HomeMy WebLinkAboutcoa.lu.gm.200 E Main St.52A-88
CASELOAD SUMMARY SHEET
city of Aspen
DATE RECElVED:9~15/8'
DATE COMPLETE: _/cHf~S'g
PARCEL ID AND CASE NO.
2737-073-20-009 52A-88
STAFF MEMBER: ~~ ",.~
PROJECT NAME: 200 E. Main Street commercial GMW S l:::xe""FhDh
Project Address: 200 E. Main Street
Legal Address: Block 73. Lots K. L & M
APPLICANT: The Wheeler-Carter Venture
Applicant Address: Wheeler Square Associates 710 E. Durant &
Richard & Claudette Carter 373 E. sopris Creek Rd. Basalt
REPRESENTATIVE: Hollv Proctor. The Fleisher Company
Representative Address/Phone: 710 E. Durant Avenue 925-2122
------------------
PAID: YES
NO
AMOUNT :
$1. 965.00
2 STEP:
~~
~/~
TYPE OF APPLICATION:
P&Z Meeting Date ,^--eJ "6'
1 STEP:
PUBLIC HEARING:
VESTED RIGHTS:
YES
NO
CC Meeting Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS:
YES
NO
Paid:
Date:
Planning Director Approval:
Insubstantial Amendment or Exemption:
REFERRALS :
\./ City Attorney
l/ City Engineer
VHousing Dir.
t/Aspen Water
l ;;CILi EleQt:Jfis
Envir. Hlth.
~pen Consolo
S.D.
Mtn. Bell
Parks Dept.
Holy Cross
'~ire Marshall
Roaring Fork
Roaring Fork
Energy Center
School District
Rocky Mtn Nat Gas
State Hwy Dept(GW)
State Hwy Dept(GJ)
Building Inspector
Other
DATE REFERRED:
/o/4/~%
INITIALS:
/JJ--
FINAL ROUTING:
DATE ROUTED:
. j 81fo
,
INITIAL: ~
city Atty City Engineer ___ Zoning
Housing Other:
FILE STATUS AN" LOCATION, CJiJ ePvJv
Env. Health
MEMORANDUM
To:
Aspen Planning and Zoning commission
From:
Roxanne Eflin, Planning Office
Re:
200 E. Main st., GMQS Exemption for Historic Landmark,
section 8-104 (B)
Date:
November 8, 1988
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APPLICANT'S REQUEST: Exemption from the Growth Management Quota
system for the enlargement of a historic designated landmark, to
construct a detached 2,250 sq. ft. office building with employee
housing on a historic designated site. The applicant also
requests special review to permit a reduction in the off-street
parking requirements for the project.
APPLICANT: The Wheeler-Carter Venture:
Associates and Richard and Claudette Carter
Wheeler Square
LOCATION: 200 E. Main Street, Lot K, Block 73, Townsite and City
of Aspen, Colorado (entire parcel includes Lots K, L, and M)
ZONING: "0" Office Zone; Main Street Historic Overlay District;
Designated Historic Landmark
HISTORY: This 9,000 sq. ft. parcel (Lots K, L, and M) was
designated historic in 1976 by the owner at that time, in
recognition of the historic importance of the two 1890's
cottages, occupying Lots Land M, also known as "Gracy's". The
site design for the proposal favored by the HPC calls for a
totally detached structure rather than an expansion of either of
the existing buildings, in order to best respect the integrity
and scale of the adjacent historic structures.
DESCRIPTION OF THE PROPOSAL:
that this project is eligible
designated historic landmark
this determination are:
The Planning Office has
for exemption from GMQS
status. The important
determined
due to its
factors in
1. All three lots are landmark designated, not just the two
which currently contain the two historic landmarks (Gracy's)
2. To look at only allowing exemption on the expansion of
an existing historic landmark will drive applicants to a
design that is not preferable for parcels such as this. We
think it is appropriate to consider exemption for this
project.
Should the Commission find exemption inappropriate, GMQS scoring
could be accomplished as the applicant has submitted a dual
application for either process. Staff feels exemption is the
appropriate process, however, either method will achieve the
same end result, since to be eligible for the exemption the
applicant must reach the competitive threshold for employee
housing, provide parking, have an acceptable site design, etc.
This is the only development application within the Office Zone
for Commercial space this year, and uses only 56% of the allowed
GMQS allotment this year. Should the commission prefer the
scoring method of review and approval, public notice is required
and the proposal will be scheduled for the December 20th meeting.
REFERRAL COMMENTS:
1. Engineering: In a memo dated October 24 from Elyse
Elliott, the following considerations are made:
a. utilities: All necessary utilities are in close
proximity of the project and will not be greatly
impacted by serving it. The applicant has not
indicated where the utility box area will be located,
which is required by Engineering for their approval.
The applicant shall also provide the required 4' x 4'
pedestal easement adjacent to the alley on either Lot K
or Lot L.
b. Storm Drainage: The application must comply with
the on-site detention requirements of Section 7-
1004 (C) (4) (f) . Prior to the issuance of a building
permit, the Engineering Department has to approve a
drainage plan prepared by a qualified engineer to
assure that the historical rate of runoff is
maintained.
c. Alley: The alley behind the project is currently
unpaved. Engineering recommends the applicant pave the
alley to reduce dust and improve the appearance.
(Refer to Section 7-1004 (C)(3) (a)(4).
d. circulation: No adverse affect is indicated
e. Sidewalks: Engineering is requiring sidewalks of
at least 5' in width and all improvements to the public
right-of-way conform to the City'S Streetscape
Guidel ines. The bike rack is a nice amenity. The
raised planter must not encroach onto the right-of-way.
f. Plat: A plat shall be submitted prior to issuance
of the Certificate of Occupancy that meets the
requirements of the Engineering Department.
g. Trash: The project does not provide space on-site
(Lot K) for a dumpster. Instead, the dumpster for this
2
/"
proj ect is located on Lot L, at the rear of Gracy's.
This indicates that one dumpster location will serve
both projects. More information is required by
Engineering on the proposed site of the dumpster
location to insure it can accommodate garbage generated
from both buildings.
h. Parking: Engineering feels that the request for
reduction in parking spaces from five (5) to three (3)
is not viable. Even during the off-season, parking in
this neighborhood is very tight. Presently, there is
parking on this site for three cars that are probably
generated from Gracy's. Construction of an office and
residential building will add to the parking problem,
since each parking space must be 9' wide, and the width
of the lot of 30', only three (3) on-si te parking
spaces can fit adjacent to the alley. Engineering is
also requesting to review plans for organized parking
spaces constructed adj acent to the alley on Gracy's.
The footprint of Gracy's building would allow several
on-site parking spaces. Gracy's has a few auxil iary
buildings abutting the alley. Engineering is
requesting a survey to determine if these are
encroaching into the alley right-of-way, which will
require the applicant obtaining an Encroachment License
if they do. Engineering would support the applicant
locating one additional parking space west of the
proposed parking spaces on the City right-of-way.
Engineering feels any reduction in on-site parking
would be doing a disservice to the neighborhood.
i. Construction Schedule: As construction progresses,
the contractor must coordinate with the Engineering
Department for excavations, equipment storage and any
activities on the right-of-way.
2. Aspen Consolidated Sanitation District: In a memo dated
October 19 from Bruce Matherly, the Sanitation District
stated it has sufficient treatment and line capacity to
service the project. The applicant is responsible for
paying plant capacity, line improvement and connection fees
at the time the tap is made.
3. Aspen Fire Protection District: Wayne Vandemark states
the fOllowing in a memo dated October 12: "The location is
within a three minute response time from the Fire station.
with the addition of a new fire hydrant the entire area can
be served more efficiently." The applicant shall address
the Fire Marshall's concerns about:
a. the window wells being an obstruction of the exit
3
way
b. the exit spacing, first floor discharge.
c. the exit passageway being a rated enclosure
d. subgrade window dimensions qualifying as rescue
windows
4. Water Department: Jim Markalunas, in a memo received in
the Planning Office October 14, states that water can be
supplied, the water main is located in Aspen street, and
there is sufficient capacity for this project.
5. Housing Authority: In a memo dated October 20, from Jim
Adamski, he states the employee generation for the proposed
1,680 sq. ft. of net leasable office space is 5.04
(1,680/1,000 x 3.0 = 5.04). The applicant commits to house
60% of the 5.04 or 3.02. Housing will be provided in the
following manner:
1 studio on-site employee unit
lone bedroom on-site employee unit
payment-in-lieu
TOTAL
1. 25 emps.
1. 75 emps.
.02 emDS.
3.02 emps.
