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Home My WebLink Aboutcoa.lu.sr.Endeavor Lodge.55-92l U) E ~ 40 t. F. 4 47 /1. ~ Q EQ 5Â¢11 5 6 -9 -7 7 / Se 44& 48104- 11 4 '54 0- 14 142 4 9 lÂ·z* t I A 1 E 7'4K. 0 Â»A,uÂ»/ 0,4- 4/3/:3- 4-0 P+2 '. I No. 56-TFU- CASELOAD SUMMA~ M 1- 09=,~co *00ejza 40 , 69. 00 Â£24 41=9903 4 City of Aspen 1. DATE CERTIFIED COMPLETE: STAFF: 0,04(Iu &41.41Â£. p Â·' 2. APPLICANT: *1/ru Wg .n 5 125-0847 3. REPRESENTATIVE: j'0&0*0) (Undo trÂ»,1 , 945 - 48-76 7 4. PROJECT NAME: t<n /11.0/1,0-u A- octff 6~*ng.Op,0 -9ptoX /10' RgA>uAL- 5. LOCATION: qpi t. 316*UD @/M . \V I \du yx / 6. TYPE OF APPLICATION: le 4 Step: GMP ( ) PUD ( ) Subdivision 45 2 Step: Subdivision Exception ( ) k GMP Exception ( ) Rezoning ( ) ---1/ I.'Il Â· SPA '~ ~ 1 Step: Use Determination Conditional Use ~ Special Review C ~VI~Â£3Â£~,~~~*:AJ ) HPC No. of Steps: Other: f 7. REFERRALS ,Â»Y0U26 /--4-*23 4 Attorney ~ Sanitation District School District i/ Engineering Dept. Mountain Bell Rocky Mtn. Nat. Gas ,; v4 Housing Parks State Highway Dept. v4 Water Holy Cross Electric . -- - fire Chief City Electric LFire Marshal/Building Dept. -Other 8. DISPOSITIO~~ P&Z 4- Approved v/- -Â·-- Denied Date 31* NA 1 71~~D VJ -Ur vt C-.0-vnil-yue-L'A ,/1, kO-(DO n/3 n ..C /.nr- I 6/Fle<xewp4371 9/-â‚¬#7/9Â« ro G.,Nt S 4 " C -441--RaÂ¥\S Â· +_e-x-op-6" ' 4-rnÂ» ,pork'AL 441, 1 1 /.TA..~_ a,o,o-R~u_,4 01-to,;,4 a.n-Ek ceac 11 vAoid- Alunse -4 rl.4 7 7-11Â·~ l,ijl.15-p:~ //Ud - -- Spa--ce_Â·z ini-~u_ 140-p /<_ins 2(Vt-Kul_. rÂ·1'ofd= 0-ADo.*. 1 V , al- A: 4 .J 1 2.18 Yft'c-a.-4- 60 rec~,Â·i:-Lcl -10 john a.â€¢ut Â£4.-eck f VT'~H> ve in, , , .3 nor, n 1-t,Lu eve.407 (0 11 90 41kj, *0- 10 1 Mpeve wb#(4 ! 421 2-V Msti CLA. 22,1~ Il 0 10 = f/,Yll,~ 11 \ spa. ca-3 4-kell 11, teplake r ott- 7-l:o o Ilo I.l L,)74/, '08 -5. -f-li~ ' Op-p-F~ co~~ LOI 1/ 5.u-L hu'l-d.-d~ R r-(P-+,c 1~impE- 4) v--14-0.~-1~tkÂ»L- b.,. Lv#/#4446 lin; +S 60&,Fell 1,0 01 iCQ 0-tz?O,rove.Â·J C),1 -Â·Cv f~;, ,-\ ,by---4/,1 0-11 4110 rÂ·,0 ~ ~ 6%~,~.4.â‚¬-.-06-,Gal.A O.viC.9.- 0-9. al u 1 .- cy .1 9:; . . 1 .. Council ~ Approved Â«~000~ Denied Date 3 ~2.Yl Y f> \ 24Â¥A'\111 ,-AS . 1, --rl~u~ o-pp-0 i c 4vff-14-63 in 0-Â« 64craoc-ll K,i@t~l./* C.9-nsL-40 w-El-al--\140 5pa-v.1212(1- spo,-ay. indÂ·tÂ»--_ ilnrk; Fs ANC. . 9-~ Q,tot-= 0-~~ Woj-f i 0111-kit- 4-4 M(1~404 62060 1,0 rl -+ cll~re_ de-rl -11, sin.*c 46.9 cloc ,~x COo_,41--- cx s c@prove A lak +4-2-- C_.d ~~ Al\n n,Â· p,k oft'.ce, 2,-Eke- a.-Fo%' C.cl #4- ho. P#-e-c>UI~r, Â·Â·/ <b ~'O-1~ rl Oklu.LU / apco. La vt,vo n.05%-- AÂ·14-14 ct ,Â«-Uql_- eve-M- 0-ng I F Â§-0 Y-A~~Â· ~4- 0 11 '1,1.4 42.ra'/0 441,11 1 11 8144-vÂ·; d- F< ctilin in41,Â« lossat Â©a.-rkjrq.â‚¬.90. C.D..9. Ct,w #l.,1.4-1.- 10;.- replo c--9Â£1 1,0,\ 47(t_ a"64044Â· 3,11 0,- O. QI e o E-t-\ 10:1| 1-1,-qj ~ i 4 1-19- A 9-cr*-icii 6-4,5 ~-0 ~1 la- 3 AvnÂ·+s Efc,L ,Â»ill la,e 1ffÂ»>,Ed a54-4 vÂ»n 6.4- 41-0- 9-1-i ~*Hbn,ZI 6~ 29 +ke iss.uo--4, c*Q. 0~_ ci (_..0. 9.- 1 La_. 14 2-0 10Â£(~% u n i -{=9 9. PRELIMINARY PLAT REFERRALS: Attorney Sanitation District School District Engineering Dept. Mountain Bell Rocky Mtn. Nat. Gas Housing Parks State Highway Dept. Water Holy Cross Electric Other City Electric Fire Marshal/Building Dept. 10. PRELIMINARY PLAT - PUBLIC HEARLNG P&ZM~ Approved ~ Denied Date .9-~7 ~- Arorbvt j v,2,0 Â©96-20\ks -?r> r.-4 1,Â« -â‚¬kc\209or-- 4 0,600., Lol to Q /'dFAA.le-\- la_ 2--P/Â»1 1_-gu /4#TA~siA . e><R. MA SE#di1 6% 4YLER Arld 40 1/ j -Roo u vd--\5 6 su:40 4 a. r-o-o--Â»-3 ,) /41tt f //a Â·e. 0 1 R.O C~-.01â‚¬54 --r, 0 11 s ; C. 74- 4%~-1 a-vl- o_ le-q 0 6 \--03 w.g-cl -Cr=Â»1 46_ Roa_pt-/ 6â‚¬_>4-r/'ue-L<o,lfl- 11 r---4- 42_ S-41 r-*1 6-4 + r.- \-lu- {4 11 AQ 4 0 ven, 1 ' C ,-1- 1 k pÂ·eq~,eecl L.1 4-b RIA a, hpff-1 \4 2 4 G Ma9 4 01 4- ta- acÂ»*El-ructer-~ locke .c_g- -6 ~ir - 3-52 1 Cgx_ 1Â·L- a# 1-3, C,i- Â·eo--rlter a.Â©,cu(-ALÂ¢ 26ove~ 1l 11. FINAL PLAT Council . Approved Denied Date 12. ROUTING: Attorney Building Engineering Other , . m .. AGENDA 277'7 PLANNING 3.-113 5 0?'Tra Fo--ISSTO- Fav Or 1924 - Tuesdar C. 00 1 -: Citv Council Chamber: Reaular Meeting T CONVISSIONERS' CO"HUNTS II. MINUTES (distributed sencratolv) A. September 20p 1983 Reaular Meeting Minutes $ R. October 4, 1983 Regular Meeting Minutes Ophnhor ln; 1983 regular reetino Minn+Ac I -1, â€¢ .4 I.- 0 e D. Harch 27, 1984 Special Meeting Minutes 0 13 U 4 1 1 7 n n I L ' T , 4 4,1 4- 0 C E. .3. 11 .,r 1Dol P.Nular Nee.ing 1 1 1 L. 4, L. 4- r. April 4, 1084 Continued Regular Meeting Minutes G. April 10. 1024 Special Heetine Minutes 1.-T DTInrTO T.TE'APT"C A. Aspen Club Rezoning/Lot Split/PUD Z.mendment ~7 0 CLJ-' 1-,t,L.i.! Ell!,c.â€¢-3 - "~r.=r,- --- Â£1. Endeavor Lodge - Snecial Review Aspen Mountain Lodge Emplevee Nousinn V. b r. 7 ry, 1-111'.1 4. 1 : .L: Â·.Â·L' 1.1 I Â·r, t"i' INC; .. . 