOCK 52 7 0 U 1 & & 6 /.2 1 9.8 Â§49 9 O ASPEN, COLORADO 11 r- 0=1 NOILOrel.SNOO 0.2 621*DIONI ~'./.f/'/, Â·441 .*/101-1~ 1 ~ I EISVHd~ IHONÂ¥ '0NJÂ·23Â·16 E\/1510NS OODZ Â© *0013% IEVITAON5 1 1 l~ 1 JOP * a)/'N: JTL PATE: 12/ 13/00 OEO<EP: SOLE: 3/16 4'-0 u u u u u U J U[ J U U 1 6 , im - * U U C U U U U 0 11 U U .1 9 11--111 -- 11 -Â·fl wl l | 11 cop,emr Â© 2000 Iii 1 4*9 999* & 9 Â«~.9 2Â»Â» 999* 99 9_9_~t' 99999*99 99 9929 9 9 *Jeffliss 299 ~9999999999999999999996999-3999-9999999999999999999999991 1 Uouuu u u 0 u U 3 11 8 - Â·11 11 L____. //fl,~ 81Â«8 8 $ 1.-I- 1 --- J-~--1-~~~- - - .-==1L----------r-- . i 11 liNE ?9999999999909 1 NORTH ELEVATION SCALE' 3/ 16-- 1 ' -0~ O 1-1-1 0 Zasj 1 gdo ~dE; 0*0 1 d 'j- 1 :1 GIBSOA ARCHITECTS, LLC AEPEN OUICE 201 N OLL 57, ME.la AyEU COLE)ePO 0161! 970â‚¬0-3001 FACNMLE 907420 3Â©5 EÂ·Mâ€¢L d-- lEttlmE MICE F.0. 50*218 101 E. COLLWATAVE NO.30IA EAST ELEVATIOIN fELLU,laxo. 81455 ~ SCALE 3/16-1 -0 970Â·728.698 910-101 /K5Nit E-M,4 *a*r,t A5 <PHASE I ~ EG 30018 N3dSV 1 m# m =ke: 12/13/00 5C,ALE: 3/ 16~- 1 ' -0 U j.u U .1 0 U j UOUUOUUU UOUUU:UU G U a u U U U U U U U.9 'm mil 1-7 111 p - - M. 1~ mi i li n wi 11 li ini ini i~ 1 4 i~ -[--1 Ilii fl---R n F-f--F~ i 119 I~ i '~' ~~ El ~3 T RE P conmair Â© 2000 111 11 1 11 F9999999999992-2-9999999999 42 9999 999~9 99999*99999 99*9999999*999*99 9999 99*9 9-9*4 999999*9999%2fy 999999%399*909 952999999*9999<'~12 Â§217 99* 9 99 999999 1 ------_-- ----7-------- 1,...--r-.1,1 --, 1 - - - U J. J I U U U U U .1 uuouuuou 49 H Â»i u --" U u DUO 11 0 U U U U U U L U 11 111 111 1 11 1 ilt 11 9. H H li i! iIi 1 1 -4.11 0000Â¢0000 Ne*FA.A ---J , 1,1: 31-* 440*4,4 ,/ x261-212 ~ SOUTIN ELEVATION SCALE, 3/16--1'-0 .O U.1 0 zÂ°85 1 ZOO MOO g : 0 g< z- 1 -7 f:'1 Ill ill 1 1,11 11; -11 , i ' : ')/ ~f Ir \hÂ« 02Â£-Uy Â· Â·IN 1 ~ 1 - GIB SO[1 1 \='.4 4 il HÂ»==1 J 1 4 -L J ,/ th> ! ./Tr'~11 ARCHITECTS, LLC \ ...,j; b. , Mr:=-=4 1 ASPEN OFFICE - X1 N. AEL M. 5Â£.101 F =4 . ASPEA. 0(10000 970420 001 FALE51MLE 9074293(Â» /444. d//65Â£,r.chUct,ce,n Slla;F OFFICE '08(71215 IMPO AVE hO 30IA WEST ELEVATION BI435 mil]21*. CaO. 2 SCALE 3/16-1 -0 FACNMA.t 970Â·728*07 910-728+858 f-AA4 *UW.:d.Jol 9Â·EET NO. A6 ~PHASE I ~ ES 13018 ImVINON5 MAIN WEST Ill 1 . -- NUNE A 914'14 - 5 4 SPRUCE./A T ---- '4?dRk..C 11 7/Er - STREET ~--9-1.21.10 PINEÂ«ly* hAA ~ 9~ SPRUCE 1-N~ 4 ASPEN-CL.1 0 SPIU 9 4 8 F'NE --Â·Â·Â·Â·C, Â¢Ot2 f-5 ASPEN 1 C}â‚¬CKED : PAE: 12/ 13/00 f / 140 - 5(PLE: 1/8- - 1-0 P 1 SPI -- STREET LIGHT 44 | I i SWIMMING POOL 11 3- N- S 15~09'11Â·E 99 1 1 112 SPR COPYRIair Â© 2000 4 -CONERETESDEvALK-- 942Â»0 1 1 j LE'ZEÂ»- / 8 :PR 3 7- GRAVEL PARKING AREA ~\ #4_.Rue s -4 -1- SPA I i /4,1 f //11 01Â»5:- f 5 ASPEN 7 9 /l,///-/71-t t-- 1 1 14 4 - -* 4 4 9Â·/2 f / 1 1- - , r r-- 120.00 0 -<- / NoN,0-r-3 5 ---4 3 - -2 < - - -- ' ' ' o YEL CAP i 8 --- a.'12 ~ 13166 / HORZ. CONTROL 1 -- t NE BLK 52 // i 1 1 1 i.47 1 z:* i FRUIT TREE , Â«212 / 4-/ f, (TYPICAL) '' ' 1 2 r d A : 4221 1222 422 ~ AD' L + 1 1 1 ! (3 f / --4-- / 1 0 ft/ ;lt 1 I l i 8,2 -- - 6 l 22:.2 ' ' 1 K f F ' i i /4.Rili .,~ , <L , , :V ' t .O 1 ff z 66 05 It 8,0 - f ~ / 1 CHIMNEY Lu O ENCROACHES r */ 'l 12 g do 1 1 // 3,2 1 4Â·12 i 1 --- ... - --- --- f.~2 1 . ' HOUSE ide; ~1868 il 4 1 13; - LOT F t -4. - 1,12 1 f m z ' 5 AspE/ // 122: 10,2 /1 *00 GRAVEL P 4 ASPEN ' - - - ,"2 / - ARKING , - f 'lli.1 ''1;?5 Phase n SimmarÂ¥ i (Gross SF> 1 - --- 4 -- "/2 j Employee Rooms Non-room Total 111 i'0Â·12 I : Lower Level GIBSOI Employee I T =Pi . 9 ASPEN -/# 3 ASPEN 7 ASPEN First Level -*E=Â« 1 - 1 K 1-BR Unit 620 SF Subtotal 620 SF TO BE 2EMOVED 70 8e ...C'VED 9, f 2 0 :,7 Employee Studio 475 SF ARCHITECTS, LLC N 75009'11'. C 150.00 Guest Rooms 4,63! SF " i. Non-Room Areas 1,416 SF 0Â°EN a~FICE Subtolal 6,522 SF 2a N, 41 ST, // Guest Rooms 5,547 SF 801 / 7-1 ' 7 5110 ALLEY - \ 1 11 - GRAVEL PARKIN Second Level AfFEM. CCU~00 Non-Room Areas 1,081 SF 970-920-3007 Opt?-IJ o elf t:=2 1 1 -919 49~ ~,~~ Subtotal 6,628 SF FPES*E 90742)3105 SHED 'fhird Level E-/* Guest Rooms 5,280 SF d/qbsÂ¢*r/d,IL/Â£Â£" 0 5 10 15 20 i Ism~ Non-Room Areas 824 SF TEU.[Et'E OFFICE EL SURFACE CONTOUR INTERVAL IS 1 FOOT G2 Subtotal 6,104 SF PO. ma 278 ta E caoevo Ave Cotals 1,095 SF 15,458 SF 3,321 SF 19,874 SF NO. 30[A RR TIE -7- EZ-07'-- RETAINING 2 Unt BOX LYEL CAP- 5.5% 77.8% 16.7% 100% 181.LLIP. COLO, 81155 VALL 14111 970Â·7284607 fK~51MLE 970728-6698 E-MAL 'b~8~t,Indacd~*â€žwt ~ SITE PLAIN Cidd~11%tJ SEET 240. SCALEF 1/8'- 1' - O 1 A1 1 ~ PHASE II ~, 29 10019 , WN.VIT /VA////At/,VT,77.7/A, 77 1 -4Â« .f.3 2/~/9. 12/13/00 r----1'iMj'll/ilit iNA/; N i l'pjÂ· / , ' W///i ,, 9 2053Â»2 4,1 J Â«//4/kit 6%5: JTL . 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AM 101 E.COLOÂ£â€¢00.AVE -HE:11 11 Ke. 30.A 1ELLI.In. COLO. ib 800 910-728-0607 2, Julio 1 G.ACE F<NMLE 1 1 ..=./ 9Â©72-6658 1 1 1 1 E-MAL =4=4 a \NEST ELEVATIONI I 1 1.=1=3 L-__ d_717_3 ~ - M = 4 =2=-1 -- 1 2 SCALE : 3/ 16 - 1 '-0' r= f =31 j 1 1 /13-_1 1 A6 1 Rwaed L_______-_--_______2 1 1 ES >0019 maintaining quality employees. The proposed on-site expansion will ensure the Innsbruck Inn's continued viability and, thus, existence as a lodge while providing on-site housing for employees. With the O/LP/H zoning, the Minor PUD process will be used to define the dimensional requirements, including parking, for the property after the proposed expansion. As such, it will be possible to expand the lodge in terms of height and floor area, possibilities that do not exist without the LP Overlay. It will also be possible to expand the lodge to the west and provide affordable housing at a rate consistent with the needs generated by the expansion. At staff' s suggestion (see Pre-Application Conference Summary, Exhibit #2), the otherwise required Special Review to establish the affordable housing parking requirements will be combined, pursuant to Section 26.304.060(B), with the PUD review. While the PUD will define the affordable housing, dimensional, and parking requirements associated with the project site, this application refers to the existing lodge inasmuch it is tied to the operational, employment, and parking needs of the proposed expansion and such information is necessary to evaluate the incremental impacts. In other words, this application describes the existing characteristics of the Innsbruck Inn for comparison with the expected conditions after the expansion. Both logically and in accordance with the Lodge Preservation regulations, the expansion should be reviewed on the basis of incremental change/impact. For purposes of comparison, the dimensional requirements associated with the underlying Office zone district (as they would apply to the subject lot), the existing conditions, and the proposed dimensional requirements for the PUD are depicted in Table One, below. All square footages are rounded to the nearest ten square feet. TABLE ONE: DIMENSIONAL REQUIREMENTS COMPARISON 1. Minimum Lot Size: â€¢ In the Office Zone 6,000 square feet. â€¢ Existing Condition: 15,000 square feet â€¢ Proposed for LP/PUD: 6,000 square feet. 2. Minimum Lot Area per Dwelling Unit: â€¢ In the Office Zone applies only to residential uses' Innsbruck Inn Expansion Application Page 8 â€¢ Existing Condition: No existing dwelling units/ Not Applicable. â€¢ Proposed for LP/PUD: not applicable/no requirement (see Maximum Allowable Density, below)2 3. Maximum Allowable Density: â€¢ In the Office Zone: regulated via minimum lot area per dwelling unit; otherwise, not specifically regulated. â€¢ Existing Condition: one lodge bedroom per 455 square feet of lot area (33 units and 15,000 square feet oflot area). â€¢ Proposed for LP/PUD one lodge or residential bedroom per 310 square feet of lot size3 4. Minimum Lot Width: â€¢ In the Office Zone 60 feet. â€¢ Existing Condition: 150 feet. â€¢ Proposed for LP/PUD: 60 feet 5. Minimum Front Yard: â€¢ In the Office Zone: 10 feet. â€¢ Existing Condition 5 feet for the building; and, 0 feet for the fence around the swimming pool area. â€¢ Proposed for LP/PUD: Per the approved Final PUD Development Plans4 6. Minimum Side Yard: â€¢ In the Office Zone 5 feet. â€¢ Existing Condition: 414 feet for the building; and 0 feet for the fence around the swimming pool area. â€¢ Proposed for LP/PUD: Per the approved Final PUD Development Plans5 7. Minimum Rear Yard: â€¢ In the Office Zone: 15 feet. â€¢ Existing Condition: 134 feet (but there is a separate railroad tie retaining wall encroachment into the alley right-of-way). â€¢ Proposed for LP/PUD: Per the approved Final PUD Development Plans6 8. Maximum Site Coverage: â€¢ In the Office Zone Not regulated. â€¢ Existing Condition Not regulated. â€¢ Proposed for LP/PUD: No requirement. Innsbruck Inn Expansion Application Page 9 I 9. Maximum Height: â€¢ In the Office Zone: 25 feet. â€¢ Existing Condition. 21 feet. â€¢ Proposed for LP/PUD: Per the approved Final PUD Development Plans7 1 10. Minimum Distance Between Buildings on a Lot: â€¢ In the Office Zone 10 feet. â€¢ Existing Condition: Not applicable (only one existing building). â€¢ Proposed for LP/Ptill 10 feet. 11. Minimum Percent Open Space Required for the Site: â€¢ In the Office Zone: No requirement. â€¢ Existing Condition: Has not been determined, but since parking areas do not count, there is very little "open space" on the site. â€¢ Proposed for LP/PUD Per approved Final PUD Development Plans. 12. Trash Access Area: â€¢ In the Office Zone: Not regulated. â€¢ Existing Condition Alley. â€¢ Proposed for LP/PUD Per approved Final PUD Development Plans. 13. Allowable External Floor Area Ratio (FAR): â€¢ In the Office Zone: 0.75:1 (11,250 square feet) for any use other than single family detached or duplex residential; however, the 0.75.1 floor area ratio may be increased to 1:1 (15,000 square feet) by special review, provided 60% of the additional floor area is used for affordable housing. â€¢ Existing Condition: 0.8:1 (11,970 square feet). â€¢ Proposed for LP/PUD: 1.33:1 including the basement addition, and 1.29: 1 without including the basement additiont or, Per Approved Final PUD Development Plans 14. Allowable Internal Floor Area Ratio: â€¢ In the Office Zone Not Regulated. â€¢ Existing Condition: Has not been determined. â€¢ Proposed for LP/PUD Per approved Final PUD Development Plans. 15. Minimum Off-Street Parking Spaces: â€¢ In the Office Zone Not Applicable. â€¢ Existing Condition: 0.54 spaces per bedroom (18 spaces and 33 bedrooms). Innsbruck Inn Expansion Application Page 10 â€¢ Proposed for LP/PI-ID: 0.375 spaces per bedroom (18 spaces and 48 bedrooms, including the employee housing bedrooms). 16. Other Dimensions Determined Necessary to Establish Through the PUD Process: â€¢ In the Office Zone: None applicable. â€¢ Proposed for LP/PUD: Per approved Final PUD Development Plans. 17. Maximum Volume: â€¢ In the Office Zone: Not Applicable for Lodges. â€¢ Proposed for LP/PUD: No requirement. Table One Notes 1: The minimum lot area per dwelling unit provisions of the Office zone district cannot be directly applied to a property which does not contain residential uses. The proposal, instead, addresses the effect of such a dimensional requirement through the maximum allowable density provision. The proposed requirement leaves no potential for the future bedroom additions without approval of a PUD amendment. 2. A requirement for minimum lot size per dwelling unit should not be applied to a property containing a mix of uses, especially when most of the uses are not residential. The proposal instead addresses the effect of such a dimensional requirement through the maximum allowable density provision. 3: The expanded lodge will include forty-six lodging bedrooms and two employee housing bedrooms, for a total of forty-eight bedrooms on the 15,000 square foot lot. 4: A requirement of "per the approved Final PUD Plans" will not only accommodate the proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback from the Main Street right-of-way. (See the paragraph below these notes for an explanation as to why this is desirable.) 5: A requirement of "per the approved Final PUD Plans" will not only accommodate the proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback from Lot F of Block 52. (See the paragraph below these notes for an explanation as to why this is desirable.) 6: A requirement of "per the approved Final PUD Plans" will not only accommodate the proposal, but will also eliminate the existing nonconforming status of the Innsbruck Inn building with respect to its setback from the Block 52 alley right-of-way. (See the paragraph below these notes for an explanation as to why this is desirable.) The railroad Innsbruck Inn Expansion Application Page 11 tie retaining wall will either be removed or a temporary revocable encroachment license will be obtained. ) 7: A requirement of "per the approved Final PUD Plans" will accommodate the-~ approximately thirty-one foot measured height of the proposed expansion, but~n~ ~ I L allow for additional height without review and approval of a PUD Amendment. 