The Housing Director recommends application approval with
the following conditions:
A. That a deed restriction approved by the Housing
Authority be recorded for the on-site studio and one
bedroom employee dwelling units before an issuance of a
Building Permit for any portion of the development.
Said units shall be restricted to the then current
Employee Housing Guidelines and indexed to the moderate
income category.
B. The payment-in-lieu for .02 employees shall be made
at the time of issuance of a building permit for any
portion of the proposed development and indexed to the
then current Employee Housing Guidelines Moderate
Income category.
6. city Attorney: The City Attorney had no comments on the
project.
STAFF COMMENTS: Section 8-104 (B) (1) (c) of the code give the
Planning and zoning commission the authority to grant an
exemption from GMQS if it is demonstrated that impacts are
mitigated and the following criteria have been adequately
addressed.
criteria: The applicant shall demonstrate that the
development will mitigate its impacts on the community by
providing employee housing at the level which would meet the
4
"'"
threshold required in Section 8-106 for the use.
Response: The applicant states this is met by providing two
affordable housing units on-site, including one (1) studio
apartment of approximately 458 sq. ft., and one (1) one
bedroom apartment of approximately 623 sq. ft.
Staff agrees that this application meets code requirements
and the community's affordable housing goals of 60% of the
1,680 sq. ft. net leasable office space. The employee
generation based on this square footage is 5.04, or three
(3) per 1,000 sq. ft., with the applicant committing to
house 60% or 3.02 employees. The remaining .02 employees
shall be paid cash-in-lieu.
criteria: The applicant shall provide parking according to
the standards of the code.
Response:
The following are review standards for Parking - Special
Review in the Office Zone district:
Residential Uses: One
spaces may be provided
landmarks
(1) space per bedroom; fewer
by special review for historic
All other Uses (except Lodge Use): Three (3) spaces
per 1,000 sq. feet of net leasable area; fewer spaces
may be provided by Special Review, but no fewer than
1.5 spaces per 1,000 sq. ft. of net leasable.
The proposed project generates the following parking needs:
Net Leasable:
Required Parking:
special Review Reduction:
1,680
5 spaces
2
New Bedrooms created:
Required Parking
2
2 (may be waived)
The applicant is requesting special review for parking
reduction from five (5) to three (3) on-site spaces for the
office space, as well as to waive the parking requirements
for the two (2) affordable housing units. The applicant
states that they have provided on-site parking for the
project to the highest degree that is practical. The
special review application addresses the fact that it is not
practical to provide additional parking spaces on-site (Lot
K), and adequate off-site parking is available within a 650
foot radius of the project, a distance which includes the
proposed Rio Grande parking facility, recently voter
5
approved. The applicant also points out that approximately
1,200 ft. is considered to be a reasonable walking distance
for pedestrians. In section V of the application, the
applicant has supported the formation of a parking district
to assure that adequate parking is available in the area
surrounding the project site.
The applicant also states that it is conceivable that two of
the employees of the building will reside in the affordable
housing units included in the project. This could possibly
eliminate the need for these employees to operate a vehicle
on a daily basis, and these employees could therefore park a
vehicle off-site on a long term basis. As the project is
located in very close proximity to the Commercial core,
providing convenient pedestrian access to retail and
services, the need for employees driving to and from the
building several times a day will be reduced.
Staff supports the Engineering Department's arguments that
the applicant should provide one more parking space. While
the site (Lot K) itself does not lend itself to provide for
more than the already proposed parking spaces, additional
parking needs are generated by the project. Staff feels the
applicant has not developed a satisfactory parking
arrangement to adequately address the needs of the site.
The immediate neighborhood is impacted by parking on Bleeker
st., and surrounding the Aspen Community Church. Vehicles,
probably those of Gracy's employees, park on the vacant Lot
Know. The retail nature of Gracy's creates additional
customer parking needs as well. The proposal does not
address the displacement issue of those vehicles currently
utilizing the vacant lot for parking.
Staff does support the waiver of parking requirements for
the two (2) affordable housing residential units. The
primary impacts are related to the office use.
Approximately ten (10) new employees, will be generated by
the project.
The Commission may wish to require cash-in-lieu for any
reduction in on-site parking. The Planning Director brings
to the Commission's attention that while cash-in-lieu was
permitted in the other commercial zones in the new code, it
was inadvertently left out with regard to the office zone
and will be included in the code amendment ordinance later
this year.
The applicant should be required to locate a fourth parking
space on the parcel, on Lots Land M, if possible. Staff
recommends a condition of approval be to require that the
employee units will only be rented or sold to the building's
employees to reduce parking needs for the site.
6
criteria:
control,
needs.
The project must meet water,
transportation, fire protection
sewage, drainage
and solid waste
Response: The applicant has addressed each of the issues in
the application; referral comments have been received by
each respective department, and are included in the memo.
Staff recommends the applicant meet all the requirements as
stated in the Engineering Department's and Fire Marshall's
review memorandum.
Criteria: ~he applicant shall demonstrate that the
project's site design ~s compatible with surrounding
projects and appropriate for the site.
Response: The proposed building will contain approximately
1,390 sq. ft. of floor area on the first floor, and 860 sq.
ft. on the second floor, both floors will be used for office
space. The basement level will contain two residential
units to be deed-restricted as affordable housing pursuant
to section 8-109.
Staff generally agrees with the applicant that the proposed
project is compatible in nature to the surrounding projects,
and respects the design integrity issues of the Main street
Historic District. Three meetings were held with the
Historic Preservation Committee, with final approval granted
on August 23, 1988. The HPC found the proposal's general
design in keeping with the Historic District and Historic
Landmark Development Guidelines. The massing, scale,
setbacks, height, fenestration, roof pitch, and materials
all reflect a great deal of sensitivity in design, and are
compatible, though not replicatory, to other historic
structures in the immediate neighborhood, and on Main
street. The applicant worked closely with the HPC to insure
a "residential in nature" design.
The Historic Preservation Committee granted two variations
on the proj ect: minimum distance between buildings and
side yard setback. To provide for the positive design
consideration of the major west elevation, a gabled
projection was approved to add relief to the otherwise
massive two-story flat wall. This created the need to grant
the side yard setback variation. Design challenges for this
infill, detached structure on a 3,000 sq. ft. lot also
required the variation of minimum distance between
buildings. The proposed structure's footprint varies
between 8' and 10' from the adjacent cottage (Gracy's).
Code requires the minimum distance between buildings in the
Office zone to be ten (10) feet. Comments from the Fire
7
Marshall were solicited by staff for HPC review. Wayne
Vandemark stated this minimum-distance variation would be
acceptable provided the new structure would contain a
sprinkler system. The applicant agreed to this condition at
the Final HPC review meeting.
SUMMARY: The proposal represents a good design solution for a
narrow, challenging site within the Main Street Historic overlay
District in the Office Zone. The applicant has mitigated
impacts according to the code requirements.
RECOMMENDATION: The Planning Office recommends that the Planning
commission recommend approval for the project at 200 East Main,
with the following conditions:
1. Engineering: The following requirements by the
Engineering Department shall be accomplished prior to when
a building permit is granted:
a. Submit drawing to the Engineering Department
indicating where the utility box will be located
b. Provide the required 4' x 4' pedestal easement
adjacent to the alley on either Lot K or Lot L
c. Comply with storm drainage on-site detention
requirements of section 7-1004(C) (4) (f). Submit a
drainage plan for approval by the Engineering
Department, prepared by a qualified engineer to assure
that the historical rate of runoff is maintained
d. Pave the alley to reduce dust and improve the
appearance (section 7-1004 (C) (3) (a) (4)
e. Sidewalks must be at least 5' in width and all
improvements to the public right-of-way conform to the
City'S streetscape Guidelines. A planting strip
between the sidewalk and curb must be included.
f. The raised planter must be relocated on site to not
encroach into the right-of-way
g. A plat shall be submitted prior to issuance of the
certificate of Occupancy that meets the requirements of
the Engineering Department
h. Provide the Engineering Department, for their
approval, more information on the proposed site of the
dumpster located to insure it can accommodate garbage
generated from both the new structure and Gracy's.
i. The contractor must coordinate with the Engineering
8
Department for excavations, equipment storage and any
activities on the right-of-way.
j. Parking: The applicant shall provide a minimum of
four on-site parking spaces, and shall be required to
pay cash-in-lieu for any reduction in commercial
parking by special review. staff recommends the
residenti~l parking spaces for the two new bedrooms
created ~n the affordable housing units be waived,
without a cash-in-lieu requirement, finding that the
potential impact of these spaces is considerably less
than that created by the commercial/office space
proposed.