4 MEMOPANDUM Aspen Planning and Zoning Commission FROM: Colette Penne, Planning Office Endeavor Lodge Expansion - Special Review City 055A-82 9, 1984 DATE: nav c BACKGROUND An FAR expansion to increase to the maximum of 1:1 allowed in the L-3 zone was granted for the Endeavor in March of 1983. A GriP exemption was also granted (along with a parking exemption) for three (3) doed restricted employee rooms. The review verified that eleven (11) lodge bedrooms existed in the lodge in the form of nine (9) dorm- type lodge rooms and two (2) additional bodrooms in a free market apartment in the A-frame structure at the rear of the lodge. The applicant now would like to modify the special review approval to provide larger guest rooms with private baths rather than dorm rooms with shared baths. Also, rather than providing three (3) rooms of employee housing which share a both- the new proposal is for a two (2) room employee suite (with private bath and kitchen). Since prior to the review in 1983 there was no deed-restricted employee housing at the Endeavor, this new configuration still represents an increase in the provision of employee housing. The Housing Office supports the change, as thev feel the larger suite will be more advan- tageous to the living situation of the employees. The ratios of types of space have altered in tho following ways: March 1983: Rental Space 2,635 s.f. .59:1 Non-Rental Space 1,490 s.f. .33:1 Employee iD-83-1 97[R 7 -C 4,500 s.f. 1:1 Present Proposal: Rental Space 3,004 s.f. .67:1 Non-Rental Space 1,125 s.f. .25:1 Employee 371 .sifi .08:1 4,500 s.f. 1:1 Both configurations meet L-3 zone requirements for internal floor area ratios. The change in the rental/non-rental totals reflects 320 s.f. of upstairs lounge space that is being converted to unit space. This lounge will be replaced with a subgrade lounge of 1,250 s.f. The Building Department memo evaluating this conversion is attached. They find this lounge space to be exempt from floor area calculations because it is subgrade and subordinate to the principal use of the building. There is no building code requirement for natural light and ventilation for a lounge area as an occupancy group. They also point out that the stairway to the lounge area encroaches into the side yard setback and will require a variance. PLANNING OFFICE RECOMMENDATION The Planning Office recommends approval of the new plans for the Endeavor Lodge expansion to a 1:1 FAR and that the approval for a .. Page 2 GIÂ·IP exemption for empl.oyee housing be amended to one unit with the following conditions: 1. A variance be obtained from the Board of Adjustments for the stairway to the lounge area. 2. The applicant obtain an Encroachment License to retain the five parkin spaces in the Hopkins Avenue right-of- way. 3. The applicant be required to join any area improvement district in the event one is formed. If an improvement district results in the loss of parking spaces, they must be replaced in the alleyway. 4. A final plat of the reconstructed lodge be filed. 5. The applicant will submit deed restrictions for the employee unit which will be approved as to form by the City Attorney before the issuance of a certificate of occupancy for the new lodge units. .. ' D MEMORANDUM TO: Colette Penne, Planning FROM: Bill Drueding, Zoning blu - DATE: May 2, 1984 RE: Endeavor Lodge 1) Again, as the Building Department stated in the March 28, 1983, memo, it is difficult to accurately review this project without a recent survey and elevations. 2) The applicants plans indicate a new stairway downward going to the lounge area. This would require a Board of Adjustment variance as this stairway encroaches into the 5' sideyard setback. 3) Section 2, Ordinance No. 11, Amending Section 24-3 and 24-13 of the Aspen Municipal Code, (ee), states "Subgrade: Any story of a structure which is one hundred (100) percent below existing grade, subordinate to the principal use of the building, and used for parking, storage and other secondary purposes. For the purpose of calculating floor area ratio and allowable floor area, subgrade space constructed in conjunction with single-family or duplex structures in any zone district are not required to be subordinate to the principal uses of the building." Also, Section 4(e)3 states, "For the purpose of calculating floor area ratio and allowable floor area, parking exempt areas and those subgrade and subbasement areas not in conformance with the minimum requirements for natural light, ventilation, and emergency exit for the applicable occupancy group shall be excluded from floor area calculations in all zone districts. Basement areas and those subgrade and subbasement areas meeting the minimum requirements for natural light, ventilation and emergency exit for the applicable occupancy group shall be included in floor area calculations provided that subgrade and subbasement space in single family and duplex structures constructed in any zone district shall not be included in floor area calculations." There is not a building code requirement for natural light and ventilation for the "lounge area" occupancy group. Artificial light and ventilation may be used for this occupancy group. This subgrade space would therefore be exempt from F.A.R. calculations. A change in use, however, might change the occupancy group classification to one that requires natural light and ventilation, therefore requiring it to be counted as F.A.R. The use should be clearly stated and maintained. CC: Patsy Newbury, Zoning Official Jim Wilson, Building Official BD/ar . pitkin county 506 east main street aspen, colorado 81611 115-*1[415--Â§1Â£77~-Qr= \Vi 4 2,1 1 MEMORANDU-~< ------- -- 11 APR 2 01984 C.]UL- - q-.