8: The gross floor area, including subgrade space, will be approximately 19,875 square feet, and the gross floor area without the subgrade space will be approximately 19,255 square feet. The lot area is 15,000 square feet. Otherwise, the requirement could be established as "per the approved Final PUD Plans." As indicated above, the applicants propose to maintain the minimum lot size, minimum lot width, and minimum distance between buildings on a lot requirements of the Office zone district. In addition, the above proposed dimensional requirements will effectively eliminate the multiple ways in which the existing Innsbruck Inn structure is nonconforming. For instance, the existing lodge is nonconforming with respect to the requirements for minimum front, side, and rear yard setbacks, maximum floor area ratio, and minimum off-street parking. The expanded Innsbruck Inn will effectively conform to the dimensional requirements associated with the approved final PUD plans, as proposed above. As a result, any future changes involving these previously nonconforming situations could be reviewed under the Insubstantial PUD Amendment process rather than through the far more complex Substantial PUD Amendment or zoning variance procedures. The setbacks of the existing lodge, while nonconforming under the existing conditions, will change only moderately at the ground level. That is, the westerly side yard setback will decrease from approximately 14.5 feet to approximately five feet. On all other sides the new roof overhangs will be closer to the lot lines than those of the existing structure, but these will not reach the ground. At any rate, in order to eliminate the nonconforming status of the existing structure and accommodate the proposal without the need for any variances, it is proposed that the minimum front, side, and rear yard setbacks be established per the approved final PUD development plans. This will allow for the proposed balconies and roof overhangs, but would require a PUD Amendment to extend any portions of the expanded structure closer to the property lines than will be the case after the approval is built-out. Innsbruck Inn Expansion Application Page 12 l The building will maintain its existing street orientations and architectural style. As the proposed elevations demonstrate, the building will continue to exhibit and provide an excellent example of the Swiss Chalet style, circa mid-twentieth century design. The roof form and pitch will change significantly, but the overall character of the structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be maintained and continued onto the expanded west wing as well as the new third floor. The mass will be broken up by the inclusion of several gable end dormers, many balconies, building modulation, and by building the third floor into the new roof form. The pitched roof will further aid in reducing the perceived mass since most of the mass recedes into the center of the property when viewed from Main Street. The angle of the roof ensures less view blockage from across Main Street toward Aspen Mountain than would be the case if a steeper pitch or flat roof were proposed. Given the property' s location on the north side of the alley, the increased height will not impact any surrounding properties with regard to shading. With the sun in the southern sky, any impacts associated with shadowing due to the increased building height would not be felt by occupants of the surrounding structures. In addition, the roof pitch will ensure that such shading impacts increase only marginally, if at all, on Main Street. The existing Innsbruck Inn does not comply with the current external FAR provisions ofthe Office zone district. The proposed expansion will increase the amount of floor area above that which currently exists. As such, it is necessary for the PUD approval to establish an FAR limit that will accommodate the proposal, with a reasonable margin of error, but not allow for subsequent expansion without further review. The west wing addition to be completed with phase one will include a gross area of approximately 1,935 square feet, of which roughly 130 square feet will be decks and another 620 will be subgrade. Also, of the nearly 1,935 gross square feet to be constructed in phase one, some 1,180 square feet represents net livable lodge unit space and approximately 530 square feet is net livable space within an employee dwelling unit. The balance of the gross area is consumed by stairs, decks, walls, etc. The third floor addition to be completed with phase two will include a gross area of approximately 6,105 square feet, of which roughly 4,830 square feet (80%) will be net livable space within the units and the remainder will be used for circulation corridors, walls, housekeeping facilities, and similar features. Innsbruck Inn Expansion Application Page 13 In summary, the total/gross new floor area to be developed above grade is roughly 7,290 square feet, with an additional 620 gross square feet of subgrade space to be ~ developed as well. Thus, the redeveloped lodge structure wilI -include a grand total of roughly 19,875 square feet offloor area, including the subgrade space. The existing lodge structure has an area of approximately 11,970 square feet, plus about 1,410 square feet of second floor decks. The two phases of the proposed redevelopment represent a net gain of approximately 7,905 square feet of gross floor area (including subgrade) above that which currently exists. In terms of floor area-to-lot area ratio (FAR), the existing conditions represent an FAR of roughly 0.8:1 (11,970 divided by 15,000). The new FAR will be under 1.33:1 including the basement addition, and less than 1.29: 1 without including the basement addition. Parking for the Innsbruck Inn is located primarily in front and in back of the inn, as surface parking on gravel. Approximately six (6) off-street parking spaces are located in the gravel area at the front of the inn, in a "head-in" configuration. Along the alley frontage, there are approximately twelve (12) more off-street spaces, a couple of which are parallel to the alley and most of which are "head-in"/diagonal. Most of the spaces along the alley hang over into the right-of-way. In total, approximately eighteen (18) off- street parking spaces serve the existing Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adjacent to the Innsbruck property. Employees of the lodge have the option of using City-issued residential parking permits to park nearby, and these permits may also be used by patrons, if desired. The surrounding residential streets have plenty of availability with respect to parking. All of the existing parking will be maintained through the expansion, and the means of accessing these parking areas will not be changed. Access for trash pick-up is and will continue to be from the alley. Snow removal along Main Street, South Second Street, and the alley is already handled by the City and will continue as such. All sidewalks will remain in their current configurations. No additional off-street parking is proposed as the combination of the existing parking areas, and the on-street spaces in the adjacent streets provide more than enough parking The need for off-street parking is largely alleviated by the Innsbruck Inn's location, which is on Main Street. There is a bus stop directly in front of the Inn as well as across the street. These buses provide direct and easy connections to all of the local ski areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is Innsbruck Inn Expansion Application Page 14 available on a regular basis to and from the airport, the three ski areas that are not within walking distance, the music tent, the Maroon Bells, and various other locations. In addition, the downtown commercial core and the music tent are both within easy walking distance ofthe Inn. There is no need for customers to have a vehicle at the Innsbruck Inn, but for those who do rent or otherwise arrive in their cars, the eighteen existing off-street spaces, combined with the hundreds of spaces on the surrounding streets, have and will continue to prove more than adequate. The Housing Office has been using a generation factor of 0.245 employees per proposals, and requiring that 60% of the employees generated be provided with deed lodge room to evaluate the expected employee housing needs of lodge expansion restricted affordable housing. This generation factor is more appropriate that other, higher factors that have been used to evaluate some different projects since the Innsbruck will be able to take advantage of existing staff and, thus, not need to hire as many employees per lodge room as might be expected for a completely new lodge. In reality, very few employees will be generated by the expansion since the existing employees will service the new units. As such, the project will benefit from economies of scale. It is expected that the total build-out of both phases will combine to require approximately 2.5 new full-time equivalent employees, including one additional front desk attendant, one additional full-time housekeeper, and one part-time housekeeper. Some of the current housekeepers are working part-time and can pick up a few additional hours, if needed. There will be no change in management personnel The proposed expansion of the Innsbruck Inn involves a net gain of thirteen lodging units. Thus, based on the factors described above, the expansion will theoretically generate 3.185 new employees (13 x 0.245). With a requirement to provide housing for 60% of the employees generated, the development will need to house 1.911 employees (3.185 x 60%). The applicant will be providing housing for much more than 60% the incremental increase in employment that will theoretically result from the proposed expansion. That is, a one-bedroom employee housing unit and a studio employee housing unit are proposed. Both of the new employee units will be deed restricted in accordance with the Housing Guidelines, providing credit for housing 1.75 employees in the one-bedroom unit and 1.25 employees in the studio unit This means the applicant will be providing new housing for a Innsbruck Inn Expansion Application Page 15 total of three (3.0) employees (1.75 + 1.25). The provided housing equates to approximately 157% ofthe mitigation required. IV. REVIEW REQUIREMENTS The proposed development requires thirteen LP tourist accommodation allotments and an exemption from the Growth Management Quota System (GMQS) scoring and competition procedures pursuant to Sections 26.470.070(M) of the Aspen Land Use Code. A City Council GMQS Exemption pursuant to Section 26.470.070* is also needed to accommodate the proposed affordable housing. The Lodge Preservation (LP) Overlay zone district designation renders the proposal subject to review under Section 26.445.050, Review Standards: Conceptual, Final, Consolidated, and Minor PUD. In addition, since the property is within the Main Street Historic Overlay District, it must be reviewed against the applicable provisions of the Historic Preservation Design Guidelines and Section 26.415.010(C) and (E). Lastly, vested property rights status is requested for all land use approvals granted pursuant to this application. Compliance with the City's Residential Design Standards is not required since the structure will be predominantly devoted to commercial lodge use. This section of the application is organized by applicable review standards, with each set of standards (e.g., GMQS exemption, PUD, Historic Overlay reviews) provided as a sub-section hereto. Under each sub-section, every individual review criterion is presented in indented and italicized print and followed by a response demonstrating compliance with and/or satisfaction ofthe given standard. A. GMQS Exemptions 1. Section 26.470.070(M), Lodge Preservation GMOS Exemption Section 26.470.070(M) of the Code defines, authorizes, and regulates the process for exempting certain types of development in the Lodge Preservation (LP) Overlay Zone District from the competition and scoring procedures of the Growth Management Quota System (GMQS). According to said Section, development or redevelopment after demolition of properties zoned Lodge Preservation (LP) Overlay to increase or decrease the number of lodge units shall be exempted from the GMQS scoring and competition Innsbruck Inn Expansion Application Page 16 procedures, provided that the Planning and Zoning Commission determines, at a public hearing, that the following criteria are met. (1) The proposed development is consistent with the Aspen Area Community Plan. The proposed development is consistent with all elements of the AACP. The proposed project will allow for the continued viability of one of Aspen's remaining small lodges The stated "Vision" of the Community Plan provides that, "It is . balance between aU sectors qf the communio; that we are striving to retain and enhance." This 7, statement refers to a balance between the "Aspen the community and Aspen the resort. a This balance has been eroded over time by significant losses in Aspen's moderately-priced, smalllodge bed base. The proposed expansion will ensure the Innsbruck Inn's continued viability, thereby maintaining its contribution to Aspen's small lodge bed base. As such, the proposed expansion will make strides toward maintaining this balance which the community has for many years been struggling to retain and enhance. Similarly, the "Growth Action Plan" is intended to "Encourage land uses, businesses and events which serve both the local communio, and the tourist base, In " obvious ways, expansion of the Innsbruck Inn will serve the tourist base. By ensuring the continued existence and viability of the lodging units, the Inn will continue to serve Aspen's tourist base. The tourist base, in turn, serves the local community by eating in our restaurants, shopping in our stores, attending our events, and, in short, spending their dollars here. All of these things support the sales tax base our community relies on for maintenance of the Aspen quality of life. The project further serves the local community by mitigating its incremental increase in employee generation with the provision of on-site housing. The proposed development will further the "Intent," policies and goals of the AACP's "Transportation Action Plan" as well. Said portion of the AACP includes the following statements: "The community seeks to provide a balanced, integrated transportation system for residents, visitors, and commuters that reduces congestion and pollution," ..reducing dependency on the automobile requires offering alternatives both for automobile use and storage and other means of transport," and, "Seek to balance public and private transportation by increasing the number of available transportation choices." Innsbruck Inn Expansion Application Page 17 1 The Innsbruck Inn is well served by public transportation via the bus stops along . Main Street. Not only are these bus stops within easy walking distance, one is located directly in front of the Inn and provides access to all four ski areas (free of charge) as well as virtually the entire Roaring Fork valley by virtue of connections at the Rubey Park Transit Center. The commercial core and the music tent are also both within easy walking distance. Bicycle storage will be provided on site as well. Guests of the lodge will be encouraged to utilize these alternative means of transportation. Also see the response provided for standard "4, " below. The "Intent" of the "Housing Action Plan," which is to "Create a housing environment which is dispersed appropriately scaled to the neighborhoods and affordable 7 will be promoted by approval of the proposed expansion. The proposed employee housing units will be deed restricted and registered with the APCHA to ensure their continued affordability. The design of the affordable housing units is appropriately scaled in terms ofbulk, height, mass and volume to both