2. Housing: A deed restriction approved by the Housing
Authority be recorded for the on-site studio and one
bedroom employee dwelling units before an issuance of a
building permit for any portion of the development.
Said units shall be restricted to the then current
Employee Housing Guidelines and indexed to the moderate
income category. The affordable housing units shall
only be rented or sold to the building's employees to
reduce parking needs for the site.
The payment-in-lieu for .02 employees shall be made at
the time of issuance of a building permit for any
portion of the proposed development and indexed to the
then current Employee Housing Guidelines Moderate
Income Category.
3. sanitation: The applicant shall pay plant capacity,
line improvement and connection fees at the time the
tap is made
4. Fire: The applicant shall meet the Fire Marshall's
requirements, prior to a building permit being granted,
regarding the exit passageway being a rated enclosure,
and that the subgrade window dimensions qualify as
rescue windows. The new structure shall contain an
approved sprinkler system due to the close proximity to
the adjacent historic landmark structure. The
applicant shall also address the Fire Marshall's
concerns regarding the window wells being an
obstruction of the exit way, and that the exit spacing,
first floor discharge, meets the requirements. written
approval of these issues from the Fire Marshall shall
be received in the Building Department prior to a
building permit being granted.
memo.pz.200em
9
1JleFleisherCompal1V
Commercial Real Estate ill Aspen ..J
L 0
September 25, 1988
Ms. Roxanne Eflin
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
Dear Roxanne:
The following information is submitted in response to your
inquiries regarding the Growth Management Quota System
application for the project proposed by the Wheeler-Carter
Venture for 200 East Main Street:
1. The applicant requests review of the Application for
Exemption from the Growth Management Quota System at the
meeting scheduled for November 8, 1988. It is the
understanding of the applicant that the project is, in fact,
eligible for exemption, and that the exemption will be
approved.
2. Attached please find a detailed Floor Area analysis of the
proposed project. I have provided a 'breakdown' of the
building with respect to floor area and net leasable area as
requested.
2.
Attached please find a copy of
ownership of the adjacent lots
location of the Gracy's store.
the documents disclosing
Land M, currently the
If you should require additional information, please do not
hesitate to contact me.
Sin erely
urs,
rJi::-
Manager
Hol W.
Propert
710 East Durant Avenue' Aspen, Colorado 81611 . 303/925-2122
200 EAST MAIN STREET
FLOOR AREA AND NET LEASABLE AREA
FLOOR AREA
NET LEASABLE AREA
FIRST FLOOR
1,306
968
SECOND FLOOR
944
712
TOTAL
2,250
1,680
BASEMENT
(Affordable Housing)
1,306
1,081
MESSAGE DISPLAY
TO Roxanne Eflin
From: Alan Richman
Postmark: Aug 05,88 I:S7 PM
Status: Previously read
Subject: Reply to: HPC variations
--------------------------------------------.----------------------------------
Reply text:
From Alan Richman:
It seems to me that in defining a landmark, we took care not to have
it mean site, unless it referred to something like the Ute Cemetary.
Therefore, the only variation HPC should allow is for the landmark
itself. On the other hand, this may not be too sensible because it
may force people to attach new structures to old when separation is
preferred. This should probably be cleaned up in my correction
Ordinance later this year. For now, I guess I'd be willing to let
HPC grant, if the findings are made quite explicit.
Preceding message:
From Roxanne Eflin:
I need a ruling re: development at 200 E. Main. Can HPC grant a
variation (setback) for a NEW structure being built within a local
district (Main Street) on a designated (H) vacant lot? Sec. 7-601 D
(1) (a) is the wording in question.
Obviously the new building is not a "Historic Landmark".We are faced
with a compatibility issue and need to grant this variation based on
the finding.
-------========x========-------
MESSAGE DISPLAY
TO Roxanne Eflin
From: Fred Gannett
Postmark: Aug 09,88 11:09 AM
Status: Previously read
Subject: Reply to: HPC variations
------------------------------------------------------------------------------
Reply text:
From Fred Gannett:
the new structure must be compatable wi the historic structure
located on the parcel (the old Gracy's building?); but the issue is
whether the new structure, not the historic structure, required a set
back variation. I read this section to permit variations for new
construction that infringes on, into an adjacent landmark, but not
necessarily for variations not infringing on the landmark. What do
you think?
Preceding message:
From Roxanne Eflin:
I need a ruling re: development at 200 E. Main. Can HPC grant a
variation (setback) for a NEW structure being built within a local
district (Main Street) on a designated (H) vacant lot? Sec. 7-601 D
(I) (a) is the wording in question.
Obviously the new building is not a "Historic Landmark".We are faced
with a compatibility issue and need to grant this variation based on
the finding.
-------~~==~~~~x=~~=~~~~-------
CITX;1:QF ASPEN
130~:.~thgalena street
asp~ti';:colorado 81611
3'03~9i5 -'2020
November 28. 1988
Holly Proctor
Fleischer & Company
710 E. Durant Avenue
Aspen, Colorado 81611
DEC-2
Re: Parking Requirement at 200 E. Main
Dear Holly:
Subsequent to our meeting of November IS. I have undertaken an
inspection of the 200 E. Main site and adjacent property. I have
also spoken with Elyse Elliott in my office and Roxanne Eflin in
Planning regarding your request for consideration of parking that
would encroach in the Aspen Street right-of-way.
By way of response, I cannot support a request for encroachment
in order to provide parking for the 200 E. Main structure. On
inspecting the area, I observed that space is available just east
of the site on the existing Gracy's property. This area is not
fenced in, as Don indicated during our meeting, but is currently
in use for parking. If the concern is the displacement of
current parking behind Gracy's, I would still note that space is
available, subject to some reconstruction, behind the existing
structures further to the east.
As I stated on the phone today, you certainly retain the option
of requesting an encroachment license or a further reduction of
the parking requirement from City Council as they have ultimate
authority in these matters. Such requests would be subject to
our review and comment and I would say that we do not find the
rationale compelling at this time.
Please contact Elyse Elliott in my office for further discussion
as she has generally been handling the application.
JWH/co/LetterIS2.88
cc: Elyse Elliott
Roxanne Eflin
verYiI~ c;?
ay W. Hammond
irector of Public Works
MEMORANDUM
To:
Jay Hammond, city Engineer
From:
Roxanne Eflin, Planning Office
Re:
200 E. Main Encroachment Request
Date:
December 21, 1988
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In our previous review of this project for GMQS Exemption
approval, the Planning Office agreed with the Engineering
Department that a reduction in parking by special review to
anything less than five spaces could not be recommended.
Therefore, we support any additional parking the applicant is
able to produce on site to help alleviate further parking impacts
this new project is likely to produce. The Planning Office finds
the request for encroachment would not impact the character of
the site.
memo.hammond.200em
fl,: J.<
MEMORANDUM
TO:
ROXANNE EFLIN, PLANNING OFFICE
FROM:
JAMES L. ADAMSKI, HOUSING DIRECTOR
DATE:
OCTOBER 20, 1988
RE:
200 EAST MAIN STREET, GMQS EXEMPTION
APPLICATION: A development application for approximately 2,250 s. f.
of commercial office space and two affordable housing units.
EMPLOYEE HOUSING:
The proposed building wi:ll contain 1,680 s.f. of net leasable
office space. The employee generation for this amount of net
leasable square footage is 5.04 (1,680/1000 x's 3.0 = 5.04). The
applicant commits to house 60% of the 5.04 or 3.02. Housing will
be provided in the following manner:
*l-studio on site employee unit
*l-one bedroom on site employee unit
*Payment-In-Lieu
TOTAL
1.25 emps.
1. 75 emps.
.02 emDS
3.02 emps.
HOUSING AUTHORITY RECOMMENDATION: Approve the application with the
following conditions:
ON SITE EMPLOYEE UNIT
1. That a deed restriction approved by the Housing Authority be
recorded for the on site studio and one-bedroom employee
dwelling units before an issuance of a Building Permit
for any portion of the development. Said units shall be
restricted to the then current Employee Housing
Guidelines and indexed to the moderate income category.
PAYMENT-IN-LIEU
1. The payment-in-lieu for .02 employees shall be made at
the time of issuance of a building permit for any portion
of the proposed development and indexed to the then
current Employee Housing Guidelines Moderate Income
Category.
MEMORANDUM
To:
Roxanne Eflin, Planning Office ~~}
Elyse Elliott, Engineering Department~
From:
Date:
October 24, 1988
Re:
200 E. Main St., GMQS Exemption
===============================================================
After reviewing the above application and making a site
inspection, the Engineering Department has the following
comments:
I. Utilities - All necessary utilities are in close proximity of
this project and will not be greatly impacted by serving it. The
submitted drawing does not show where the utility box area will
be located. We need to have this shown, so that it's size and
location can be approved. Also, the City needs to have a 4' x 4'
pedestal easement adjacent to the alley on either this project or
Gracy's.