- -AL TO: Janet Weinstein, PlannASPEN / PITKIN CO. PLANNING OFFICE FROM: James L. Adamski, Director DATE: April 13, 1984 RE: Endeavor Lodge Expansion - Special Review In reviewing the Endeavor Lodge Expansion, the proposed change does not conflict with the housing policies as there has been no generation of additional employees. As the original application has already been approved the Housing Office finds that the conversion is certainly to the advantage of the employees as the new rooms will be consider- ably larger and so I support this expansion application. .. MEMORANDUM . TO: vebil-ding Department, Bill Drueding ~busing Office, Jim Adamski FROM: Janet Weinstein, Planning Office RE: Endeavor Lodge Expansion - Special Review Case No. County 055A-82 DATE: April 3, 1984 In early 1983, we processed a special review to allow the Endeavor Lodge to expand its floor area to the maximum of 1:1 allowed int he L-3 zone district without adding any new rooms. At the time the applicant was proposing to rebuild the existing tourist dorm rooms a s n ew d o rm s. The applicant now wishes for the reconstructed rooms to be traditional guest lodge rooms and to change the configuration of the employee unit to house two rather than three people. W-3 Will be bring this item before the Aspen Planning and Zoning Commission on May 8th to reconfirm their prior approval. Please let us know if you have any comments. Thank you. .. C Welton Anderson & Associates Architects TO: Colette Penne DATE: 15 March 1984 RE: Endeavor Lodge revised plans Persuant to your request of 9 March 1984, the following are the proposed internal FAR figures for the revised Endeavor Lodge plans. As stated earlier, it is the applicant's intention to replace the existing 11 dorm and rental rooms with the same number lf larger rooms with, in fact, fewer pillows. While the ratio of unit snace to non unit space has changed about 7% in favor of unit space from the earlier application, a subgrade 1250 sf lounge (not initially planned and exempt from FAR) will more than make up for the 320 sf upstairs lounge being converted to unit space and more than doubles the non unit amenity space. Rental unit space 3004 square feet .67:1 Non unit space 1125 square feet .25:1 Employee 371 square feet .08:1 4500 square feet 1:1 These figures are the code requirements and vary slightly from the plans dated 9 Febuary 1984, which will be revised to meet these ratios. Since the Zoning Enforcement Officer will verify all square footaqes and ratios during plan check, I suggest you leave verification of compliance to him. . Planning / Architecture / Interior Design Box 9946 / Aspen,Colorado 81612/ (303) 925 - 4576 .. C Welton Anderson & Associates Architects To: Sonny Vann, Alan Richman, Colette Penne DATE: 16 Febuary 1984 RE: Changes to Endeavour Lodge Expansion Plans On March 28, 1983, Aspen P&Z granted a FAR expansion request from .79:1 to 1:1 with no increase in rental units for the Endeavor Lodge. It also reccomended exemotion from GMP for 3 deed restricted employee rooms created from existing rooms and exempted the 3 new parking spaces required. In effect, the 3 rooms converted and one demolished were to be replaced by 4 large new rooms and the 7 remaining dorm rooms would stay unchanged. This winter has shown that dorm type rooms are not in demand in Aspen like they once were, so John Werning asked me to revise my completed construction drawings to include a major upgrading of the front part to provide larger guest rooms with Drivate baths rather than dorm rooms with a shared bath. 9 Since the 1:1 FAR approved would not be varied from and the only significant 3>Q 4>,1 40 quantitative difference would be a 2 room employee suite (with orivate bath 0~~*lA. 7 and kitchen) rather than 3 converted dorm rooms sharing the quest bath, I felt that the Planning Office would agree that the changes were not substantial ~ O< 2 . enough to warrant repeating the legnthy and exoensive multi-stage process. I advised John that before changing all the drawings, we should request the Planning Office to review the changes and determine if they agreed that it was substantially what had been already been aDproved and no productive purpose was served by repeating the full process. We met with Colette and Alan on Febuary 14 and they agreed that the full process was probably not warranted and that I should submit this letter and information outlining the changes to the original submission to the Planning Office for administrative review and determination. Should you concur that more P&Z review is not needed, a letter stating so would be appropriate. If you don't, I believe a single aopearance before P&Z to explain the changes so they might formally ammend their approval should suffice. Attached are annotated conceptual floor palans explaining the Droposed changes which you can compare to the approved plans you have on file. i ~2 ' ; .'