the neighborhood and the project itself In this way, the proposal is also consistent with the AACP policy calling for the development of "..small scale resident housing which fits the character of the " community and is interspersed with free market housing.. The project site is within the original City and Townsite of Aspen. In accordance with the Lodge Preservation Overlay Zone District's encouragement of "affordable housing for employees of the lodge" (which is listed as a permitted use, as opposed to a simply "affordable housing" being listed as a conditional use), the proposal promotes the following "Housing Action Plan" policies: "Encourage infill development within the existing urban area so as to . . allow more employees will be able to live close to where they work," and, ". an employer that builds affordable housing units shall have the right to designate that their employees shall have jirst right to those affordable units, if they meet the qualifications." The "Intent" of the "Commercial/Retail Action Plan" is to 'Provide incentives for managed strategic growth by. small lodges." This portion of the AACP explains as part of its underlying philosophy that, "Ihe community must find -ways to maintain these small lodges and the experience they offer to our guests." In addition, the policies of the "Commercial/Retail Action Plan," call for the following: "Provide incentives to keep small lodge owners in operation," and, allow for minor expansion with less mitigation required in order to maintain the small lodge inventory in the community." Innsbruck Inn Expansion Application Page 18 The proposed expansion adds thirteen units to the lodge and increases the lodge' s overall square footage while only making a minor expansion to the size of the building' s footprint; this is consistent with the goal of managed strategic growth by small lodges. Approving the requested expansion will allow for keeping the Innsbruck Inn in operation and will thereby maintain the experience it offers our guests. The joint LP and PUD Overlay provisions allow for mitigation at the level of incremental increases in impacts due to an expansion, and these minimal impacts will be mitigated as part of the proposal. Finally, the "Design Quality and Historic Preservation" element of the AACP is intended to "Ensure the maintenance of character through design quality and compatibility with historic features" The proposed layout of the new lodge units and . their architecture have been specifically designed to be compatible with the existing architectural character of the Innsbruck Inn and Main Street, in general. This application is subject to conceptual and final HPC reviews, which will ensure a final product that is of high quality and is compatible with historic features on the site and in the area. The foregoing has amply demonstrated how the proposed development will promote and further the goals, objectives, and intent of the Aspen Area Community Plan and is consistent with all elements of the same. (2) The proposed development is compatible with the character of existing land uses in the surrounding area and with the purpose of the Lodge Preservation (LP) Overlay Zone District. The proposed development is not only in keeping with the existing use of the subject property, but is also compatible with the character of existing land uses in the surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the Aspen Mountain Lodge, the L'Auberge De' Aspen Swiss Chalets, the Christiania Lodge, the Boomerang Lodge, the St. Moritz Lodge, the Aspen Bed and Breakfast, the Christmas Inn, the Tyrolean Lodge, the Hotel Aspen, the Molly Gibson Lodge, and the Sardy House. Given the abundance of lodges in the immediate vicinity, there is no question about the proposed development's compatibility with the existing land uses in the surrounding area. The "Purpose" of the LP Overlay Zone District is, in relevant part, to "provide for and protect small lodge uses to permit redevelopment Of these properties to accommodate lodge and affordable housing uses, to provide uses accessory and normally associated with lodge and affordable housing development, to encourage development Innsbruck Inn Expansion Application Page 19 which is compatible with the neighborhood ... and to provide an incentive for upgrading existing lodges on-site or onto adjacent properties." if not for knowing better, the language of this "Purpose" statement would seem to have been written with the Innsbruck Inn proposal specifically in mind. That is, the proposed lodge expansion is being undertaken specifically as a means of protecting the future of the Inn and, thus, its small lodge use. In addition, the expansion includes the provision of affordable housing for employees of the lodge. The proposed development's compatibility with the neighborhood has been addressed above, and the proposal involves the upgrading of an existing lodge on-site Therefore, the proposed development is fully compatible with the purpose of the LP Overlay Zone District. (3) Employee housing or cash-in-lieu will be provided to mitigate for additional employees generated by the development or to mingate for the demolition of multi-family housing, as required by section 26.530. This shall include an analysis and credit for existing employee generation and the incremental impact between the existing development and the proposed development. A recommendation from the Aspen/Pitkin County Housing Authority shall be considered for this standard. No multi-family housing units will be demolished. The new lodge units will be operated as part of the Innsbruck Inn, under the same management and using the existing facilities and employees. In accordance with the above standard, employee generation impacts are to be reviewed on the basis of incremental change. The Housing Office has been using a generation factor of 0.245 employees per lodge room to evaluate the expected employee housing needs of lodge expansion proposals, and requiring that 60% of the employees generated be provided with deed restricted affordable housing. This generation factor is more appropriate that other, higher factors that have been used to evaluate some different projects since the Innsbruck will be able to take advantage of existing staff and, thus, not need to hire as many employees per lodge room as might be expected for a completely new lodge. In reality, very few employees will be generated by the expansion since the existing employees will service the new units. As such, the project will benefit from economies of scale. It is expected by the current management of the Innsbruck Inn that the total build- out of both phases will combine to require approximately 2.5 new employees, including 1 Innsbruck Inn Expansion Application Page 20 one additional front desk attendant and 1.5 additional housekeepers (one full-time and one part-time). There will be no change in management personnel. The proposed expansion of the Innsbruck Inn involves a net gain of thirteen lodging units. Thus, based on the factors described above, the expansion will theoretically generate 3.185 new employees (13 x 0.245). With a requirement to provide housing for 60% of the employees generated, the development will need to house 1.911 employees 0.185 x 60%) The applicant will be providing housing for far more than 60% the incremental increase in employment that will theoretically result from the proposed expansion. That is, a one-bedroom employee housing unit and a studio employee housing unit are proposed. The studio unit will be the result of converting two existing lodge units (E2 and E3) to an employee dwelling unit and the one-bedroom unit will be placed in the below grade portion of the addition to the building's west wing. Both of the new employee units will be deed restricted in accordance with the Housing Guidelines, providing credit for housing 1.75 employees in the one-bedroom unit and 1.25 employees in the studio unit. This means the applicant will be providing new housing for a total of three (3.0) employees (1.75 + 1.25). The provided housing equates to approximately 157% of the mitigation required. The new one-bedroom unit will be constructed as part of phase one, while the conversion of two existing lodge units to an employee dwelling will occur in phase two. , Since phase one involves the addition of just four lodge units, the one-bedroom unit will more than mitigate the incremental employee generation impacts. That is, four new units times 0.245 equals 0.98 employees generated. At a mitigation rate of 60%, phase one il would require housing for 0.59 employees. The one-bedroom unit will provide housing for 1.75 employees, which is almost three times the requirement. . Given their location on the lodge property and the proximity to customers, the units will in no case be sold to employees for fear that the buyer could then resign from working for the lodge but still own an apartment therein. Instead, these will be rental units. This is consistent with the recent approvals granted to the Hotel Aspen and the Mountain Chalet. As shown on the floor plans, the converted unit will include approximately 416 net livable square feet and as a studio unit would typically engender a Category 2 deed Innsbruck Inn Expansion Application Page 21 1 1 1 1 1 1 1 1 1 restriction. Since the unit will most often be used to house a seasonal employee (i. e., not long-term), its size will prove more than adequate. The one-bedroom unit will contain -roughly 530.-squary feet of net livable area, which is less than thetypical minimum f~~~ ~~~~~| ~~ -one-bedroom-unit. This size is considered more than adequate in light of its location on 4014 premises, the physical constraints prohibiting a larger unit, its livable design, and the fact that it will most often be used to house a seasonal employee (i.e., not long-term). To keep the employee units fairly priced relative to one another, it is proposed that they both be deed restricted as "lower-priced" Category 2 units (i.e., priced half way between Category 1 and Category 2 levels). Typical deed restrictions will be too confining for units to be rented to employees of the Inn. Instead, the category designation for each of these units will need to accommodate the salary levels of the employees who JX *1- 4 need to be housed. Therefore, the applicant requests that the unitsbe deed restricted to asyre I lovo J~ "lower-priced" Category 2 units with the caveat that income and asset restrictions bv '~Â®OFD~ waived. In addition, the applicant would like to retain some flexibilitv with regard to , requirements addressing the minimum length of le~el so as to accommodate the hiring (and, if necessary, firing) of seasonal employees. Finally, given the issues resulting from the Colorado Supreme Court decision regarding the so-called Telluride case, the following options are proposed as a means of guaranteeing that the proposed rental units will maintain pricing in accord with the limits indicated in the Housing Guidelines. First, since the applicant intends to divide the redeveloped property by means of condominium or planned community map after construction is substantially complete, Jhe applicant will be willing to grant the Housing Authority an option tojmrchase fol $10.09 an undivided O.01% interest in thi Qwnershil) ~~~ of the units of the prga-tv containing the deed.restricteiuniw. -Such an option would be exergisable onlv ifthe al)plicant or any successor in interest to the applicant in the propertz cha!!enles the enferceability of the deed restriction(s) pursuant to C.R.S. Â§ 3-8-12-32121 interpretetpursuant. to Town of Telluride v. Lot Thirty-Four Venture, L.L.C., 3 P.3d 30 (Colo. 2000). The option described in the previous paragraph will contain a real covenant by which the applicant agrees not to make any such challenge. However, it must be agreed that, if C.R.S. Â§ 38-12-301 is hereafter amended such that there remains no reasonable question concerning the enforceability of the deed restriction, then the City of Aspen will cause the Aspen/Pitkin County Housing Authority to release and waive the above- described option (or if such amendment occurs prior to the grant by applicant of such Innsbruck Inn Expansion Application Page 22 1 option, then it will be agreed that such option is no longer required). In addition, the applicant would like to reserve the right to submit an alternative option to satisfy the rental restriction issues provided such an option is deemed acceptable by the City Attorney. 