2. Storm Drainage - This application must comply with the on-
site detention requirements of Section 7-1004 (C) (4) (f). Prior
to the issuance of a building permit, the Engineering Department
has to approve a drainage plan prepared by a qualified engineer
to assure that the historical rate of runoff is maintained.
3. Alley - The alley behind this project is presently unpaved.
We would recommend that the applicant pave the alley to reduce
the dust and improve the appearance. This is provided for in
Section 7-1004 (C) (3) (a) (4).
4. Circulation - This project will not adversely effect the
circulation of the area. The adjacent streets are in adequate
condition and will be minimally impacted by the trips generated.
5. Sidewalks - The sidewalks must be at least 5' wide and all
improvements in the public right-of-way must conform to the
City's Streetscape Guidelines. The bike rack is a nice amenity.
The raised planter must not encroach onto the right-of-way.
6. Plat - A plat shall be submitted prior to issuance of
Certificate of Occupancy that meets the requirements of the
Engineering Department.
7. Trash - The project does not provide space on-site for a
dumpster. Instead, the dumpster for this project is located on
Gracy's parcel. By doing this, it is assumed that one dumpster
location will serve both projects. We need more information on
"'-'-",,
the proposed size of the dumpster location to insure that it can
accommodate garbage generated from both projects. The minimum
size of the dumpster area has to be 5' x 10'.
8. Parking - We feel that the request for reduction in parking
spaces from 5 to 3 is not viable. Even during the off-season,
parking in this neighborhood is very tight. Presently, there is
parking on this site for three cars that is probably being used
by Gracy's. Construction of an office and residential building
will add to the parking problem. Since each parking space must
be 9' wide, and the width of the lot is 30', only 3 on-site
parking spaces can fit adjacent to the alley. We would like to
see some organized parking spaces constructed adjacent to the
alley on Gracy's. The footprint of Gracy's building would allow
several on-site parking spaces. Gracy's has a few auxiliary
buildings abutting the alley. We would like a survey to see if
these are encroaching onto the alley right-of-way. If they are
encroaching, the applicant has to obtain an Encroachment License.
If the applicant chooses to locate one additional parking space
west of the proposed parking spaces on the City right-of-way, we
would support this proposal.
In short, we do not support any reduction in on-site parking and
feel that it would be doing a disservice to the neighborhood.
9. Construction Schedule - As construction progresses, the
contractor has to coordinate with the Engineering Department for
excavations, equipment storage and any activities on the right-
of-way.
.
I
I
I
MEMORANDUM
TO:
City Attorney
..Qity Engineer
Housing Director'~0
~ater Department
Electric Department
~spen Consolidated Sanitation
.Fire Marshall
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FROM:
Roxanne Eflin, Planning Office
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District
ocr 114 k
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RE:
200 E. Main Street GMQS Exemption
DATE:
October 4, 1988
I
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----------------------------------------------------------------
Attached for your review and comments is an application submitted
by The Fleisher Company on behalf of their client The Wheeler-
Carter Venture requesting approval of a GMQS Exemption pursuant
to section 8-104 B.c. of the Land Use Regulations. If the
applicant fails to receive exemption then they will pursue a GMQS
development allotment in the Office Zone. Therefore, please
review the application in detail.
I
I
I
Please review this material and return your comments no later
than October 26, 1988 so that I have time to prepare a memo for
the P&Z.
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420 E. HOPKINS STREET
ASPEN, COLORADO 81611
(303) 925-2690
TO:
Roxanne Eflin, Planning
Wayne Vandemark ~
FROM:
RE:
200 E. Main GMQS Exemption
DATE:
October 12, 1988
----------------------------------------------------------------
I have reviewed this application and find that the location is
within a three minute response time from the Fire Station. With
the addition of a new fire hydrant the entire area can be served
more efficiently.
I do have some concerns about window wells
being an obstruction of the exit way. Another item of concern
is exit spacing, first floor discharge. Is exit passage way a
rated enclosure?
Will
subgrade window dimensions qualify as
rescue windows?
OCT I 2,
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Aspen C9onsolidated Sanitation cDistlrict
565 North Mill Street
Aspen, Colorado 81611
Tele. 1303) 925-3601
Tele. (303) 925-2537
October 19, 1988
Roxanne Eflin
Planning Office
130 S. Galena St.
Aspen, Co 81611
RE: 200 E. Main St
GMQS Exemption
Dear Roxanne:
The Aspen Consolidated Sanitation District has sufficient treatment and
line capacity to service this project at this time. The applicant would
be responsible for paying plant capacity, line improvement and connection
fees at the time the tap is made.
Sincerely
-:~~~ rv...n~)
Bruce Matherly
District Manager
BM/ld
OCTLO
(
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MEMORANDUM
TO:
city Attorney
city Engineer I
~~~:~n~e~~~~~~~~ 0... _ I: 'aC A... .
_ !:r Y. no f) r--h...,t 'In.. ~,~ . ~
Aspen Consolidated sanitation District
Fire Marshall
RE:
200 E. Main street GMQS Exemption
FROM:
Roxanne Eflin, Planning Office
DATE:
October 4, 1988
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by The Fleisher Company on behalf of their client The Wheeler-
Carter Venture requesting approval of a GMQS Exemption pursuant
to section 8-104 B.c. of the Land Use Regulations. If the
applicant fails to receive exemption then they will pursue a GMQS
development allotment in the Office Zone. Therefore, please
review the application in detail.
Please review this material and return your comments no later
than October 26, 1988 so that I have time to prepare a memo for
the P&Z.
Thank you.
;;;, KiJ X AlI/lUe EFL1rJ / fJI'1Jf/v//J 6- Oflc G
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f<?F(fLJf~6--D, l-tou)6&'Er( rlfC- /j/,/,J/u!yT5 lUllS; ;3c
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P1vs f t5e- to/NO fo:F- ~ II/- {c:;. Uj ,LL vS t DETt:;2/V1riJ1.J
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ASPEN/PITKIN PLANNING OFFICE
130 S. Galena street
Aspen, Colorado 81611
(303) 925-2020
October 4, 1988
Holly Proctor
The Fleisher Company
710 E. Durant Avenue
Aspen, Colorado 81611
RE: 200 E. Main street GMQS Exemption
Dear Holly,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that your application IS complete.
We have scheduled your application for review by the Planning
and Zoning commission on November 8, 1988. The Friday before the
meeting date, we will call to inform you that a copy of the memo
pertaining to your application is available at the Planning
Office.
If you have any other questions, please call Roxanne Eflin ,
the planner assigned to your case.
Sincerely,
L)~~
Debbie Skehan
Administrative Assistant
.......
/. ~'.,
"'...'
MEMORANDUM
TO:
City Attorney
City Engineer
Housing Director
Water Department
El T, ~G n r--.~~t
Aspen Consolidated Sanitation District
Fire Marshall
FROM:
Roxanne Eflin, Planning Office
RE:
200 E. Main Street GMQS Exemption
DATE:
October 4, 1988
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by The Fleisher Company on behalf of their client The Wheeler-
Carter Venture requesting approval of a GMQS Exemption pursuant
to Section 8-104 B.c. of the Land Use Regulations. If the
applicant fails to receive exemption then they will pursue a GMQS
development allotment in the Office Zone. Therefore, please
review the application in detail.
Please review this material and return your comments no later
than October 26, 1988 so that I have time to prepare a memo for
the P&Z.
Thank you.
~c;;
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BOOK .551 .8JO
PERSONAL REPRESENTATIVE'S DEED
This Deed is made by KITTY PIERRETTE SHERWIN, as
Personal Representative of the Estate of TERESE LOUISE DAVID,
deceased (hereinafter referred to as "Grantor"), of the County
of Pitkin, State of Colorado, to RICHARD CARTER and CLAUDETTE'
CARTER (hereinafter referred to as "Grantee"), whose addx-ess is
202 East Main Street, Aspen, Colorado 81611.
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WHEREAS, the above-named decedent, during her
lifetime, made and executed her Last Will and Testament dated
February 7, 1975, which Will was duly admitted to informal
probate on January 16, 1985, by the District Court in and for
the County of Pitkin, State of Colorado, Probate No. 85PR3, and
WHEREAS, Grantor was duly appointed Personal Represen-
tative of such Estate on January 16, 1985, and is now qualified
and acting in such capacity. '
NOW, THEREFORE, for the consideration of Ten DoLlars
($10.00) and other good and valuable consideration from RICHARD
CARTER and CLAUDETTE CARTER, and pursuant to the power.,~on"
ferred upon Grantor by the Colorado Probate: Code, Granto~ ~s
hereby convey, assign, transfer, and set over untQ-~ Grantec:J,,;'\:he
following described real property situate in thi. County,': of
Pitkin, State of Colorado: (VI;' "',"
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Lots Land M
Block 73
City and Townsite of Aspen
Executed this ~&J day of November, 1987.