-1--1[.111 -C-Lj I FEB 17 1 J ASPEN / PITKIN CO. \ PLANNING OFFICE Planning / Architecture / Interior Design Box 9946 / Aspen ,Colorado 81612/ (303) 925 - 4576 MEMORANDUM TO: Aspen City Council FROM: Colette Penne, Planning Office RE: Endeavor Lodge Expansion DATE: March 28, 1983 APPROVED AS TO FORM: l/ bjude+0 1/ AV -- Location: 905 EMA YoÂ«ins. < Zoning: L-3. Applicant's Request: GMP exemption for three newly created and deed restricted employee units and exemption from providing parking spaces for the employee rooms. Referral Comments: Engineering Department Having reviewed the application and made a site inspection, the following comments are made: 1. The applicant should be required to provide off- street parking adjacent to the alley for three cars to accommodate the net increase in bedrooms. 2. The applicant should be required to join any area improve- ment district in the event one is formed. Housing Office The proposal is satisfactory and not in conflict with the housing policies of the City of Aspen with one possible ex- ception - the size of the rooms to be converted from lodge-use to employee-use are very small. Since no points are needed for a GMP competition, the size of the units may be irrelevant. "Certainly I have no qualms about the size of these units as long as they are not used to secure points or bonus considerations. If this, then, is the case, I support the expansion application." Water Department The project will have minimal impact on the water system and water will be available. Water tap fees may be applicable. Fire Marshall No problem with the expansion. Sanitation District No problem in providng sanitation service to this proposed project. Building Department "We would require a survey and elevations before we could list Code requirements. City Attorney No comments received. 0 9 Memo: Endeavor Lodge Expansion Page Two March 28, 1983 Planning Office Review: The Planning and Zoning Commission made findings as to the compatibility of this lodge reconstruction with surrounding land uses and zoning as per Section 24-3.5(a)(1). Special review approval was granted for the expansion of the floor area of the Endeavor Lodge to 1:1 under the provisions of the new lodge preservation ordinance for the L-3 zone. The existing lodge consists of 9 dorm-type lodge rooms and two additional bedrooms in a free market apartment within an A- frame structure on the rear of the property. The applicant proposes to demolish the living room, kitchen/dining area and one of the bedrooms in the apartment and to deed restrict three existing lodge rooms to low income employee guidelines. These four rooms will be placed with four new lodge rooms for a total of 11 bedrooms for lodge use (4 hotel-type and 7 dorm rooms). An increase in square footage of 927 square feet will bring the total square footage of the lodge to 4,500 square feet for an exterior FAR of 1:1. The internal FAR after the completion of the remodeling will be as follows: Rental Space 2,635 square feet .59:1 Non-rental Space 1,490 square feet .33:1 Employee 375 square feet .08:1 4,500 square feet 1:1 The internal floor area ratio requires that 33-1/3 percent of all rental space above the .5:1 level be employee housing in order to receive the bonus. This application meets this requirement, as the rental space is only .09 above the .5:1 ratio, due to a greater amount of non-rental space (.33:1 as opposed to .25:1). An addendum to this application requested that an exemption be granted from providing parking spaces for the three new employee rooms. The applicant presented three well articulated reasons to justify this request and the Planning Office agrees with them: "There are five right angle parking spaces in the Hopkins Street right-of-way which are rarely used at present, most guests walk due to the lodge's proximity to skiing and services. Secondly, the newly-housed employees will live and work in the same place, and when necessary, use the lodge's Suburban, which doubles as a limo for guests. Thirdly, the only space available for on-site parking on this 45 foot lot is the landscaped south yard facing the alley which is used for apres ski sunning and outdoor socializing by guests year round. It is an amenity the lodge now uses and genuinely needs more than three new parking spaces." The applicant does need to retain the five parking spaces on Hopkins and obtain an Encroachment License for their continued existence in the City right-of-way. The applicant further proposes to provide perimeter foundation drains in gravel to an adequately-sized drywell to catch all of the roof drainage on-site. This is not part of the review criteria, but useful information for you to have. .. Memo: Endeavor Lodge Expansion Page Three March 28, 1983 The final point we want to make is to discuss the size of the employee rooms. Approximate sizes: Room No. 1 12' x 12' = 144 square feet Room No. 2 10' x 12' = 120 square feet Room No. 3 8' x 12' = 96 square feet 360 square feet These rooms are all well below the minimum acceptable size set by City employee housing standards. However, there are three considerations which convince the Planning Office that this arrangement is sufficient. First, the rooms are intended to be sleeping rooms and the requirements of kitchen and bath are fulfilled within a proximal location to the rooms. These