01) Adequate parking spaces and public facilities exist, will be provided for the development, or that adequate mitigation measures will be provided. An existing deficit of required parking may be maintained through redevelopment. Parking for the Innsbruck Inn is located primarily in the two gravel areas located in front and in back ofthe Inn. Approximately six (6) off-street parking spaces are located in the gravel area at the front of the Inn, in a "head-in" configuration. Along the alley frontage, there are approximately twelve (12) more off-street spaces, some of which are parallel to the alley and a few are "head-in." Most ofthe spaces along the alley hang over into the right-of-way, and a temporary revocable encroachment license to maintain these spaces will be applied for after final PUD approvals have been obtained. If deemed necessary, the applicant will be amenable to a condition of the encroachment license which requires that the spaces be leased from the City at reasonable terms. In total, approximately eighteen (18) off-street parking spaces serve the existing Innsbruck Inn. In addition, there are approximately seven (7) on-street spaces available on Main Street and South Second Street immediately adjacent to the Innsbruck property. With the existing total of thirty-three units/bedrooms, there are currently 0.5 parking spaces per bedroom (18 divided by 33). The Code provides that 0.7 spaces per bedroom are required in the LP Overlay zone district unless otherwise established by PUD review. Thus, the existing lodge maintains a deficit of 0.2 spaces per bedroom. All of the existing parking will be maintained through the expansion, and the means of accessing these parking areas will not be changed. The proposed expansion will result in the addition of fifteen bedrooms (including employee housing), but no increase over the existing number of parking spaces. As such, the proposal results in forty-eight bedrooms with the same eighteen off-street parking spaces, or 0.38 spaces per bedroom. The final deficit in parking will be 0.32 spaces per bedroom No additional off-street parking is proposed as the combination of the existing parking areas, and theon-street spoces in the adiacent streetj provide more than enough parking The need for off-street parking is largely alleviated by the Innsbruck Inn's jocation, whic]U.lon Main Strept. There is a bus stÂ® directly in front of the Inn as well as Innsbruck Inn Expansion Application Page 23 across the street. These buses provide direct and easy connections to all of the local ski areas, and to the Rubey Park Transit Center. From Rubey Park, free bus service is available on a regular basis to and from the airport, the three ski areas that are not within walking distance, the music tent, the Maroon Bells, and various other locations. In addition, the downtown commercial core and the music tent are both within easv walkinl distanceofthe Inn. There is no need for customers to have a vehicle at the Innsbruck Inn, but for those who do rent or otherwise arrive in their cars, the eighteen existing off-street spaces, combined with the multitude of spaces available on the surrounding streets, have and will continue to prove more than adequate. It must also be noted that residential parking permits are available through the City for employees, and an unlimited number of daily. parkylg passe are available through the City for guests of the Inn at a cost to the Inn of one dollar per pass. The surrounding residential streets have plenty of availability with respect to parking. The applicant is very confident that the amount of currently available parking will suffice for the proposed development due to the foregoing as well as for the following additional reasons: â€¢ The lodge is served by all local bus services at stops only steps away from the front entrance. The City tzps routes, RFTA buses, and the Skiing Company buses serve the lodge; â€¢ The location of the lodge facilitates pedestrian travel and most guests do not need cars; â€¢ The management proposes to ,encourage guests not to rent-aa through a variety of marketing strategies, including: â€¢ When a booking is made, the lodge will notify the guest that they need not rent a car and inform them of the bus system' s convenience and availability as well as the lodge's close proximity to downtown. Based upon the lodge's experience, most guests to not bring or rent cars in the winter. In the summer, many guests do bring or rent cars. The opportunity for pedestrian and/or bicycle use in the summer is substantial and if proper marketing is done, a significant reduction in the number of rental cars can be accomplished. â€¢ The management will offer fme taxi vouchers to guests for getting to and from the airport. It is believed that if a guest does not rent a car at the airport, the chances of them renting a car once they experience the auto-free convenience of the lodge are greatly reduced. Management has considered a van service but Innsbruck Inn Expansion Application Page 24 found it to be simply unfeasible for their small lodge operation. Additional employees would be generated, and it would be impossible to provide timely service to guests seeking rides to different locations at similar times. The voucher system solves these problems by utilizing the capacity of existing taxi operations and neither puts more vehicles on the road nor generates the need for additional employees â€¢ The lodge will provide fl:ce use of bicycles to its guesta. The availability of these bikes will be included in marketing materials, and guests will be informed of their availability when reservations are made and during check-in. It is anticipated that many guests will use the bikes when coupled with the taxi vouchers and bus 1 system convenience, and will neither rent cars nor choose to drive in Aspen. â€¢ The lodge has a relatively high rate of group bookings. largely as a result of its intensive marketing strategies aimed at groups from around the country and around the world. These guests arrive by air and bus and do not rent cars; thus, they do not -Tenerate a need for parking spaces â€¢ Not all of the employees who will reside in-the-emolovee units will have cars. and - experience has demonstrated that seasonal employees often do not own cars. Given equal qualifications, those seasonal employment applicants who will not have cars will be given Rriority in hiring over those with cars. The proposed expansion is occurring almost completely in an upward direction. This is because the existing structure occupies almost all of the land area available on the property. There is no land available to accommodate additional parking. As demonstrated above, the proposed expansion is in complete harmony with the purpose of the Lodge Preservation zone district, and the main goal of the LP program was to enable and ensure the continued viability of Aspen' s small lodges by providing the ability to expand. Surely, the ability to protect Aspen' s small lodges was never intended to be directly limited by the ability to provide off-street parking. The AACP seeks to limit the dependency of Aspen's residents and guests on the automobile and suggests that disincentives to the use of automobiles be implemented as a means of furthering this goal. Given the purpose ofthe LP zone district and program and the goals ofthe AACP, it would be unfortunate to preclude the ability of the Innsbruck Inn to modestly expand as proposed herein because of a potential parking shortfall. That is, especially in light of the mitigating circumstances described above (location, convenience of public transportation, marketing strategies, provision of taxi vouchers and bicycles, and availability of on-street 1 Innsbruck Inn Expansion Application Page 25 parking),it would be a shame to allow automobile usage and parking to dictate and compromise this proposal's ability to further the goals ofthe LP program and the AACP. (5) There exists suÂ®cient GMQS allotments to accommodate the proposed development and the allotments are deducted from the respective Annual Development Allotment and Metro Area Development Ceilings established pursuant to Section 26.470.050. The applicant hereby requests thirteen LP tourist accommodation allocations. Based on a January 30, 2001, conversation with Aspen's Senior Long Range Planner, Chris Bendon, the applicants understand that a total of twenty-nine LP tourist accommodation allotments are currently available, and eleven more will be added in June of 2001. Therefore, there should be enough allotments available to accommodate the proposed development. Pursuant to Section 26.470.070(J) of the Code, the proposed employee housing units are exempt from the GMQS scoring and competition. 2. Section 26.470.070(J), Affordable Housing GMQS Exemption Section 26.470.070(J) of the Regulations provides that, "All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee shall be exempt [from the GMQS scoring and competition procedures.]." Review is by City Council. The section goes on to state that, The review of any request for exemption of housing pursuant to this Section shall include a determination of the City's need for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifically regarding the number of bedrooms in each unit, the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categories to which the dwelling units are to be deed restricted. The City is certainly in need of affordable housing, not only to mitigate the proposed development, but to help meet the shortfall of affordable housing available throughout the community. The proposed development complies with the "Aspen/Pitkin County 1999 Affordable Housing Guidelines." Two employee dwelling units are proposed on the project site, as described in the foregoing. Each unit will be deed restricted in accord with the parameters established by the Housing Board. For more elaboration of the proposed employee housing, please refer to the narrative provided in response to standard 3 of Section 26.470.070(M), above. Innsbruck Inn Expansion Application Page 26 B. Planned Unit Development (PUD) In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation (LP) Overlay Zone District shall be processed pursuant to the terms and procedures of Minor Planned Unit Development review (Minor PUD). This two-step process does not require approval of a conceptual development plan, but only review and approval of a final development plan by the Planning and Zoning Commission and the City Council, with public hearings occurring at both. 1 Section 26.445.040, General Provisions Section 26.445.040(A) of the Code holds that the land uses permitted in a PUD shall be limited to those uses allowed in the applicable zone district in which the property is located. The underlying Office zone district lists "lodge units and lodge units with kitchens" as a conditional use, and the Lodge Preservation Overlay zoning lists "lodge" as a permitted use and "the uses allowed as conditional uses in the underlying zone district" as a conditional use. The LP Overlay district also lists "affordable housing for employees of the lodge" as a permitted use. In short, the proposed lodge and affordable housing uses are permitted in the Office and LP Overlay zones. No use variations are either requested - or required to accommodate the proposal. Section 26.445.040(B) states that, "Unless otherwise established pursuant to a Final PUD Development Plan, the maximum aggregate density shall be no greater than that permitted in the underlying zone district, considering the inclusions and exclusions .. of Lot Area, as defined, and the mandatory density reductions for slopes. The subject site is essentially flat, with all of its area being within the 0-20% slope classification range. No lot area or density reductions are applicable. The proposed dimensional requirements for the PUD, as outlined in Table One above, explain that the Office zone district does not have a maximum allowable density provision, per se, but instead regulates minimum lot area per dwelling unit. Minimum lot area per dwelling unit provisions cannot be directly applied to the proposed PUD since the proposal is made up of predominantly lodge units. Thus, the proposal provides a Innsbruck Inn Expansion Application Page 27 maximum allowable density provision requiring 310 square feet of lot area per residential or lodge bedroom, which leaves no potential for the future additions without approval of a PUD amendment (the remodeled lodge will include forty-six lodge bedrooms as well as two employee housing bedrooms). Section 26.445.040(C) explains that the dimensional requirements associated with a PUD are to be established with the adoption of a final PUD development plan. The underlying zone district is to be used as a guide in determining the appropriate dimension for each provision. A description of the proposed dimensional re4uirements is provided in Table One (see pages 8-16, above), and said dimensional requirements are justified below Table One as well as in response to Section 26.445.050(B), Establishment of Dimensional Requirements Section 26.445.050, Review Standards: Minor PUD Section 26.445.050 of the Code provides that development applications for Minor PUD must comply with the following standards and requirements. A. General Requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Please refer to the response provided for the same standard under the GMQS . Exemption portion ofthis application, above. 2. The proposed development shall be consistent with the character Of existing land uses in the surrounding area. Please refer to the following: the responses provided for standard "2." of the GMQS Exemptions portion of this application; Section II, Project Site & Neighborhood , (Existing Conditions); and, Section III., Proposed Development. 3. The proposed development shall not adversely affect the future development of the surrounding area. The proposed development will not adversely affect the future development of the surrounding area in any way. The neighboring properties are essentially built out. If anything, positive affects on the potential for future re/development of the surrounding area might occur since any necessary utility upgrades that would be completed by the Innsbruck Inn Expansion Application Page 28 applicant would serve to aid in and better facilitate the re/development of the surrounding neighborhood. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. The proposed development requires thirteen LP tourist accommodation allocations. Whether or not to grant the requested allotment and GMQS Exemptions will be decided upon by the Planning and Zoning Commission and City -Gettne* while they consider the application. Therefore, in accord with the requirements of this standard, all GMQS allotments and exemptions needed to accommodate the proposed development will be considered in combination with final PUD development plan review. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized Please refer to pages 8-16 of Section III., Proposed Development, and specifically Table One contained within said pages, for an explanation of the proposed dimensional requirements and the rationale behind them. The cited pages of this application also include a description of the proposed dimensional requirements' compatibility with surrounding land uses and existing development patterns. 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property.~ a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural and man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, trafjic, transit, pedestrian circulation, parking, and historical resources. 1 Innsbruck Inn Expansion Application Page 29 - The proposed site plan's compatibility with existing and expected (via zoning designation) land uses in the surrounding area has been demonstrated throughout this application as well as in response to specific, similar review standards associated with the LP GMQS exemption request. In addition, the proposed development's compatibility with existing and proposed man-made characteristics of the property and surrounding area with regard to traffic, transit, pedestrian circulation, parking, and historical resources have also all been addressed throughout the preceding portions of this application, particularly in Section III., Proposed Development, and Section IV.A., GMQS Exemptions. Compatibility with historic resources is specifically addressed at length, below, in response to the reviews associated with the Historic Overlay District. The site is already developed and is completely surrounded by urbanized properties. There are no known natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area. Given the location of the site on the south side of Main Street, solar access will be from the rear and will be adequate. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area, Satisfaction of and compliance with this standard has been more than adequately demonstrated in the foregoing. The amount of existing "open space" will be only slightly reduced while the site coverage will be correspondingly increased. Rather than repeat large amounts of information, please refer to the Proposed Development section of this application for discussions regarding the appropriate and favorable nature of the proposed development's height, massing, and scale in relation to the character of the PUD and the surrounding area. 3. The appropriate number of offstreet parking spaces shall be established based on thefollowing considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods ofuse, whenever joint use of common parking is proposed c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Innsbruck Inn Expansion Application Page 30 Please refer to the response provided for the similar standard under the GMQS Exemption section ofthis application, above. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Spectfically, the maximum density of a PUD may be reduced if: a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. The project site benefits from sufficient infrastructure capabilities to serve the proposed development and, therefore, no density reductions are necessary. As explained in the foregoing, all utilities exist on-site and the capacities are adequate to accommodate the proposed density. Main Street, Second Street, and the alley along the rear of the property are all City of Aspen public rights-of-way and, as such, are already plowed and maintained by the City of Aspen. The project site is a mere five blocks from the Aspen Fire Protection District station and fire hydrants are already in place to serve fire protection on the site. Fire sprinklers and alarms will be installed as required. 5. The maximum allowable density within a PUD may be reduced (fthere exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instability or the possibility of mudjlow, rockfalls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runolf, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical naturalfeatures of the site. The project site is suitable for the proposed development. The site is already developed and is completely surrounded by urbanized properties. There are no natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area. The site is basically flat, and all of its area is within the slope classification category of 0-20%. Innsbruck Inn Expansion Application Page 31 1 The project will employ roof gutters, downspouts, and dry wells to maintain the site' s historic runoff/drainage rates after development. Thus, the proposed development will not be detrimental to the natural watershed and will not result in water pollution. No wood burning devices will be installed. Further, as explained earlier in this application, the development will encourage the use of alternative means of transportation such as taxis, buses, bicycles and walking. This will help to limit the amount of PMio generation attributable to the development. Regardless, the applicant will be required to comply with all requirements of the Environmental Health Department in connection with the issuance ofbuilding permits, and this will ensure that affects on air quality hre addressed. 6. The maximum allowable density within a PUD may be increased Â¢ there exists a signijicant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Spectfically, the maximum density of a PUD may be increased if: a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan 0\ACP) or a specifc area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and 5, above, those areas can be avoided, or those characteristics mitjgated c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. It is not clear that the proposed dimensional requirements request an increase in maximum allowable density. The maximum allowable density in the underlying Office zone district is regulated via minimum lot area per dwelling unit; otherwise, density is not specifically regulated at all for allowed uses such as "lodge units and lodge units with kitchens." The proposed dimensional requirements, by contrast, will allow one lodge or residential bedroom per 310 square feet of lot area. Since these address density through differing means of measurement, they cannot be truly compared. For this reason, it is not clear that the proposal represents an increase in allowable density. Nevertheless, the previous discussion regarding the proposal's consistency with the goals and objectives of the AACP clearly demonstrates that the project will serve to advance many goals of the community, not the least of which address small lodges and design quality. Also, as demonstrated in response to the two previous criteria, the site is physically capable of supporting the proposed density. Finally, it has been demonstrated Innsbruck Inn Expansion Application Page 32 throughout this application that the proposed development will be compatible with and complimentary to the existing and expected surrounding development patterns, land uses, and characteristics. C. Site Design: The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with thefollowing 1. Existing natural or man-made features of the site which are unique, provide visual interest or a speclfic reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner The site does not presently contain any unique natural features that provide visual interest or a specific reference to the past. The site, in its existing state, does not significantly contribute to the identity of the town. The antiquated character of the existing structure will be eliminated and replaced with a welcoming, lodge-like character. This type of change is largely consistent with the character alterations planned or taking place at many of Aspen's small lodges. Review and approval by the HPC will further ensure that visual interest is maintained and that the site will contribute to the identity of the town (and the Main Street Historic District) in an appropriate manner. 2. Structures have been clustered to appropriately presenle significant open spaces and vistas. There is but one structure on the property, making clustering an impossibility. Nevertheless, the hipped roof form and utilization of dormers to minimize the need for height have been successfully employed to preserve vistas to the extent possible. No significant open spaces exist on the subject property, but the swimming pool area will be maintained. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Please refer to the responses provided for the two previous standards, in particular, as well as the narratives provided in the "Proposed Development" section of this application, in general. 4 Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Innsbruck Inn Expansion Application Page 33 The site is surrounded on three of its four sides by public rights-of-way. Emergency vehicles can access the site from Main Street, Second Street, and/or the alley. Service and delivery vehicles will, for the most part, use the alley frontage or the parking area along Main Street for access. Fenced trash enclosures will be located along the alley. 5. Adequate pedestrian and handicapped access is provided. A five foot wide, detached sidewalk runs the length of the property's Main Street and Second Street frontages. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Again, the project will employ roof gutters, downspouts, and dry wells to maintain the site's historic runoff/drainage rates after development. No drainage related impacts will be felt on surrounding properties. Gutters exist within the surrounding streets. 7.For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. The only outdoor "programmatic" function is associated with the existing swimming pool area. The pool tubs area will be maintained. D. Landscape Plan: The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well designed treatment of exterior spaces, preserving existing signifcant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. The existing landscaping on and around the site will not be changed, but the removal of one spruce street on the Second Street side of the lodge will be required. The applicant will agree to either plant an equal amount of caliper inches on-site or pay the required cash-in-lieu fee, as directed by the City Forester. 1 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. Innsbruck Inn Expansion Application Page 34 l Please refer to the response provided for the previous standard. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. i The proposed expansion will occur in an almost exclusively upward direction and, thus, will not affect any existing trees. The one exception involves an existing spruce tree located to the west of the existing building, and said tree will be removed. No construction activity will occur within the drip line of any other tree. E. Architectural Character: . It is the purpose of this standard to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan and architectural character plan, which adequately depicts the character Of the proposed development. The proposed architecture of the development shall: 1. be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture Of the property, represent a character suitable for, and indicative of the intended use, and respect the scale and massing ofnearby historical and cultural resources. HPC review of this application will ensure that the approved architecture is compatible with or enhances the visual character of the City, appropriately relates to existing and proposed architecture on the property, represents a character suitable for and indicative of the lodge use, and respects the scale and massing of nearby historical and cultural resources. As proposed, the building maintains its existing street orientations and architectural style. As the proposed elevations demonstrate, the building will continue to exhibit and provide an excellent example ofthe Swiss Chalet style, circa mid-twentieth century design. The roof form and pitch will change significantly, but the overall character of the structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be maintained and continued onto the expanded west wing as well as the new third floor. The mass will be broken up by the inclusion of several gable end dormers, many balconies, building modulation, and by employing a hip roof form and building the third iloor into the new roof. Innsbruck Inn Expansion Application Page 35 The pitched and hipped roof will further aid in reducing the perceived mass since most of the mass recedes into the center of the property when viewed from Main Street. The angle of the roof ensures less view blockage from across Main Street toward Aspen Mountain than would be the case if a steeper pitch or flat roof were proposed. Given the property's location on the north side of the alley, the increased height will not impact any surrounding properties with regard to shading. With the sun in the southern sky, any impacts associated with shadowing due to the increased building height would not be felt by occupants of the surrounding structures. In addition, the roof pitch will ensure that such shading impacts increase only marginally, if at all, on Main Street. The Victorian residence next door to the east has a tall, pitched, gable end roof and the hip form being employed on the lodge expansion will recede away from the Victorian. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less-intensive mechanical systems. Mechanical plans have not yet been prepared for the proposed redevelopment. The applicant will make an effort to incorporate natural heating and cooling systems when the preparation of such plans is undertaken. The site plan does not preclude the ability to incorporate natural heating and cooling systems, but some types of mechanisms, such as roof-top solar collectors, may be precluded by the required historic overlay reviews. 3. Accommodate the storage and shielding of snow, ice, and water in a safe an appropriate manner that does not require sigm#cant maintenance. Snow removal from the site will occur only along the internal walkways and balconies and from the on-site parking spaces. The southeast and southwest corners of the site will combine to provide adequate area of the storage of removed snow. Roof overhangs will provide snow shielding for the various entrances. Water/drainage storage will be accommodated by the installation of dry wells. The purpose of this standard is to ensure the exterior of the development will be F. Lighting: lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any king to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. Innsbruck Inn Expansion Application Page 36 The development will comply with Section 26.575.150, Outdoor Lighting, of the Land Use Code, and specifically with Section 26.575.150(E), Non-Residential Lighting Standards. Compliance with said section will ensure consistency with this PUD review standard. No lighting of site features or structures is proposed, and no lighting will cause direct glare on or hazardous interference of adjoining streets or lands. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards , unless othenvise approved and noted in thejinal PUD documents. Uj,-lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Please refer to the narrative provided in response to the previous standard. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual beneft of all development in the proposed PUD, the following criteria shall be met. 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users ofthe PUD. While the swimming pool area will be maintained as shown on the site plan, no designated parks, open spaces, or recreation areas are proposed as part of the PUD, arguably rendering this standard inapplicable. The lodge will manage all aspects of the proposed development after completion. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner No common park or recreation areas are proposed. 