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~tt Pi~h~rwin, as
Personal Representative of the
Estate of Terese Louise David
STATE OF COLORADO
SSe
COUNTY OF PITKIN
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Witness my hand and official seal.
My commission expires:
STATE DOCUMENTARY FEE
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IQ~ers litle Insurance (9rporation
National Headquarters
Richmond, Virginia
COMMITMENT FOR TiTlE INSURANCE
SCHEDULE A
Effecllve Dale
Septrnber 22, 1987 at 8:00 A.M.
Co se No J'CT=l23O=ll7
"} Policy or pollclcs to be Issued
(a)
~ ALTA Owner's Policy-Form 8.1970(Rev, 10-17-70 & Rev, 10.17.84)
o ALTA Residential Title Insurance Policy-1979
Proposed insured:
\Hl.1ER sqJAHE ASSOClAlES
Amount $ T R n
(b) ALTA Loan PolicV, 1970 (Rev, 10-17-70 & Rev. 10.17-84)
Proposed insured:
Amount $
lei
Proposed insured
Amount $
TAX CERTIFlCA1E
$ 5.00
3 Title to the 1n fee simple estate or interest in the land
described or referred to in this Commitment is at the effective date hereof vested in:
:.::.;
lERESE LOJISE DAVID
4. The land referred to in this Commitment is described as follows:
LOTS L and M,
BLOCK 73,
CllY AND 1Th'NSllE OF ASPEN,
~
caJmY OF PIlKIN, Sf AlE OF <XLORAOO
,
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Pitkin County Title, Inc.
601 E. Hopldlll
Aspen. Colorado 81611
Commitment No. PrT_l?1i'\-R7
Schedule A-Page 1
This commitment is invalid unless
the In~urin_g_Provisions. 8n~ Sched-
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klUYers lltle Insurance (9rporation
Nellan.l Headquanere
Richmond. Virginia
SCHEDULE B-Section 1
Requirements
Tlll~ followlIlg arc Ihe reQlllremenlS 10 be complied wllh
Ilem (ilt Payment to or for the aCcounl of the grantorS or mortgagors of the full consideration for the estate or interest
10 he Hlsured
Ill~11l (b) Proper IllsHumenl{sl creallllg the estate or ,"terest 10 be IIlsured must be executed and duly flied for record.
to'Wlt
(I) Proper legal proceedings. approved by La.<yers Title Insurance Corporation, disJXlsing of the
the interest of 1ERESE lillISE llAVID deceased, and vesting title in wmLR ~ ASSOCIAlES.
NJIE: Ina9TlJch as docullents f ran the Estate of the Decedent have not been recorded and inasruch
as u')'ers Title Insurance Corporation has not been advised as to the status of the Estate
proceedings, if any, specific recording requirarents cannot be made.
(2) Evidence satisfactory to the Ccmpany evidencing the fact that the Real Estate Transfer Tax
as established by Ordinance ID. 20 (Series of 1979) has been paid or exenq>ted.
(3) Certificate of IDnforeign Status, signed by a representative of the Estate of Terese Louise David.
to..:.
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This commitment is invalid unless
the Insuring Provisions and Sched.
ules A and 8 are Buached.
Schedule B-Section l-Page l-Commilment No. pr.r-1?1IH!7
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kwyers lltle Insurance (9rporation
NATIONAL HEADOUARTERS
RICHMOND. VIRGINIA
.;::::.
SCHEDULE 8-Section 2
Exceptions
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The policy or policies to be issued will contain exceptions to the following unless the same ore disposed of to
the sotisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in orea, encroachments. and any facts which
o correct survey and inspection of the premises would disclose and which are not shown by the
public records.
4. Any lien, or right to a lien, for services, lobor or material heretofore or hereafter furnished, im.
posed by low and not shown by the public records.
5. Defects. liens. encumbrances, adverse claims or other matters, if any. created, first oppearing in
the public records or ottaching subsequent to the effective dote hereof but prior to the date the
proposed insured acquires of record for value the estate or interest or mortgage thereon covered
by this Commitment.
6. Taxes due and payable; and any tax, special assessnents, charge or lien imposed for
water or sewer service, or for any other special taxing district.
7. Reservations and exceptions as contained in Deeds fro. the City of Aspen as follows: "Provided,
that no title shall be hereby acquire to any mine of gold, silver, cinnabar or copper or
to any valid mining claim or (Xlssession held under existing laws. II
:=+-;;.:
8. Tenns, conditions, obligations and provisions of Resolution of Historic Designation as set
forth in instrunent recorded in Book 321 at Page 57.
f
Exceptions numbered
!mE
are hereby omitted.
The Owner's Policy to be issued, if any. sholl conlain the follo\Ning items in addition to the ones set forth above:
(1) The Deed of T lu':.l, if any. required under Schedule B--Sedion 1, Item (b),
(2) Unpatenled mining claims; reservations or exception':. in patents or in Acts authorizing issuance
thereof; waler righls, cloims or title to water.
(3) Any and all unpaid to xes, assessments and unredeemed tax soles.
Schedule 8-Section 2-Page I-No.
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llLwYers 'Title Insurance (9rptri"ation
.:j:::
National Headquarters
Richmond. Virginia
COMMITMENT FOR TITLE INSURANCE
LAWYERS TITLE INSURANCE CORPORATION. a Virginia corpora lion. herein called the Company. for valuable
consideration. hereby commits to issue its policy or policies of title insurance. as identified in Schedule A, in favor of the
proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land
described or referred to in Schedule A. upon payment of the premiums and charges therefor; all subject to the provisions
of Schedules A and 8 and to the Conditions and Stipulations hereof.
This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or
policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this
Commitment or by subsequent endorsement.
This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and
obligations hereunder shall cease and terminate six (6) monthS after the effective date hereof or when the policy or
policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the
fault of the Company. This Commitment shall not be valid or binding until countersigned byan authorized officer or agent.
IN WITNESS WHEREOF, the Company has caused this Commitment to be signed and sealed, to become valid when
countersigned by an authorized officer or agent ofthe Company. all in accordance with its By-laws. This Commitment is
effective as of the date shown in Schedule A as "Effective Date."
CONDITIONS AND STIPULATIONS
1. The term "mortgage," when used herein, shall include deed of trust. trust deed, or other security instrument.
2. If the proposed Insured has or acquires actual knowledge of any defect. lien, encumbrance, adverse claim or other
matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in
Schedule B hereof, and shall fail to disclose such knowledge tothe Company in writing, the Company shall be relieved
from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced
by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company. or if
the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other
matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and
Stipulations.
3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties
included under the definition of Insured in the form of policy or policies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof. or(b)toeliminate
exceptions shown in Schedule B. or (c) to acquire or create the estate or interest or mortgage thereon covered by this
Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies
committed for and such liability is subject to the insuring provisions and the Conditions and Stipulations and the
Exclusions from Coverage of the form of pOlicy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein.
4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company
arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this
Commitment must be based on and are subject to the provisions of this Commitment.
.
~wyers lltle Insu~ <9rporatlon
OIMc. J~6'^-
President
Attest:
h~CL
Sec,etary.
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200 E. MAIN STREET
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COMMERCIAL GROWTH MANAGEMENT APPLICATION
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The Fleisl!el'COlIlpany
'- ,'i.lllllcrCUlI J\l';i1 t.~;.iil' .'!~ ..1-;11('11
September 15, 1988
Ms. cindy Houben
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
Dear Ms. Houben:
Attached please find a Development Application for a Commercial
Growth Management Quota System allocation for a proposed office
building to be constructed on the vacant lot at 200 East Main
Street in Aspen. The application is submitted for the review and
consideration of the Aspen city council pursuant to Section 8-
106(F) of the Aspen Municipal Code.
Attached please also find a Growth Management Quota System
exemption application, submitted for the review and consideration
of the Planning and Zoning Commission, pursuant to section 8-
104 (A) . Finally, a request for special Review approval of a
reduction in off-street parking requirements is submitted for the
review and consideration of the Planning and Zoning Commission
pursuant to Section 7-404(B) of the Aspen Municipal Code.
The application package is submitted by The Fleisher Company,
Inc., on behalf of the owner of the property, the Wheeler-Carter
Venture.