are not intended to be studio apartments. Also, by placing the units under low-income housing price guidelines, they will be some of the most affordable housing in town. Secondly, the Endeavor basically functions in a manner similar to a European hostel and as such, fills a need unmet in other segments of the community. In order to retain this character and have enough guest rooms to allow it to operate as an economically viable project, the employee rooms cannot meet the 300 square foot minimum standard. Finally, the purpose of the L-3 zone is to allow lodges which have previously been considered non-conforming and therefore unable to make improvements to upgrade their facility and increase their viability. Inherent in this effort is the flexibility to view individual situations and determine if their plan is feasible. In the case of the Endeavor, we feel there are employees in the community who will be very satisfied with such an arrangement. Planning Office Recommendation: The Planning and Zoning Commission and the Planning Office recommend that the three employee housing rooms proposed be exempted from GMP competition and that an exemption from providing parking for the employee rooms be granted with the conditions listed below. Council Action: The appropriate motion is as follows: "I move to grant approval of an exemption from Growth Management competition for the three new employee rooms at the Endeavor Lodge and grant an exemption from the provision of parking spaces for the employee rooms with the following conditions: 1. The applicant obtain an Encroachment License to retain the five parking ;paces in the Hopkins Avenue right-of-way,a, I.el 41,161- 1-lu~ 1~ 1 a. Vor- U._ 1 04 6 on 4 0- 4 -â€¢ 3 3 re-/1-E A 1 0 -, 4 '. 0'Â·-' c'l o ou A L.,2 e t- 2. The applibant be required to join any area improvement (15 Â°fppole<1 district in the event one is formed. If an improvement '='1-4- b k (141 district results in the loss of parking spaces, they must ret be replaced in the alleyway. Â»-1 7~ A final plat of the reconstructed lodge be filed. 4. The applicant will submit deed restrictions for the three employee units which will be approved as to form by the City Attorney before the issuance of a certificate of occupancy for the new lodge units." .. MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Colette Penne, Planning Office RE: Endeavor Lodge Expansion DATE: March 8, 1983 Location: 905 East Hopkins. Zoning: L-3. Applicant's Request: Special review approval for the expansion of the floor area of the Endeavor Lodge to 1:1 under the provisions of the new L-3 and lodge preservation ordinances and GMP exemption for three newly created and deed restricted employee units, and exemption from providing parking spaces for the employee rooms. Referral Comments: Engineering Department Having reviewed the application and made a site inspection, the following comments are made: 1. The applicant should be required to provide off-street parking adjacent to the alley for three cars to accommodate the net increase in bedrooms. 2. The applicant should be required to join any area improve- ment district in the event one is formed. Housing Office The proposal is satisfactory and not in conflict with the housing policies of the City of Aspen with one possible exception - the size of the rooms to be converted from lodge- use to employee-use are very small. Since no points are needed for a GMP competition, the size of the units may be irrelevant. "Certainly I have no qualms about the size of these units as long as they are not used to secure points or bonus considerations. If this, then, is the case, I support the expansion application." Water Department The project will have minimal impact on the water system and water will be available. Water tap fees may be applicable. Fire Marshall No problem with the expansion. Sanitation District No problem in providing sanitation service to this proposed project. Building Department "We would require a survey and elevations before we could list Code requirements.. City Attorney No comments received. .. Memo: Endeavor Lodge Expansion Page Two March 8, 1983 Planning Office Review: Section 24-3.5 (a) (1) of the Municipal Code requires that the , Planning and Zoning Commission make findings relative to the following criteria: "(1) The compatibility of the development with surrounding land uses and zoning, including size, height and bulk, proposed site design characteristics, including landscaping and open space and visual impacts such as viewplanes; " The Endeavor is situated in the middle of an RMF neighborhood. The Gavillon and Pioneer condominiums are situated to the east, the Queen Victoria and Aspen River Manor to the north, the 71 1- Coordes Apartments to the south and a Victorian cottage to the west. Most of these projects were built under the 28 foot height limit. This addition will conform to the new height restriction of 25 feet. Side setbacks will not be impacted and the rear yard will be reduced by 8 feet, leaving an adequate 21 foot rear yard. The expansion is not increasing the non-conformity of the structure. The expansion proposal, therefore, conforms with the neighborhood character, land