3. There is proposed an adequate assurance through legal instrument for the pennanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction againstfuture residential, commercial, or industrial development. Maintenance provisions will be addressed as part of the Final PUD Agreement. Because no open spaces, recreation areas, or shared facilities are proposed, the 1~1 requirement of a "deed restriction against future residential, commercial, or industrial development" is not applicable. Innsbruck Inn Expansion Application Page 37 .... 1 H Utilities and Public Facilities: The purpose of this standard is to ensure the development does not impose any undue burden on the Cio''s infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate pubhc infrastructure facilines exist to accommodate the development. All major utilities, including water, sewer, electric, natural gas, telephone, and E cable television are currently in place and serve the existing structure. Those lines than can continue to be utilized will be; otherwise, the service lines currently serving the site will be abandoned at the mains and reestablished as necessary. The cost of all necessary utility upgrades and extensions will be borne by the applicant. Historic drainage rates will be maintained after development through the use of roof gutters, downspouts, and dry wells. There will be no impacts on parks and schools as the development is comprised only of tourist accommodations and two employee dwellings (a one-bedroom unit and a studio unit), making it not at all likely that school age children will be living on site. Park lands are plentiful in the neighborhood. The existing parks all maintain more than enough capacity to adequately serve the proposed lodge development. The roads serving the project site are already plowed and maintained by the City of Aspen. The site is located on public streets, making it easily accessible for emergency medical services and fire protection. The proposed redevelopment will not result in demands exceeding the capacity of any public facilities or services. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. While no adverse impacts on public infrastructure are anticipated, the applicants will bear the costs of any necessary connections, upgrades, and line extensions. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionalely for the additional improvement. Innsbruck Inn Expansion Application Page 38 1 1 It is not believed that any over-sizing ofutilities will be necessary. If the proposed redevelopment is subject to the terms of another developer's reimbursement agreement, the applicant will pay the fees required. I. Access and Circulation (Only standards 1&2 apply to Minor PUD applications): The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through and approved private road, a pedestrian way, or other area dedicated to pubhc or private use. The Innsbruck Inn is and will continue to be accessed directly from Main Street, Second Street, and the alley along the rear of the property. Each unit of the proposed PUD will have direct access to the adjacent alley and streets via public sidewalks. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. Discussions relative to vehicular access, parking, and traffic have been provided throughout the foregoing portions ofthis application, and said discussions have adequately demonstrated that the proposed development will not create traffic congestion on the roads surrounding the property. The property is surrounded by public rights-of-way on three of its four sides. Given the existing right-of-way widths and traffic volumes, there is no doubt that the surrounding street network can accommodate the proposed development without any need for further improvement. J. Phasing of Development Plan. The purpose of these criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. Ifphasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed tofunction as a complete development and shall not be reliant on subsequent phases. The applicants propose just two separate phases to complete the development of the PUD. The first phase will include the west side addition of two units on the ground floor, two units on the second floor and one employee dwelling below the ground floor. Phase two will involve the development of eleven new lodge units in a new third floor and Innsbruck Inn Expansion Application Page 39 the conversion of existing units E2 and E3 to a single employee dwelling unit. Due to the existing flat roof and its height, the third floor addition will be able to occur without the need to even temporarily close-off the second floor. The phasing plan will allow for each increment to continue functioning as part of a complete development, independent of the subsequent phase. That is, during each of the two phases, the remaining portions of the Innsbruck will continue functioning as they do today 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. The phasing plan is logically divided between the west end of the structure and the upper level addition. Potential occupants of the existing rooms and those added through the first phase will be made aware of when subsequent construction phases will commence, and will have the choice ofwhether or not to use the affected unit(s). 3. The proposedphasing plan ensures the necessao orproportionate improvements to public facilities, payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. The proposed phasing plan will be described in detail and guaranteed via the PUD Agreement. The only applicable impact fees will be those associated with various tap and service fees, and said fees are required, and thusly guaranteed, at the time of building permit issuance. Building permit and PUD Agreement requirements will also guarantee any necessary improvements to public facilities. The existing swimming pool facility will be maintained and, thus, available throughout the development phases. The one-bedroom employee unit being developed as part of phase one will more than adequately mitigate the employee generation impacts of the four new lodge rooms being constructed concurrently. C. Historic Overlay Reviews Development in an "H," Historic Overlay District, or development involving a site listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.415.010(C)(5) of the Code in order for the HPC to grant approval. The subject building is not an historic landmark, but is located within the Main Street, "H," Historic Overlay District. In addition, development within the Main Innsbruck Inn Expansion Application Page 40 1 Street Historic Overlay District should be consistent with the Historic Preservation Design Guidelines. Also, the thirty-four year old structure is listed in the Inventory of Historic Sites and Structures (the Inventory), presumably more as a result of its lodge use than of its architecture. The following section of this application provides each of the applicable review standards of the above-cited Section in indented and italicized print, where each standard is followed by the applicant's response demonstrating compliance and/or satisfaction of the requirement. Consistency Hith The Historic 1Â¥eservation Design Guidelines The proposed renovation and remodel described in Section III of this application is consistent with the predominance of applicable guidelines contained in the City of Aspen Historic Preservation Design Guidelines. The Innsbruck Inn is not currently included on the City of Aspen Inventory of Historic Sites and Structures (the Inventory). As such, most of the Historic Preservation Design Guidelines are not directly applicable to this proposal. The existing structure is two stories in height and consumes the majority of the lot. The building design contains elements of the "Mountain Chalet" style, but does not fit neatly with typical "Mountain Chalet" style structures found throughout Aspen, due mainly to the prominent arched window forms in the Main Street facing gable end portion of the structure. The proposed Inventory update form describes the architectural style/building type as "Modern Movements; Novelty." The primary exterior building material is stucco with synthetic roofing. The Guidelines note (on page 97) that such materials are consistent with typical "infill buildings," and the proposal contemplates their maintenance. Architecturally, the existing Innsbruck Inn structure is made up of a series of volumes dominated by a long, flat structure running the length of the site (east/west) with a wing (facing Main Street) returning to the street on the east end. A central, low-pitched gable volume sits in the center of the long structure, and is the focal point of and main entry to the Inn. The central volume which is, again, the focal point of the Inn has three bays marked by three arched openings on the upper level and two arched openings fianking a square opening on the ground level. The central square opening on the ground level is in-filled with two large windows; otherwise, the opening are uninterrupted. All of Innsbruck Inn Expansion Application Page 41 the openings are aligned vertically. The central volume roof overhang is supported by the extension of beams that reinforce the bay spacing. The remainder of the building has balconies with decorative wood cut-out railings running the length of the facade and deep overhangs creating a dark background which helps to offset the central stucco volume. The proposed remodel/renovation will maintain the central volume and focal point of the primary facade. The window proportions, spacing and forms will be maintained as well. In addition, the pattern of balconies and decorative wood cut-out railings will be continued. The building will maintain its existing street orientations and architectural style. All of the existing parking will be maintained through the expansion, and the means of accessing these parking areas will not be changed. Access for trash pick-up is and will continue to be from the alley As the proposed elevations demonstrate, the building will continue to exhibit and provide an excellent example ofthe Swiss Chalet style, circa mid-twentieth century design. The roof form and pitch will change significantly, but the overall character ofthe structure will be maintained through repetition of window forms, balconies and detailing. The "Chalet" style detailing will be maintained and continued onto the expanded west wing as well as the new third floor. The mass will be broken up by the inclusion of several gable end dormers, many balconies, building modulation, and by building the third floor into the new roof form. The pitched roof will further aid in reducing the perceived mass since t most ofthe mass recedes into the center of the property when viewed from Main Street. There is a limited number of policies and guidelines that are directly applicable to a proposal such as that set forth in this application. Nevertheless, the proposed remodel and renovation is consistent with the predominance of such goals and policies and; moreover, the proposal is consistent with the character of the existing Innsbruck Inn, the surrounding structures, and the Main Street Historic District. Significant Development Review, Section 26.415.010(C)(5) No approval for any development in an "H," Historic Overlay District, or involving historic landmarks shall be granted unless the HI?C finds that all of the following standards are met: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Innsbruck Inn Expansion Application Page 42 Overlâ‚¬y District or is ad#acent to an Historic Lambnark For Historic Landmarks... Only the first sentence of this standard is applicable since there are no historic landmarks on the subject site. The proposed expansion is compatible in general design, massing and volume, scale and site plan with the existing architecture of the Innsbruck Inn as well as with the adjacent parcels within the "H," Historic Overlay District. Extensive discussions explaining the rationale behind the proposed designs, massing and volume, scale and site plan are provided above in response to PUD standards C. 1-7 and El on pages 33-36. Also, please refer to the responses provided for standards b., c., and d., of this section (below). b. The proposed development reflects and is consistent with the character of the neighborhood Of the parcel proposedfor development, and Please refer to the following: the response provided for standard "2." of the Lodge Preservation GMQS Exemption portion of this application; Section II, Project Site & Neighborhood (Existing Conditions), and, Section III., Proposed Development. As described in Section II., "Project Site & Neighborhood (Existing Conditions)," the architectural styles used on the surrounding buildings vary as much as their uses, and the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial. The proposed development is not only in keeping with the existing use of the subject property, but is also compatible with the character of existing land uses in the surrounding area. Within a three to four block radius of the Innsbruck Inn, one finds the Aspen Mountain Lodge, the L'Auberge De' Aspen Swiss Chalets, the Christiania Lodge, the Boomerang Lodge, the St. Moritz Lodge, the Aspen Bed and Breakfast, the Christmas Inn, the Tyrolean Lodge, the Hotel Aspen, the Molly Gibson Lodge, and the Sardy House. Given the abundance of lodges in the immediate vicinity, there is no question about the proposed development's compatibility with the existing land uses in the surrounding area. Immediately surrounding properties include the Aspen Mountain Lodge to the west (across Second Street); the Christmas Inn to the north (across Main Street); a tall two-story, Victorian residence next door to the east; and, two lots with two single-family residences on each to the south (across the alley). On the other side of Main Street, between Second and First Streets, there is the Christmas Inn, a two-story Innsbruck Inn Expansion Application Page 43 commercial/office building, a 2.5 story multi-family residential structure; and the 2.5 story Tyrolean Lodge. 1 The property next door and to the east of the Innsbruck Inn takes vehicular access to a two-car surface parking area from Main Street. Parking for the Christmas Inn (across Main Street) is located along the Second Street side of the building in a head-in configuration, but a driveway off Main Street is maintained as well. The 2.5 story multi- family residential structure next door to the Tyrolean Lodge also maintains a driveway off Main Street to access the surface parking area behind the building. Similarly, the Aspen Mountain Lodge, across Second Street from the Innsbruck Inn, maintains a driveway to access its surface parking area from Main Street. In total, the surrounding uses include a mix of lodges/chalets, offices, and duplex, single-, and multi-family residential. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Victorian to the east; motor court lodge to the west; rustic to the northwest; Austrian chalet to the north; "Traditional" and 50s plywood modern to the north by northeast and south; and modern Adirondack to the southwest. Roof forms vary from flat and shed roofs (Aspen Mountain Lodge, 210 West Main Street, the residences to the south, etc.) to mansard (Tyrolean Lodge) and steeply pitched roofs (the single-family residences to the east and the rustic log home to the northwest). The surrounding structures range from one to two-and-one-half (1-2.5) stories in height above grade. Given the eclectic, almost jumbled character of the neighborhood, it is difficult, if not impossible, to pinpoint that which constitutes "consistency" with this character. The character of many surrounding structures do not warrant repetition. The design and materials palette of the proposal will maintain consistency with the existing character of the Innsbruck Inn, which helps to form the character of the surrounding area. Furthermore, the proposed design will greatly improve the appearance of the subject site, thereby improving the character of the neighborhood. c. The proposed development enhances or does not detract from the historic sign#icance of designated historic structures located on the parcel proposed fbr development or on adjacent parcels; and Please refer to the previous responses. Innsbruck Inn Expansion Application Page 44 d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. 1 Please refer to the previous responses. Partial Demolition Exemption, Section 26.415.01(HE)(10) This application proposes a partial demolition of the existing structure to accommodate an addition to its west side and to add a new third floor. Section 26.415.010(E)(10) of the Code provides certain exemptions for partial demolition relocation of structures within an "H," Historic Overlay District. The exemption is from review against the standards of Section 26.415.010(E)(7). To qualify for such an exemption, the HPC must find that the following conditions have been met: Structures. a. The structure is not identified on the Inventory of Historic Sites and The site is identified on the Inventory and there is but one structure on the site. The site is not a designated landmark, its level of significance is local,, and the Inventory states that it is not eligible for the national register. While this thirty-four year old structure is identified on the Inventory, it is presumed that its inclusion more a result of its lodge use within the Main Street Historic District than from its exemplary architecture. Nevertheless, the Inventory provides that the structure' s significance is derivative of its position within the context of Aspen' s development as an international skiing resort and the "European" style of architecture. The partial demolitions will not compromise the lodge use or its position within the context of Aspen' s development as an international skiing resort. Moreover, the partial demolitions will not eliminate the "European" style of architecture, rather, the architectural style will be maintained and enhanced. b. The structure is considered to be non-contributing to the historic district. This is a highly subjective criterion and it is suspected that different individuals would have widely divergent opinions in response. Nevertheless, to the extend that the structure now contributes to the historic district, the proposed designs will enhance its contribution. Innsbruck Inn Expansion Application Page 45 c. The structure does not contribute to the overaU character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation does not impact the character of the historic district. Please refer to the responses provided for the peivious standards. d. The demolition, partial demolition, offsite relocation, on-site relocation or temporao relocation is necessagfbr the redevelopment of the parcel. The proposed expansion has been sensitively designed in a manner that will ensure the preservation of the Inn's end Main Street's visual character and scale. The upward and westward expansions are really the only available means of expanding the existing structure. The proposal is fully consistent with the LP zoning, which provides incentives to enable upgrading ofthe existing lodge in a manner that will allow it to continue to meet market demands with regard to client expectations that have changed since the lodge was originally constructed. - Today' s market desires and demands up to date facilities and accommodations, more space, and more choices. The Innsbruck Inn has had difficulty keeping up with these changes and still maintains a somewhat uniform supply of room sizes, most of which have antiquated dicor and facilities. Furthermore, with the sky-rocketed cost of housing in the Aspen area and the increases in commuting traffic from the down valley area, the owners m have experienced increasing difficulty in finding and maintaining quality employees. The proposed on-site expansion will ensure the Innsbruck Inn' s continued viability and, thus, existence as a lodge while providing on-site housing for employees. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. This section of the application has addressed the Historic Preservation Commission's review ofthe proposal pursuant to Section 26.415.010. D. Vested Property Rights In order to preserve the land use approvals which may be obtained as a result of this application, the applicants hereby request vested property rights status pursuant to the provisions of Chapter 26.308 ofthe Aspen Land Use Code. Innsbruck Inn Expansion Application Page 46 10 -7 EXHIBITS Exhibit #1: Land Use Application Form Exhibit #2: Pre-Application Conference Summary Exhibit #3: Proof of Ownership/Warranty Deed 1 Exhibit #4: Letter of authorization for both Haas Land Planning, LLC, Planning Consultants, and Gibson Architects to represent the applicant/owner Exhibit #5: List of Property Owners Within 300 Feet of Subject Property Exhibit #6: Signed and Executed Fee Agreement Exhibit #7: Sheets from the Inventory of Historic Sites and Structures relative to the subject property 1 EXHIBIT # 1 l 1 LAND USE APPLICATION PROJECT: 1 Name: IAÂ®yeoa- 104 Location: 255111. K Aix SE (Indicate street address, lot & block number, legal description where appropriate) APPLICANT: Name I *AsaocK Aviaes. l.Lo Address: 25& W. MAIA BI; 45*1. CD 6/611 Phone #: ~ REPRESENTATIVE: Name: HAA6 Lkio RAANAÂ©, LLC ' 618Â»1 44*crs Address: 21 A. Miu, 36+12.-1 AsUbbiwi '2)1 A.Miu,Sr.*bl,A, to 81611 Phone # (9*3) 9297819 1 (?b) 920 72Â£07- ~ TYPE OF APPLICATION: (please check all that apply): U Conditional Use U Conceptual PUD [2' Conceptual Historic Devt. m Special Review // Final PUD/PUD Amendment) ~1 Final Historic Development El Design Review Appeal U Conceptual SPA U Minor Historic Devt. [3 GMQS Allotment U Final SPA (& SPA Amendment) G#' Historic Demolition (~flt-r,AL~ [*f' GMQS Exemption J Subdivision U Historic Designation ~ ESA-8040 Greenline, C] Subdivision Exemption (includes < Small Lodge Conversion/ Stream Margin, Hallam Lake condominiumization) Expansion Bluff, Mountain View Plane ~ Lot Split El Temp6rary Use [2' other: 40Â£ A P El Lot Line Adjustment El Text/Map Amendment ~ EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 29[624 loDGe CoA-Im#,16 36 i gÂ·(Mral, 0*r-[4) 1 PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) 1 3 9'ber eraÂ»rotâ‚¬ "/ 46 IPOEE Nre *,30 2 WAI>10*E 0069,465 1 Have you attached the following? FEES DUE:$ 3970.00 , ~ Pre-Application Conference Summary ~ [~ Attachment #1, Signed Fee Agreement [0 Response to Attachment #2, Dimensional Requirements Form-SEE 72fate OJe .1 *Pu 647191 Bcc>#c I [0 Response to Attachment #3, Minimum Submission Contents ~ ~ Response to Attachment jPl, Specific Submission Contents [~'Response to Attachment #5, Review Standards for Your Application EXHIBIT # 2 I 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Fred Jarman and Amy Guthrie DATE: 1/24/01 PROJECT: Innsbruck Remodel REPRESENTATIVE: David Gibson (920.3007) TYPE OF APPLICATION: Significant Development Review (HPC) Consolidated Planned Unit Development (P&Z and City Council) DESCRIPTION: The applicant wishes to remodel the Innsbruck Inn located at 233 West Main Street in a two-phase development. The property is located in the Office Zone District with a Main Street Historic Overlay and Lodge Preservation Overlay. Specific requests include: 1) Adding a third story; 2) Add 15 new lodge rooms (to make a total of 47) 3) Add a sub-grade deed restricted employee unit; 4) Propose a PUD to vary the underlying zoning's dimensional requirements including height and side yard setbacks; 5) Threshold issues appear to be required parking per the lodge preservation overlay at .75 per room which would require a total of 32.9 spaces; 6) Mitigation will be required for the 15 additional rooms resulting in the associated employee generation. PROCESS: The matrix below outlines all the proper procedures for the different requests and the appropriate decision making body for this application. Steps Land Use Request Hearing Body 1 Initial request Development Review Committee (DRC) 2 Housing Mitigation Request Housing Office 3 Significant Development Review Historic Preservation Conceptual Review Commission 4 Consolidated PUD Planning and Zoning Commission 5 Consolidated PUD City Council 6 Significant Development Review Historic Preservation Final Review Commission Applicable Land Use Code Sections 26.304 Common Development Review Procedures 26.415 Development in an Historic Overlay District 26.445 Planned Unit Development 26.710.180 Office Zone District 26.710.320 Lodge Preservation Overlay Zone District Applicable Historic Preservation design Guidelines Sections Chapter 12 Design in the Main Street Historic District ~ Review by: Staff for completeness, Referral agencies for recommendations, Planning Director for a recommendation to Historic Preservation Commission, Housing Board, Planning and Zoning Commission, and City Council. Public Hearing: Yes, Historic Preservation Commission, Housing Board, Planning and Zoning Commission, and City Council Referral Agencies: Engineering, Zoning Officer, P2rks Department, Streets Department, Historic Preservation Officer -*91 '70 81*. Se.. Planning Fees: Planning Deposit ($2,405) HPC significant Development Review - 2 step Planning Deposit ($1,205) Consolidated PUD - 2 step Referral Agency Fees: Engineering, Minor ($180) Housing, Minor ($180) ~ Total Deposit: $3,970 (additional hours are billed at a rate of $205/hour) To apply, submit the following information: 1. Proof of ownership. 2. Signed fee agreement. 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number o f the representative(s) authorized to act on behal f of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application 6. 1 Copy of the complete application packet and maps. Once Staff deems the application complete, Staff will request the required copies. (HPC = 9; Referral Agencies = 1/ea; Planning Staff = 2) 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Draft Plat including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land sun'eyor, licensed in the state of Colorado. Contact Engineering Department if more specifics are needed. 920.5080. 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please refer to the review standards in the application. Process: Planner reviews case for completeness and sends to DRC for referral comments. Case planner contacts applicant and sets up a site visit. Staffreviews application to determine if it meets standards of review. Case planner makes a recommendation of approval, approval with conditions, 6r denial to the Community Development Director. A public hearing date is scheduled for the HPC. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. l 1 1 EXHIBIT # 3 Certificate of Ownership I, Curtis B. Sanders, as attorney for Innsbruck Holdings, LLC, a Colorado limited liability company as Applicant, hereby certify to the Aspen/Pitkin Community Development Department that Innsbruck Holdings is the record owner of the real property located in Pitkin County, Colorado described as follows: Lots A, B, C, D, and E, Block 52, City and Townsite of Aspen, Colorado (the "Property") . The Property is currently subject to the following encumbrances of record: 1. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 68 providing as follows: "That no title shall hereby be acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws." 2. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 2, Series of 1997 by the City Council of the City of Aspen, rezoning specific properties from Lodge Preservation to Underlying Zoning with a Lodge Preservation Overlay, recorded September 3, 1997 as Reception No. 407979. 