Should you have any questions, please direct your inquiries to
Holly Proctor, Property Manager of The Fleisher Company, Inc..
sincerely yours,
~~.~
710 East Durant Avenue' Aspen, Colorado 81611 . 303/925-2122
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A COMMERCIAL
GROWTH MANAGEMENT APPLICATION
FOR
200 EAST MAIN STREET
ASPEN, COLORADO
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prepared for
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The Wheeler-Carter Venture
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Wheeler Square Associates
710 East Durant Avenue
Aspen, Colorado
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and
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Richard and Claudette Carter
373 East sopris Creek Road
Basalt, Colorado
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Prepared by
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The Fleisher company, Inc.
710 East Durant Avenue
Aspen, Colorado
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CONSULTANTS:
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Architect:
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Land Planner:
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Bruce Sutherland, AlA
Sutherland Fallin, Inc.
1280 ute Avenue
Aspen, Colorado 81611
(303) 925-4252
Joseph Wells, AICP
Doremus and Wells, Land Planners
130 Midland Park Place, F2
Aspen, Colorado 81611
(303) 925-8080
The Fleisher company, Inc.
710 East Durant Avenue
Aspen, Colorado 81611
(303) 925-2122
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TABLE OF CONTENTS
I. DEVELOPMENT APPLICATION AND
MINIMUM SUBMISSION CONTENTS
II. INTRODUCTION TO SUBMISSION CONTENTS
III. REQUEST FOR EXEMPTION FROM THE GROWTH MANAGEMENT
QUOTA SYSTEM
IV. COMMERCIAL GROWTH MANAGEMENT QUOTA SYSTEM SUBMISSION
A. PROJECT DESCRIPTION
(1)
(2)
(3 )
(4)
(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
Public Water system
Sanitary Sewer
Drainage System
Fire Protection
Development Area
Public Transportation and Roads
Employee Housing
Stoves and Fireplaces
Usage of Additional Public Facilities
Proximity to Retail and Service Outlets
Adjacent Land Uses
Construction Schedule
B.
GROWTH MANAGEMENT REVIEW CRITERIA
(1) Quality of Design
(a) Architectural Design
(b) site Design
(c) Energy Conservation
(d) Amenities
(e) Visual Impact
(f) Trash and utility Access Areas
(2) Availability of Public Facilities
and Services
(a) Water Supply & Fire Protection
(b) Sanitary Sewer
(c) public Transportation and Roads
(d) Storm Drainage
(e) parking
(3) provisions of Affordable Housing
V. SPECIAL REVIEW APPLICATION: OFF-STREET PARKING
Paqe
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ATI2\alMENr 1
lAND USE APPLICATICN FORM
200 East Main Street
1) Project Name
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Project Location 200 East Main Street, Aspen, Colorado
Lots K, Land M, Block 73, Townsite of Asoen
(indicate street address, lot & block number, legal description where
awropriate)
-3) Present zoning Office (0) lone
4) Lot size 9.000 sf
'""'5)
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Applicant's Name, ~ & Phone * The Wheeler-Carter Venture
Wheeler Square Associates, 710 E. Durant Avenue, Aspen, CO (303) 925-2122
Richard & ClalJdf>ttp rartpr ~73 F Sa[)ris rrppk Raad Rasalt ro (~O~) 91'7-3087
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6) ~tive's Name, 1\ddress & Phone * nanald ,1 Flpishpr
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_7) Type of Awlication (please dJeck all that awly) :
Thp Flpishpr rampany Tnr 710 F nllrant AIIPnllP A'f'pn co (,0,1 Q?S-?l??
COrrlitional Use
- --L- Special Review
8040 Greenline
_ ConcepbJal SPA
_ ConcepbJal Historic ~.
Final SPA
Final Historic ~.
_ ConcepbJal IUD
MilXlr Historic ~.
Final IUD
.__ stream MaI:gin
Historic DeIoolition
_~ M::untain yiew Plane _ Subdivision
_ Historic Designation
Corxkmi.ni.umization _ TextfM3p lI:oerrlment
~ GO:> Allotment
-,X- GO:> Exalption
-_ Lot SplitjIDt Line
Adjustment
-0) I:e;cription of EXisting Uses ()'1I1ITh>r and type of ex:istin:J structures:
awroximate sq. ft.; J1I1ITh>~ of Lu.h.~; any previaJs awrovals granted to the
pl:q)erty) .
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Lot K, the site of the proposed development, is currently vacant. Lots Land M
are currently the location of Gracy's, a retail store. and one residential
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apartment.
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I:e;cription of Developnent Application
The develoompnt application is for construction of an office buildina of
approximately 2,250 sf, anticipated to be used for the purpose of a commercial
real estate office. In addition, two affordable housing units will be included
in the project.
Have yoo. at:t:ad1ed the followin:J?
-t- Respollse to Attadmlent 2, MinilIIlIIl Snmi""..ian O::lntent:s
Respollse to Attadmlent 3, Specific Snmi ""..icn O::lntent:s
--x- Response to Attadlment 4, Review standards for Your Application
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GENERAL APPLICATION INFORMATION
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The following information is provided in accordance with
the Minimum Submission Requirements as set forth in
section 6-202 of the Aspen Municipal Code.
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1. Name of Applicant:
Address & Telephone:
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Representative:
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Address & Telephone:
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Authorization:
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2. Street Address:
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Legal Description:
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3. Ownership:
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The Wheeler-Carter Venture
Wheeler Square Associates
c/o The Fleisher company
710 East Durant Avenue
Aspen, Colorado 81611
(303) 925-2122
Richard and Claudette Carter
373 E. Sopris Creek Road
Basalt, Colorado
(303) 927-3087
Donald J. Fleisher
The Fleisher Company
710 East Durant Avenue
Aspen, Colorado 81611
(303) 925-2122
See Exhibit A.
200 East Main street
Lot It, Block 73
city and ~oYDsite of Aspen
See Exhibit B.
Title Insurance Certificate
General Warranty Deed
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EXHIBIT A:
AUTHORIZATION
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TheFleisherConlpaln~
CommerCIal Real Estate 11! A~pcl1 .
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To Whom It May Concern:
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Donald J. Fleisher is hereby authorized to act on our behalf as
Project Manager for the development of the undeveloped portion of
Lots K, L, and M, Block 73, City and Townsite of Aspen. In this
capacity, he is authorized to prepare the application necessary
to receive approval by the Historic Preservation Committee and
subsequently, to prepare the application necessary to receive
approval under the Growth Management Quota System.
Executed the day and year set forth below.
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~laudette Carter
Date: ~I - \ A - 't:i
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WHEELER SQUARE ASSOCIATES, INC.
~(f~
'Donald J. F eisher, Secretary
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Date: 9'~ ~,//,;y
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Rrchard Carter
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Date:
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710 East Durant Avenue' Aspen. Colorado 81611 . 303/925-2122
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EXHIBIT B:
DISCLOSURE OF OWNERSHIP
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B5 -00-88277 1 A 097 200 .00 632.00 101-01 { .1/25/87
OJ', ~ 3 . 5 6 I '8 .
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JIDvyers lItle Insurance (9rporation
OWNER.S POLICY
Schedule A
I H
CASE ~UMBE~
D,t. TE or POUC(
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PCT-I229-87
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AMOU~l OF INSURANCE
~' POLIO NUMBER
THE POLICY N;JMBfR SHO't.'N
O~ THIS SCHED~lE t.'JST
AGREE WilH THE PRfPRIP;l!O j 85-00-862771
tiUM3ERO~ THE CO\'ERSHEE! .
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NOVEMBER 25, 1987
@ 4:30 P.M.
$200,000.00
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1 Name of Insured:
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WHEELER SQUARE ASSOCIATES
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The estate Dr interest in the land described herein and which i5 covered by thiS policV is:
IN FEE SIMPLE
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.... The estate Dr interest referred 10 herein is a. D.,e of PoTicywsled in:
\.'HEELER SQUARE ASSOCIATES
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... The land referred to in this pollcV is described.s follo~:"
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LOT K,
_ BLOCK 73,
CITY ~~ IO~~SITE OF ASPEN,
COUNTY OF PITKIN,
.. STATE OF COLORADO.
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PntIn CoIIdy lilia, me.
el f. tlopi;Jns ;(I03)15-mo
As1Jen. ~Jdo tm1
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1 h" foo ,~.. .. ....,..~ "'*'.5 thl' awer i5hI'et
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GnIGIN.:.t
Al'I.. o.-r..~~. t.70CRN. 'o.".)tI-,,~ !~n.~
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1 CA.SE NUMElER
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TH[ POUCY NUMBER $HO'NN ON THIS' DUL.E ~
MUST AGREE WITH THE PREPRINTED ~U"',deR ,
POL.'CY ~iJ...6t~
DATI Of P(
per-I229-87
NOV. 25, 1987
o~ THE COVER SHEET
.oIl.d.... .