uses, zoning and area and bulk requirements and viewplanes are not affected. The existing lodge consists of 9 dorm-type lodge rooms and two additional bedrooms in a free market apartment within an A-frame structure on the rear of the property. The applicant proposes to demolish the living room, kitchen/dining area and one of the bedrooms in the apartment and to deed restrict three existing lodge rooms to low income employee guidelines. These four rooms will be replaced with four new lodge rooms for a total of 11 bedrooms for lodge use (4 hotel-type and 7 dorm rooms). An increase in square footage of 927 square feet will bring the total square footage of the lodge to 4,500 square feet for an exterior FAR of 1:1. The internal FAR after the completion of the remodeling will be as follows: Rental Space 2,635 square feet .59:1 Non-rental Space 1,490 square feet .33:1 Employee 375 square feet .08:1 4,500 square feet 1:1 The internal floor area ratio requires that 33-1/3 percent of all rental space above the .5:1 level be employee housing in order to receive the bonus. This application meets this requirement, as the rental space is only .09 above the .5:1 ratio, due to a greater amount of non-rental space (.33:1 as opposed to .25:1). An addendum to this application requested that an exemption be granted from providing parking spaces for the three new employee rooms. The applicant presented three well articulated reasons to justify this request and the Planning Office agrees with them: "There are five right angle parking spaces in the Hopkins Street right-of-way which are rarely used at present, most guests walk due to the lodge's proximity to skiing and services. Secondly, the newly-housed employees will live and work in the same place, and when necessary, use the lodge's Suburban, which doubles as a limo for guests. Thirdly, the only space available for on-site parking on this 45 foot lot is the landscaped south yard facing the alley which is used for apres ski sunning and outdoor socializing by guests year round. It is an amenity the lodge now uses and genuinely needs more than three new parking spaces." .. Memo: Endeavor Lodge Expansion Page Three March 8, 1983 The applicant does need to retain the five parking spaces on Hopkins and obtain an Encroachment License for their continued existence in the City right-of-way. The applicant further proposes to provide perimeter foundation drains in gravel to an adequately-sized drywell to catch all of the roof drainage on-site. This is not part of the review criteria, but useful information for you to have. The final point we want to make is to discuss the size of the employee rooms. Approximate sizes: Room No. 1 12' x 12' = 144 square feet Room No. 2 10' x 12' = 120 square feet Room No. 3 8' x 12' = 96 square feet 360 square feet These rooms are all well below the minimum acceptable size set by City employee housing standards. However, there are three considerations which convince the Planning Office that this arrangement is sufficient. First, the rooms are intended to be sleeping rooms and the requirements of kitchen and bath are fulfilled within a proximal location to the rooms. These are not intended to be studio apartments. Also, by placing the units under low-income housing price guidelines, they will be some of the most affordable housing in town. Secondly, the Endeavor basically functions in a manner similar to a European hostel and as such, fills a need unmet in other segments of the community. In order to retain this character and have enough guest rooms to allow it to operate as an economically viable project, the employee rooms cannot meet the 300 square foot minimum standard. Finally, the purpose of the L-3 zone is to allow lodges which have previously been considered non-conforming and therefore unable to make improvements to upgrade their facility and increase their viability. Inherent in this effort is the flexibility to view individual situations and determine if their plan is feasible. In the case of the Endeavor, we feel there are employees in the community who will be very satisfied with such an arrangement. Planning Office Recommendation: The Planning Office recommends that you grant approval of the special review request for the Endeavor Lodge to demolish and reconstruct a portion of the existing lodge and deed restrict three existing rooms as employee housing. We further recommend that you recommend that the employee housing rooms be exempted from Growth Management competition and that an exemption from providing parking for the employee rooms be given. The FAR of the remodeled lodge will be 1:1 and there will be no increase in the number of lodge bedrooms. The following conditions are recommended for this approval: 1. The applicant obtain an Encroachment License to retain the five parking spaces in the Hopkins Avenue right-of-way. 2. The applicant be required to joino any area improvement district in the event one is formed. -31-~ o v,-> irds j. . , '4 t 0i 3. A final plat of the reconstructed lodge be filed. 