3. That certain Deed of Trust dated June 11, 1998, recorded June 18, 1998 as Reception No. 418191, Pitkin County, Colorado and given by Innsbruck Holdings, LLC as borrower to Alpine Bank - Aspen Branch as lender, securing a loan in the original principal amount of $2,200,000.00. ~,/KRABAC~RU~~AN DERS, P.C. L--- â‚¬(f / 0 CurtiÂ»-1*TE-Banders, Esq. 3/9 (61 (Date') Innsbruck\2Certif.01 1 1 EXHIBIT # 4 1 1 May 1,2001 Innsbruck Holdings, LLC do 420 East Main Street Aspen, CO 81611 Aspen Community Development Department 130 South Galena Street Aspen, CO 81611-1975 Re: Innsbruck Inn Expansion Application To whom it may concern: I hereby authorize both Haas Land Planning, LLC, Planning Consultants, and Gibson Architects to act as our designated and authorized representatives with respect to the land use application being submitted to your office for our property located at the southeast corner ofWest Main Street and South Second Street. Haas Land Planning, LLC, and Gibson Architects are authorized to submit an application for GMQS Exemptions, Minor Planned Unit Development, and Historic Overlay reviews on our 1 property. They, or their assigns, are authorized to represent us in meetings with City staff, boards, commissions, and the City Council. Should you have any need to contact me during the course of your review, please do so through Haas Land Planning, LLC, or Gibson Architects, whose respective addresses and telephone numbers are provided in the application. Sincerely, Innsbrook Holdings, CLC 1 1 1 EXHIBIT # 5 1 1 135 HOPKINS LTD ALG SECOND QUAL PERS RES TRUST ASPEN HOMEOWNERS' ASSOCIATION C/O GILDENHORN ALMA L A COLO NON PROFIT CORPORATION 6476 MIMOSA LN ~ DALLAS, TX 75230 2030 24TH ST NW 311 W MAIN ST WASHINGTON, DC 20008 ASPEN, CO 81611 ~ASPEN MAIN LP BERNSTEIN ARNOLD A & POLLY A BLAU SETH J C/O MR H SCHMIDT LIVING TRST BLAU JUDITH _PO BOX 2768 C/O ARNOLD A & POLLY A BERNSTEIN 3896 DOGWOOD LN ~ASPEN, CO 81612 1870 JACKSON ST #304 DOYLESTOWN, PA 18901 SAN FRANCISCO, CA 94109 0BLONIARZ JOHN W & DONNA L BROWDE DAVID A BRAFMAN STUART REVOCABLE TRUST BRAFMAN LOTTA BEA REVOCABLE 1839 N ORLEANS ST 176 BROADWAY STE 7A TRUST CHICAGO, IL 60614 NEW YORK, NY 10038 161 E CHICAGO #30B CHICAGO, IL 60611 BUCHHOLZ EARL H & MARILYN E ~C/O SWAIM BROWN & ELLIOTT PA BUDINGER WILLIAM & PEYTON CHAMBERS PETE 2306 DELAWARE AVE PO BOX 10086 PO BOX 6404 WILMINGTON, DE 19806 MULONN, VA 22106 SPARTANBURG, SC 29304 CHISHOLM EDITH 1/2 INT CLICK JANE COLORADO AZURE LTD ~205 W MAIN ST 333 W MAIN ST PO BOX 11236 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 CONDER CANDIDA E CONNER WILLIAM E 11 LIVING TRUST CRETE ASSOCIATES LP 19816 GRAND VIEW DR 264 VILLAGE BLVD STE 104 3418 SANSON STREET ~OPANGA, CA 90290-3314 INCLINE VILLAGE, NV 89451 PHILADELPHIA, PA 19104 . .RETE ASSOCIATES LP CRUSIUS FRANKLIN G CROWLEY SUE MITCHELL /O UNIVERSITY CITY HOUSING CO CRUSIUS MARGARET J 409 S GREENWOOD AVE PO BOX 1524 5855 MIDNIGHT PASS RD APT 507 COLUMBIA, MO 65203 ~RYNMAWR, PA 19010 SARASOTA, FL 34242 ILE WOLF NICHOLAS DEREVENSKY PAULA DEAN F~\MILY LIMITED PARTNERSHIP LLLP ' ~33 W BLEEKER ST 1128 GRAND AVE 590 DELLWOOD AVE ASPEN, CO 81611 GLENWOOD SPRINGS, CO 81601 BOULDER, CO 80301 .DEROSE V F DHM INVESTMENTS LP 90% DIMITRIUS RALLI 1209 N 14TH AVE 15 INMAN CIR NE HUEBNER-DIMITRIUS JO-ELLAN ~ELROSE PARK, IL 60160 ATLANTA, GA 30309 200 S SIERRA MADRE BLVD PASADENA, CA 91109 DURANT AND ORIGINAL ASSOCIATES DONATELLI ROBERT A & SUSAN J FARLAND MARISA J INC -1234 WASHINGTON DR PO BOX 3542 PO BOX 7846 ~ENTERPORT, NY 11721 ASPEN, CO 81612 ASPEN, CO 81612 GOLD RANDAL S FLECK KATHRYN FRANKEL KATHY REVOCABLE TRUST EPSTEIN GILBERT AND MOLLIE 27 N MOORE TOWER B 444 N WELLS #303 PO BOX 9813 NEWYORK, NY 10013 CHICAGO, IL 60610 ASPEN, CO 81612 HANSEN WERNER AND HARRIET GROSVENOR DENIS GUERRA DONNA WINTER ERNST & SON INC C/O PO BOX 3071 4220 GLENWOOD AVE ~ASPEN, CO 81612 DALLAS, TX 75205 ORDINGER WEG 12 HAMBURG GERMANY, 22609 ~HITE HENRY H & ANGELA R HUGGIN H SCOTT INNSBRUCK HOLDINGS LLC PO BOX 155 205 S MILL ST #1 435 E MAIN ST WOODY CREEK, CO 81656 ASPEN, CO 81611-1978 ASPEN, CO 81611 JACOBY FAMILY LTD PARTNERSHIP KARP MICHAEL KASPAR THERESA DOSS CASPER J JACOBY 111 PO BOX 1637 3418 SANSOM ST PO BOX 248 ASPEN, CO 81612 PHILADELPHIA, PA 19102 ALTON, IL 62002 1 KEIM JAMES T KING LOUISE LLC KETTELKAMP GRETTA M 1 PEITZ H QUINN JR A COLORADO LIMITED LIABILITY CO 3408 MORRIS AVE 17550 BAR X RD PO BOX 1467 PUEBLO, CO 81008 COLORADO SPRINGS, CO 80908-1500 BASALT, CO 81621 M D W ENTERPRISES INC MARTIN SCOTT M MARTEN RANDOLPH COLORADO CORPORATION C/O PARAMOUNT PICTURES 129 MARTEN ST 1233 W BLEEKER 5555 MELROSE AVE MONDOVI, WI 54755 0ASPEN, CO 81611 HOLLYWOOD, CA 90038 MOUNTAIN STATES COMMUNICATIONS IMCDONALD FAMILY TRUST MELTON DAVID INC 320 W MAIN ST 135 W MAIN ST ~ASPEN, CO 81611 ASPEN, CO 81611 PO BOX E ASPEN, CO 81612 ' PEITZ H QUINN JR ~NEWKAM CLAIRE M OLIVE#WILLIAM THOMAS & ANN GARY KEIM JAMES T PO BOX 2808 542 WARNER AVE 17550 BAR X RD ASPEN, CO 81612 LOS ANGELES, CA 90024 COLORADO SPRINGS, CO 80908-1500 POTAMKIN ALAN PRICE DOUGLAS L AND VALERIE RICKEL DAVID 1 CASUARINA CONCOURSE 8611 MELWOOD RD 8324 BROODSIDE RD CORAL GABLES, FL 33143 BETHESDA, MD 20817 ELKINS PARK, PA 19027 RISCOR INC ROGERS REGINA ROSENTHAL DIANNE ~ -4LLAS, TX 75201 GLEN HEAD, NY 11545 ASPEN, CO 81612-7311 00 CRESCENT CT STE 1320 6 WOOD ACRES RD PO BOX 10043 .n SAMIOS CAROLE SAUNDERS MARGARET W SCHELLING RONALD L & LORI L SAMIOS NICHOLAS A 231 ENCINOAVE 24523 BRITTANY ~P O BOX 867 SAN ANTONIO, TX 74609 PLAINFIELD, IL 60544 IWESTMINSTER, MD 21158 SHEEHAN WILLIAM J AND SILVERSTEIN PHILIP SEVEN SEAS INVESTMENT LLC SHEEHAN NANCY E SILVERSTEIN ROSALYN 1017 ELMWOOD AVE 10 GOLF VIEW LN 25 KNOLLS CRESCENT iVILMETTE, IL 60091 FRANKFORT, IL 60423 BRONX, NY 10463 SLOVITER DAVID /IMON LOUIS & EILEEN SLOVITOR DAVID AND ELAINE SLOVITER ROSALIE 1576 CLOVERLY LN 1358 ROBIN HOOD RD 1358 ROBINHOOD RD RYDAL, PA 19046 MEADOWBROOK, PN 19046 MEADOWBROOK, PA 19046 SMITH CHRISTOPHER H SMITH CHRISTOPHER H ~SMITH CHRISTOPHER BEUTTAS DIANA H BEUTTAS DIANA H IPO BOX 130 234 WEST HOPKINS AVENUE PO BOX 12366 SNOWMASS, CO 81654 ASPEN, CO 81611 ASPEN, CO 81612 TAD PROPERTIES LTD LLC TEMPKINS HARRY TAD PROPERTIES LTD LIABILITY CO ~0 BOX 9978 TOWNE CENTRE PROPERTIES LLC TEMPKINS VIVIAN 323 W MAIN ST #301 420 LINCOLN RD STE 258 SPEN, CO 81612 ASPEN, CO 81611 MIAMI BEACH, FL 33139 THALBERG KATHARINE TORNARE RENE TWIN COASTS LTD .221 E MAIN ST 308 W HOPKINS AVE 110 WEST C ST STE 1901 ~SPEN, CO 81611 ASPEN, CO 81611 SAN DIEGO, CA 92101 t ~AUGHAN HEIDI 1996 TRUST WALGREEN JOANNE WEESE KATE B IRREV TRUST NO 2 N2322 SYLVAN LN 2258 N FREMONT 314 W WILLOW RD -LAKE GENEVA, WI 54137 CHICAGO, IL 60614 CHICAGO, IL 60614 ~HYTE RUTH WILLE RAOUL WILLE Q LOUIS & FRANCES LYNETTE 32% INT O BOX 202 200 W MAIN ST 200 W,MAIN ST ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 /VILLIAMS DAVID & BONNIE JO ~22 W HOPKINS AVE APT 5 SPEN, CO 81611-1757 1 1 1 1 EXHIBIT # 6 1 1 1 1 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and I,@99Â£00,0 +low#*as. LLC (hereinafter APPLICANT) AGREE AS FOLLOWS: 1 APPLICANT has submitted to CITY an apulication for L.P + AfFERD#06â‚¬ 4*BAGellb Â£45~*TicÂ«. Al,k>Â£. for[16IAA,Ftca,rr {6/ao#NE;rri- jUriA '0610 (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ 3,970Zhich is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT -Itns.6 Y-LI.C. k 4>Id:My, LLC-, By: By: U.U"--4.1 6 L.% - ~~ ,Â° Ail~-~Â£-1-10Â» Julie Ann Woods Community Development Director Date: 2-1 1 101 Mailing Address: 94 4:2,0 E. /9 4 41 St. Â¢Â«, G . a MIC g:\support\forms\agrpayas.doc 12/27/99 1 1 1 1 1 1 1 EXHIBIT # 7 1 1 1 1 1 1 1 1 1 MAR-01-2001 THU 03:02 PM FAX NO, P. 01/02 1 1--1~Un ~ OAH Pl 403 Official eligibility determination (OAHP use only) Date In*k,ts COLORADO CULTURAL RESOURCE SURVEY - Determined Eigible- NR Detirmned Not EngibleÂ· NR ~ Architectural Inventory Form Del-ned Not Eng,ble. SR - De.-4 Eigal. SR (page 1 of 4) -~ Need Data Con#*bulas to eigible NR Diswict - Noncon~ulâ€¢,g 10 â€¢'bgible NR Disltct 1. IDENTIFICATION 1. Resource number. _ _ 52[.-1009___ ~ 2. Temporary resource number: 233,WMA 3. County: pitkin 1 4. A Aspen 5. Histonc building name: ~ 6. Current building name: Innsbruck Inn 7. Building address: 233 West Main Street Aspen, Colorado 81611 8 Owner name and address: Innsbruck Moldincs LLC 435 W. Main Street Aspen, CO 81611 -- ~ 11. Geographic Information 9. P.M. 6 Township 10 South Range 85 West SE 4 of NW 14 of SE M of SE M of Section 12 ~ 10. UTM reference Zone 1 3 -1 3 4 2 4 5 0 mE 4 3 3 9 _i_ _2_ 5 mN ~ 11. USGS quad name: Aspen Quadrancle Year: 1960, Photo Rev. 1967 Map scale: 7.5 X 15' - - Attach photo copy of appropriate map secrion ~ 12. Lot(s): A, 8, C, D, & E Block: 52 Addition: Year of Addition: 13. Boundary Description and Justification: Site is combrised of Lots A. B. C. D. & E: Block 52 of the City and Townsite of Aseen. AsSessors office Record Number: 2735-124-54-001 This descriotion was chosen as the most saecific and customam deScriDtion of the site. ~ Ill. Architectural Description 14. Building plan (footprint, shape): Irregular ~ 15. Dimensions in feet Length x Width 16. Number of stories: Two Sjory ~ 17. Primary external wall material(s) Center no more than twor-ltucco 18. Roof configuration: (enter no more than one): _Gable _Roof ~ 19. Pnmary external roof material Center no more than one): Svnthetic Roof 20. Special features Center all that apply): MAR-13-2001 TUE 05:40 PM FAX NO. P. 01 1 Resource Number: 5PT. 1009 Temporary Resource Number: 233.WMA Architectural Inventory Forrn (page 2 of 2) 21. General architectural description: This structure is made uD of a series of volumes, a lona flat foofed structure runnina the length of the site (east/ west) with. a wing (facing north) retuminG to the street on the east end.. A.central low-Ditched cable volume sits in the center of the long structure, and is the focal point and main entry to the structure. The central volume has three bays marked by three round arched openinas on the ugger level and two seamental arched openings on the qround level with a square ooenina In the center. The openings are aligned vertically on the stucco facade. The central squace operting is infilled with two larae windows, otherwise the openings are uninterruoted. Another stucco wall plane sits iust behind the openings and serves- as the enclosure for the buildinG, at grade sauare windows match the segmented mictl.QQAOingk-:imilac_ to.the front window: the upper level has a similar Dattern. Decorative liaht fixtures reinforce the pattern of the bavs on both levels. The central volume roof overhang is supported bY the extension of beams that reinforce the bav soacina. The remainder of the building has balconies runnion_the lenath of the faca.de with decorative cut-cut railings, and deep overhangs, creating a dark background to offset the central stucco volume. Horizontally proportioned windows grouped with doors create a repetitive Dartern across the facade, the stairs run uo to the balconv level Darallel to the facade with similar cut-out detailina. The north facing wing has a similar pattern with a cut-out rail balcony servina two upper units. with stairs on the west wall. An arched chimnev can rises above the central volume roof on the west side. The roofs on the wings have exposed Durlins and simple fascia boards. 22. Architectural style/building type: Modern Movements; Novelty 23. Landscaping or special setting features: The central structure faces the street with a Daved area fron tinq 1 the buildinG. A substantial soruce tree and a smaller fir bracket the central volume and further reinforce the Dattern of the architecture. A series of.street trees runs along the western side of the site. A solid fence runs alona the Main Street edge on the westem side of the loc enclosing a courtyard in front of the long structure. - 24. Associated buildings. features, or objects: none IV. Architectural History 25. Date of Construction: Estimate Actual 1967 Source of information: Aspen/Pitkin Community Development DeDartment Files 26. Architect: Unknown Source of information: 27. Builder/Contractor: Unknown- Source of information: 28. Original owner Unknown Source of information: 1 MAR-01-2001 THU 03:01 PM FAX No, P. 02 Resource Number. 5PT. 1009 Temporary Rescurce Numberi 231.WUA 1 Architectural Inventory Form (page 3 of 3) 29. Conslruction history (include description and dates of major additions. alterations. or demolitions): Minimal records exist. A roof extension and porch enclosure was oermitted in 1975, it is not clear where the wonâ‚¬ was done. 30. Original location X Moved Date of movets) ~ V. Historical Associations 31. Original use(s): Domestic: Hotel 32. intermediate use(s): 33. Current use(s): Domestic: Hotel 34. Site type(s): Main Street, Mixed Small Lodge. Office. Commercial and Residential 35. Historical background: _This structure is reoresentative of Asoen's earlv develooment as a ski resort. The 1932 Winter Olvmoics in Lake Placid. NY soarked an enthusiasm for skiing and Eprooean stvle in the liE and skiers as well as lodge owners came to Asoen and brought the characteristic buiklina stvle of the Tvrol to The area. Small lodges orovided the tourist base to suooort the arowth of the skiing industrv. 36. Sources of information: Asoen's Architecrural Context._PosT WWIL Dart of the 2000 Survev of Historic Sites and Structures. Vt. Significance ~ 37. Local landmark designation: Yes No X Date of designation: Designating authority: 38. Applicable National Register Cntena: A. Associated with events that have made a significant contribution to tile broad pattern of our history; - B. Associated with the lives of persons significant in our past: X C. Embodies the distinctive characteristics of a type, period. or method of construction, or represents the work of a master. or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction: or D. Has yielded. or may be likely to yield, information important in history or prehistory. Qualifies under Crkeria Considerations A through G (see Manual) Does not meet any of the above National Register criteria ~ 39. Area(s) of significance: Architecture 40. Penod of signincance: _ Mid 1900's Skiing Develooment ~ 41. Level of significance: National _ State Local X 1 - MAR-01-2001 THU 03:02 PM FAX NO. P. 02/02 Resource Number: 5PT. 1009 Temporary Resource Number: 233,WMA Architectural Inventory Form (page 4 of 4) 42. Statement of significance: This structure ls sIGnIficant for its position in the context of Aspen's development as an international skiing resort. It is indicative of the Europeans who came to panicioate in the development of the ski resort, and broucht th,3 European style with them. During this time rnanv resorts were based on this stvre of. buildin<L and ultirnatelv the soort and the architectural stvle h,came svnonvmous. 43. Assessment of historic physical integrity related to significance: Structure is intact VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible Not Eligible X Need Data 45. Is there National Register district potential.? Yes No X_ Discuss: If there is National Register district potential, is this building: Contributing _ Noncontributing - 46. If the building }s in existing National Register district, M t Contributing Noncontributing Vill. Recording Information 47. Photograph numbers: R-15; Flo, 11 Negatives filed at: Aspen/Pitkin Comm-unity Development Dept. 48. Report title: City of Aspen Uodate of Survev of Histonc Sites and Structures, 2000 49. Date(s): 6/29/2000. 50. Recorder(s): Suzannah Reid and Patrick Ouffieid 51. Organization: Reid Architects 52. Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612 53- Phone number(sh 970 920 9225 NOTE: Please attach a sketch map, a photocopy of the- USGS quad. map indicating resource location, and photographs. 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