85-00-882771
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I This policy does not insu're _glinst loss or dlmege by reason of the following:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements. or claIms of easements. not shown by the public record.
11'1" 3. Discrepancies. conflicts in boundary lines. shortage in arel, encroachments. and IInyfactswhich II correC\lurveyandinspection
of the premises would disclose and which are not shown by lhe pUblic records.
4. Any lien. or right to a lien. for services. labor. or material heretofore or hereaher furnished. imposed by lew and not shown bylh!
publiC records.
5. Unpatented mining Claims; 'eservllions or e..ceptions in patents or inAtt authoriZing the issuance thereof; water rights. claims
or title 10 water.
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Taxe$ fOT 1987 not yet due or payable.
flcs~rvations and exceptions as contained in Deed fran the City of Aspen as follews: '!'rovided,
that no title shall be hereby acquiTed to any IIIi.ne of gold, silver, cinnabar, or copper .
or to any other val id mining claim or lJOS5essiDn held urr:ler existing 1....."
Terms, a:mditions, cbligations and prt>\'isions of Ilesolution as aet ~onh in instrunent
"ecorded in !look 32 J at Page 57.
Verd of Trust fTom .; WHEELER SQUARE ASSOCIATES
to the Public Trustee of Pitkin County
for the use of : THE BANK ClF ASPEN
to secure : $150,000.00
dated : NOVEMBER 23, 1987
rrcorded : NOVEMBER 25, 1987 in Book 551 at Page 797.
reception no. : 295242
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1m! .551 ~ 795
GENERAL ~ARRANTY DEED
JOHN ROUBEN DAVID and RITTY PIERRETTE SHERWIN (also
known as RITTY PIERETTE SHERWIN), trustees as to an undivided
48% interest, and JOHN ROUBEN DAVID as to an undivided 26%
interest, and KITTY PIERRETTE SHERViIN (also known as 'FaTTY
PIERETTE SHERWIN) as to an undivided 26% interest, whose street
address is 7017 Arandale Road, Bethesda, Maryland 20817, for
the consideration of Ten Dollars ($10.00) and other good and
valuable consideration, in hand paid, hereby sells and conveys
to ~HEELER SQUARE ASSOCIATES, whose street address is c/o The
Fleisher Company, Inc., 710 East Durant, Aspen, Colorado 81611,
the following real property in the County of Pitkin, State of
Colorado, to wit:
Lot:K
Block 73
Ci ty and ~o"msi te of Aspen
also known by street and number as: 202 East Main Street, Aspen,
Colorado 61611,
with all its appurtenances, and warrants the title to the same,
subject to and except for general taxes for 1987 and thereafter
payable in 1988 and thereafter; reservations and exceptions as
contained in Deed from the City of Aspen as follows: ~Provided,
that no title shall be hereby acquired to any mine of gold,
silver, cinnabar, Dr cooper Dr to any other valid mining claim
or possession held under existing laws;" terms, conditions,
obligations, and provisions of Resolution as set forth in
instrument recorded in Book 321 at Page 57. ALL REFERENCES
BEING ~O ~HE REAL PROPERTY RECORDS OF PITKIN COUNTY, COLORADO.
Signed this 2. 'J
day of ~ovember, 1987. .
19.. / ~~ ~<~. ~ ' "'- at:t:~ (-
~~.........-r /,.; _~7;/fA- ~,.,..........j)A-+--C
Joh Rouben nav~Q, Trustee ~~
STATE OOCUMENTARY f[l
1rX25tm
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IK~ y P~errett€ Sherw~n~ Trustee
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John Rouben Dc,~D
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,i~t~. Pierrette Sherwin
:c (Ackno....ledgelLent on following page)
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1m: .551 f~795
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STATE OF COLORADO
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COUNTY OF PITKIN
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8d The foregoing instrument was acknOldedged before me
this /)3 day of November, 1987, by John Rouben David and fatty'
Pierrette Sherwin as Trustees, and John Rouben David and Kitty
Pierrette Sherwin. ......... ..~'. '.
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-<<n E.HopIUIlI
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Witness my hand and official seal.
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(SEAL)
My commission expires:
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INTRODUCTION
This application is submitted for the review and consideration
of the Planning and Zoning Commission and city council pursuant
to Article 7, Division 4, and Article 8 of the Aspen Municipal
Code by The Fleisher Company, Inc., on behalf of the owner of the
property, the Wheeler-Carter Venture. The application requests
an exemption from the growth management quota system as an
enlargement of an Historic Landmark. As a result of the timing
of the submission, however, a commercial growth management
application is included in the event the request for an exemption
is not approved. The growth management system quota application
requests an allotment of 2,250 square feet for office development
of the possible four thousand (4,000) square feet available for
allocation in the Office (0) Zone District. Finally, Special
Review approval is requested to permit a reduction in the off-
street parking requirements for the project.
The property is located on the northeast corner of Main Street
and Aspen street, specifically, Lots K, L, and M, Block 73, city
of Aspen, Colorado. (See Exhibit 1: "Location/Zoning Map", page
2) . This location is zoned (0), Office Zone. Currently, the
retail store known as Gracy's is located in two historic
structures on Lots Land M; the additional development proposed
to be located on Lot K will consist of an office building,
presently anticipated to be used for the purposes of a
professional office, and two affordable housing units.
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II. REQUEST FOR EXEMPTION FROM
THE GROWTH MANAGEMENT QUOTA SYSTEM
Under the provisions of section a-104(B) (1) (c), the Planning and
zoning commission may exempt from GMQS competition the
enlargement of an Historic Landmark in excess of five hundred
(500) square feet. The 9,000 square foot site was granted
Landmark status during the 1970's, in recognition of the
importance of the two small historic structures on the site. The
site design for the proposal favored by the Historic Preservation
Committee calls for a totally detached structure rather than an
expansion of either of the existing buildings, in order to best
respect the scale of the historic structures.
Proceeding with the design concept approved by the HPC should not
preclude the applicants from utilizing one of the benefits
available to them under the Code which has been included in order
to encourage preservation of Landmark structures. In addition,
granting an exemption from GMQS does not change the nature of the
project nor any of the commitments made under section II (GMQS)
of this Submission.
In order to be eligible for such an exemption, the applicant must
comply with several conditions, as follows:
1.
Mitiaation of affordable housina imDacts:
The applicant's proposal includes two deed-restricted units
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housing three (3) employees and a payment-in-lieu
committment for .02 employees, as discussed in section
III (B) (3) of this submission. This commitment provides
housing for sixty percent (60%) of the project's employee
generation of 5.04 employees.
provision of Darkinq accordinq to Code standards:
Three parking spaces are provided on-site as a part of the
proposal. The applicant is seeking a reduction in the on-
site parking required for the new commercial space (five (5)
spaces are required) as well as a waiver of the parking
requirements for the affordable housing units, (See section
IV of this submission), all as permitted under Special
Review procedures (Article 7, Division 4).
3.
Adequacv of Dublic facilities and services:
Water supply, fire protection, sewer service, storm drainage
and transportation for the project are discussed in Section
III(B) (2) of this submission. provision for public services
comply with the standards of the Growth Management Quota
System.
ComDatibilitv of the Dro;ect's site desiqn:
A discussion of the site design for the proposal is included
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in section III (B) (1) of this submission. Several meetings
have been held with the Historic Preservation Committee to
consider the site design proposal as well as other aspects
of the architecture for the project. Final approval was
granted to the project by the HPC on August 23, 1988.
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IV. COMMERCIAL GROWTH MANAGEMENT QUOTA SYSTEM SUBMISSION
A. PROJECT DESCRIPTION
The proposed building will contain approximately 1,390 square
feet of floor area on the first floor and 860 square feet of
floor area on the second floor; both floors will be used for the
purposes of office space. The basement level will contain two
residential units to be deed-restricted as affordable housing
pursuant to Section 8-109. Specifically, a studio apartment
consisting of approximately four hundred and fifty eight (458)
square feet and a one bedroom apartment consisting of
approximately six hundred and twenty three (623) square feet,
will be included in the project.
Gracy's currently occupies approximately 5,328 square feet of
floor area, of which 3,563 square feet is included in the
external FAR calculations; currently these buildings include
retail and residential uses. The proposed building increases the
floor area of the parcel by approximately 2,250 square feet, a
net increase of approximately 25% of floor area, resulting in a
combined Floor Area Ratio of 0.65: 1 for the entire parcel. The
allowable external floor area ratio in the Office Zone is .75:1,
permitting a maximum building square footage on the 9,000 square
foot parcel of 6,750 square feet. Utilization of the bonus
provisions of section 5-213(D) is not proposed.