4. The applicant will submit deed restrictions for the three employee units which will be approved as to form by the City Attorney before the issuance of a certificate of occupancy for the new lodge units. .. MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: John Werning, owner of the Endeavor Lodge, 905 East Hopkins RE: Addendum to Endeavor Lodge Application dated December 27, 1982 DATE: February 28, 1983 This addendum requests that the application dated December 27, 1982 be ammended to include a request to exempt the applicant from the requirement to provide new parking spaces for each of the three newly created employee rooms. The applicant feels this request is justified for three reasons. There are five right angle parking spaces in the Hopkins Street ROW which are rarely used at present, most guests walking due to the lodge's proximity to skiing and services. Secondly, the newly housed employees will live and work in the same place, and when necessary, use the lodge's Suburban, which doubles as a limo for guests. Thirdly, the only space available for on-site parking available on this 45 foot lot is the landscaped south yard facing the alley which is used for apres ski sunning and outdoor socializing by guests year round. It is an amenity the lodge now uses and genuinely needs more than three new parking spaces. Your consideration of this request for parking exemption for the three employee rooms is appreciated. While not specifically mentioned as a review criteria for this approval process, the applicant appreciates the city engineer's concern about sites draining into city streets and proposes to actually improve the site drainage for the entire building by providing peremeter foundation drains in gravel to an adequately sized drywell to catch all of the roof drainage on-site before it reaches the street. 0 â€¢ 0 .. MEMORANDUM 4 -. Â«3 . TO: Colette Penne; Planning Office ~' r.7 FROM: Jay Hammond, City Engineering k ,~ 631'I'. ; '. 0 AS?L'.1.., ..}3 -t. f ~'f DATE: January 24, 1983 b.6tÂ». RE: Endeavor Lodge Expansion, Special Review Having reviewed the above application, and made a site inspection, the Engineering Department has the following comments: 1. The applicant should be required to provide off-street parking adjacent to the alley for three cars to accommodate the net increase in bedrooms. 2. The applicant should be required to join any area improvement district in the event one is formed. JH/co .. 0% pitkin county 506 east main street aspen, colorado 81611 F775-1-1<,7:7'73,-m:-,-:7-Â·, '1 4. 1 T '1 .0 MEMO 5 1, r) 1 1 i LA. - TO: Collette Penne / F.SPfit!/ 21:Â·.'49'.l). c /Gl FlAN?.1 + RIG forD.:OE FROM: Jim Hamilton*' M /1 DATE: January 21, 1983 RE: Endeavor Lodge Expansion - Special Review I have reviewed the Endeavor Lodge Expansion - Special Review and have found the proposal to be satisfactory and not in conflict with the housing policies of the City of Aspen with one possible exception. The size of the rooms to be converted from lodge-use to employee-use are verv small. However, it is my understanding that because the applicant seeks no and needs no points under GMP competition that the size of the units may be ir- relevant. Certainly I have no qualms about the size of these units as long as they are not used to secure points or bonus considerations. If this, then, is the case I support the expansion application. -Arri,v---1(-loor~r---ir-1 ASPEN WATER DEPARTMENT h JAN un__ 1_210 MEMORANDUM v.-. ASPEN / p;-TKIN CO. 4 *4 PLANNING OFFiCE 1 TO: COLETTE PENNE, ALICE DAVIS - PLANNING FROM: JIM MARKALUNAS SUBJECT: GMP APPLICATIONS FOR THE ENDEAVOR LODGE, Â·*bELWEISS LODGE - - -Â·- .... 1.:'; DATE: JANUARY 10, 1983 We have reviewed the applications for the proposed renovations and improvements for the Endeavor Lodge and the Edelweiss Lodge condomin- iumization and each project will have minimal impact on the water system and water will be available. Water tap fees may be applicable on each of these projects. JMI-~râ‚¬~f~ .. MEMORANDUM TO: City Attorney Engineering Department Housing Water 4/Sanitation District Fire Marshall Building Department ~ANNER: Colette Pennt.3 RE: Endeavor Lodge Expansion - Special Review DATE: January 4, 1983 Attached is an application to expand the floor area of the Endeavor Lodge under the new L-3 ordinance. Please look over the materials and return your comments to the Planning Office no later than January 23 so that we may prepare its presentation before P&Z in a timely manner. Thank you. N O f R OA â‚¬-E *1 5 EL u, L e r -1 r'to.oreD p.. 1Fir A spaâ€¢- ~AK,-r.-r,â€¢- t>,5,&,c,- rl 4 -AL,e t .. MEMORANDUM TO: City Attorney jlfg:ineering Department 01Â®sing v.Water vsditation District vPffe Marshall Bljilding Department PLANNER: Colette Penne RE: Endeavor Lodge Expansion - Special Review DATE: January 4, 1983 Attached is an application to expand the floor area of the Endeavor Lodge under the new L-3 ordinance. Please look over the materials and return your comments to the Planning Office no later than January 23 so that we may prepare its presentation before P&Z in a timely manner. Thank you. Catted.41- ity\ 2116 2 rl -3- No 4 +4_.14(< c.gk.~ 6- 114 6 kn 'fle/4 /11 l. A- 21 1 + 0 ild- af -#-5- -0-1 l.LJ'4; 1 9 19 0 r 212 / , 1*-1,1 a ck--1 4- SpO--CIS i 144 7 01Â»- L is -T-- L *flott~~- r-0 8, vv:. -i I c_o- v,"-1- c\', 544 A gi Â·4 S j~Z 4- lÂ·-3 34 -. (~ wa . : 4.-9--- 4?'...b 1, ~ , +. ._ te...12 4 ~ 1,/'LQ- 1 1 bAO.9-- en.n +l~&25.6- pl li .. 11 1 L Slg-A . ic_ si-k_ gis 2-1-. . .. MEMORANDUM TO: City Attorney Engineering Department Housing Water /Sanitation District V/Fire Marshall Building Department PLANNER: Colette Penne RE: Endeavor Lodge Expansion - Special Review DATE: January 4, 1983 Attached is an application to expand the floor area of the Endeavor Lodge under the new L-3 ordinance. Please look over the materials and return your comments to the Planning Office no later than January 23 so that we may prepare its presentation before P&Z in a timely manner. Thank you. b, A fruer Â¥ULÂ©-4 t.Â£*17 u/ -41 72-yue_. J.,5-2/u, -c-.1. L., 61 244(,~ 0,..~,UL.- ..die- V 4. -~970-~tâ€¢:6 â‚¬60'dot. ME- 044*4,Lu 451-220 664 7 .. MEMORANDUM 7."f TO: City Attorney Engineering Department Housing Water Sanitation District , (,1 Fire Marshall ~Building Department , PLANNER: Colette Penne RE: Endeavor Lodge Expansion - Special Review DATE: January 4, 1983 Attached is an application to expand the floor area of the Endeavor Lodge under the new L-3 ordinance. Please look over the materials and return your comments to the Planning Office no later than January.23-so that we may prepare its presentation before P&Z in a timely manner. Thank you. 1 - 13 or-, 1, 1/1. , /1 Z C A.*C I.r lijr,1 el A 36 6/FA- 1 Li Fl ,L 'Tr~E B,z/ L-D/2(1 1 1 1 79 ;iligoi 0- 20,91-11\4/L: 6~460 0 AL 7/fes=6 rar, CLC. /,U:ALL /'7 56/ /6,Â£ 461 20:a/3 ,Â£2#u_,/te- cL 61/C. 3 6- 6 0 0â‚¬ 2 (0 .0 7 14>â€¢L, . ObiÂ·LL /3 Â£ / G r 0 0 136 ~,6 1,LI#Ilt Zlif,Ur~ ~ .. MEMORANDUM To: Aspen Planning and Zoning Commission FROM: John Werning, owner of the Endeavor Lodge, 905 East Hopkins RE: Special Review for L-3 Lodge expansion, and Exemption from GMP for three new deed restricted employee rooms. DATE: December 27, 1982 Under the provisions of the new "L-3" and "Lodge Preservation" Ordinances, John Werning as owner of the Endeavor Lodge requests Special review approval from the Commission to expand the floor area of the lodge with no increase in rental units. At present the lodge consists of 9 dorm-type lodge rooms and two additional bedrooms which are part of a freemarket apartment in the 'A' frame at the rear. The applicant proposes to demolish the living room, kitchen/dining area and one of the bedrooms in the apartment, and to deed restrict 3 existing lodge rooms to low income employee guidelines. These 4 rooms are to be replaced with 4 new first class hotel rooms to complement the remaining 7 dorm rooms. There is proposed a net increase in floor area of 927 square feet, raising the external FAR by 20% from .79:1 to 1:1. The internal FAR's are also revised in accordance with Sec. 24-3.4 as shown in the attached chart, providing considerably more non-rental to rental space than required. The criteria for P&Z Special Review for L-3 ADplications are listed in Sec. 24-3.5 as follows: "The compatibility of the development with surrounding land uses and zoning, including size, height, and bulk, proposed site design characteristics, including landscaping and open space and visual impacts such as viewplanes." "Surrounding land uses" include the Gavillon and Pioneer condos to the East, the Queen Victoria and Aspen River Manor to the Nnoth, the Coordes Apartments to the South, and a Victorian cottage to the West. Virtually all the buildings in the neighborhood are multifamily (both long and short term), and are built out to their maximum FAR, bulk and density. Visual impacts of the proposed expansion are minimal because the addition is in the same area as the old 'A' frame at the rear of the site and will be lower than most of its neighbors which were built under the old 28 foot height limit. Side setbacks remain essentially the same and the rear yard is to be reduced by only 8 feet. E Ihe second approval requested of the Commission is to recommend to Council dxemption from GMP for the three newly created employee units. Existing -â‚¬, , lodge rooms 3,4, and 5 will be deed restricted to low income guidelines and reserved for lodge employees. Presently these rooms accomodate 4, 4, and 2 tourists respectively, and should therefore easily house the 4 employees : needed during peak season ( 3 are now now employed at peak season). Your consideration of this application is appreciated. .. Memo: Endeavor Lodge Page Two December 27, 1982 TABULATED DATA AND FLOOR AREA RATIOS - ENDEAVOR LODGE Existing lodge: 3573 square feet To be demolished: 881 sf To be constructed: 1808 sf Net increase: 927 sf Finished lodge: 4500 sf EXISTING PROPOSED CODE External FAR 3573 sf-.79:1 4500 sf- 1:1 4500 sf- 1:1 Internal FAR Rental 2222 sf-.62:1 2635 sf-.59:1 .67:1 Non-rental 1351 sf-.38:1 1490 sf-.33:1 .25:1 Employee 0 sf- 0:1 375 sf-.08:1 .08:1 Freemarket unit count 11 rooms 11 rooms 7 . 11 It 11 1. 11 4 11 It 11 1 1 *4 It 1 1 1 11 RU,-~--' 11 0 CD \11 1 . \11 1 , ]1 . 1 03 f - r 1 ft , ' CD /R ' 11 - It , tÂ·'Of- I. 1 ' 6/3Ijg . 11 11 1 1 1 1 1 11 I 1 1 11 + - 11 4 1 . .1 r 1 9 N j 4 14 % 11 . - E -'-4 O 1 fri g 1 1 . 1 F lit I '2 1 r : 6 11 1 2 04 , 1 1 . 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