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The following section provides a general description of the
project with respect to specific public facilities and services.
IV(A) 1. Public Water System.
As the site is presently vacant, water service is not currently
provided for the location of the proposed building. However,
water service is provided to the adjacent building, occupied by
Gracy's, via a service line connected to the existing six (6)
inch main located in Main street, located approximately twenty
(20) feet from the property line. Based on preliminary
discussions with the Water Department, it has been determined
that a new service line, connected to the same main line, will
provide adequate water supply to service the needs of the
proposed project.
IV(A) 2. Public Sanitary Sewer:
As the site is presently vacant, sanitation service is not
currently provided for the location of the proposed building.
Gracy's is served by the existing eight (8) inch main located in
the alley directly north of the parcel. Based on preliminary
discussions with the Aspen Consolidated Sanitation District, the
existing sewer main will accommodate the sanitation needs
generated by the proposed project.
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IV(A) 3. Drainaae System.
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The two historic structures on the site were constructed in the
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late 1800's. Impervious surfaces on the site are limited to the
buildings themselves and sidewalks serving the buildings. The
development site, to the west of the existing buildings, is a
grassy area with no impervious surfaces. Due to the age of the
buildings on the site, no provisions for control of runoff are
provided, and as a result, all runoff presently passes through
the site, flowing in a northwesterly direction.
The city storm drainage system includes two major lines in the
vicinity of the project. A twenty four inch (24") line is
located to the east of the site in Monarch street and a thirty
six inch (36") line is in place to the west in Garmisch street.
A fifteen inch (15") line which is located on the south side of
Main street, beginning at the catch basin across from the site,
connects to the Garmisch street line.
IV(A) 4. Fire Protection.
The site for the proposed project is located approximately four
(4) blocks from the Aspen Volunteer Fire Department. There are
several fire hydrants in the vicinity of the project. The Fire
Marshall has indicated that the available water supply and
pressure is adequate to serve the fire protection needs of the
existing structures on the parcel, as well as the needs of the
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proposed building to be located on the property. As a result of
the proximity of the site to the fire station and the nearby fire
hydrants, the response time for emergency calls is estimated at
three (3) minutes.
IV(A) 5. DeveloDment Area.
The following analysis addresses the development area of the
proposal as well as existing buildout on the site.
Lot area:
9,000 sf
Total Building footprint:
4,578 sf
Existing
3,261 sf
Proposed
1,318 sf
other improvements deducting
from open space:
(Parking & Trash area)
486 sf
Total open Space:
3,935 sf
Open space visible from street
2,539 sf
Areas not open to view
from street
1,396 sf
Residential mix:
Studio units:
1 (1 bedroom)
1 (1 bedroom)
1 Bedroom units:
Total Bedrooms:
2 (2 bedrooms)
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- DEVELOPMENT AREA:
- EXISTING AND PROPOSED USES
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- Existinq Uses: FAR Non-FAR Total Net Leasable
- Retail : 2,977 1,714 4,691 4,640
...,. Office: 0 0 0 0
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Residential: 586 0 585 585
Subtotal: 3,563 1,714 5,328 5,225
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- ProDosed Uses:
- Retail: 0 0 0 0
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Office: 2,250 0 2,250 1,680
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Residential: 0 1. 246 1. 246 1. 081
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Subtotal: 2,250 1,246 3,476 2,761
combined:
Retail: 2,977 1,714 4,691 4,640
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Office: 2,250 0 0 1,680
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Residential: 586 1. 081 1.667 1. 667
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IV(A) 6. Public TransDortation and Roads.
It is anticipated that office space in the building will be used
for the purpose of a professional office. The office will serve
approximately ten (10) employees and will be open primarily
during the traditional business hours. In addition, three (3)
residents will live in the affordable housing units included in
the project.
The site is conveniently located on the corner of Main street and
Aspen street, a location which provides excellent access on
existing paved streets with adequate capacity to service the
needs of the project. In addition, the site is located on the
transit routes, serviced by the Roaring Fork Transit Authority,
that offer transportation throughout the city of Aspen, as well
as to Snowmass Village, and destinations 'downvalley'.
IV(A) 7. Affordable Housinq
The applicant proposes to provide two affordable housing units
on-site at 200 East Main street. In accordance with the Code
requirements for Affordable Housing for the Office (0) Zone, the
employee generation factor resul ts in the requirement to house
3.02 employees. The applicant proposes to include one (1) studio
apartment of approximately 458 square feet, and one (1) one
bedroom apartment of approximately 623 square feet, in the
proposed development. The balance of the affordable housing
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requirement, specifically, .02 employees, will be filled with a
payment-in-lieu of housing. The two affordable housing units
will be restricted to employee occupancy and rent will be
determined in accordance with the guidelines established by the
Aspen/Pitkin Housing Authority for moderate income employees.
IV(B) 8. stoves and FireDlaces.
There will be no stoves or fireplaces included in the project.
IV(A) 9. Usaae of Additional Public Facilities.
The site is located on the northeast corner of Main and Aspen
streets and Paepcke Park is located on the southwest corner of
the same intersection. Due to the fact that the project primarily
serves the purpose of a relocation of an existing office, rather
than the addition of a new or expanded business into the city of
Aspen, it is anticipated that the impact of the proposed
development on existing playgrounds, schools, hospitals and
airports will be minimal.
IV(A) 10. proximitv to Retail and service Outlets.
This review standard does not apply to this Application for
Office Development.
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IV(A) 11. Ad;acent Land Uses.
The proposed development complements adj acent land uses.
project is consistent with the dimensional requirements
includes only uses permitted by right in the Office zone
district. The proposal has been considered by the Historic
Preservation Committee and has received final approval from that
board in recognition of the proposal's compatibility with
neighboring historic structures.
The
and
IV(A) 12. Construction Schedule.
March 10, 1989 Complete construction drawings
March 15, 1989 Submit for Building Permit
April 15, 1989 Obtain permit and begin construction
September 30, 1989 complete construction
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IV. COMMERCIAL GROWTH MANAGEMENT QUOTA SYSTEM SUBMISSION
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B. QUALITY OF DESIGN
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The following section addresses the review criteria for the
quality of the project and site design with respect to specific
standards.
IV(B) (1) (a). Architectural Desiqn.
Located in the historic overlay district, great care has been
taken to design a building that is compatible with the
residential character of the neighborhood. with the guidance of
the Historic Preservation Committee, the building was designed to
be compatible with its historic neighbors, notably, Gracy's and
the sardy House, and more importantly, to allow these historic
structures to retain their historic integrity. (See Exhibit 2:
"Perspective", page 15).
The front projection of the proposed building matches Gracy's in
terms of width, height, pitch of roof, and window proportion and
placement. The proposed building does not duplicate the
architecture of the period, however; by using traditional shapes,
forms, and roof pitches, coupled with the use of contemporary
materials, the proposed building will complement the
neighborhood.
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The materials for the project were selected to complement the
historic nature of the neighborhood. The use of horizontal wood
siding, wood shingles in the gable faces, and wood shingles
stained black on the roof, enhance the residential character of
the building and are compatible with the adjacent Gracy's
building, a wood sided victorian cottage.
The Historic Preservation Committee granted Conceptual Approval
for the proj ect on August 9, 1988, and Final Approval for the
project on August 23, 1988. At that time, HPC granted variations
for the west side yard setback and the distance between the
buildings, finding that such variations are more compatible in
character with the adjacent historic landmark, than would be
development in accord with dimensional requirements. Therefore,
the approved development plan was found to be preferable in areas
of massing, scale, and compatibility, meeting criteria specified
in both the Development Guidelines and the secretary of the
Interior Standards for Rehabilitation. (See Exhibit 3:
"Elevations", page 17).
IV(B) (1) (b). site Desiqn.
A significant majority of the open space for the project is
located between the proposed building and Main and Aspen Streets.
The site is designed to maintain the residential character of the
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neighborhood with street trees to be provided on both street
frontages in the planting strip between the street and the
sidewalk. (See Exhibit 5: "Landscape Plan", page 19).
Although there is no open space requirement in the Office Zone,
the open space provided for the site, following the expansion,
is approximately 2,539 square feet, or 28% of the parcel. In
addition, there is approximately sixteen (16) feet from the lot
line to the street curb for walks and landscaping, which will
minimize the impact of the building and provide a garden setting
for the pedestrian flow along the sidewalks.
The parking area is located on the alley side of the building;
landscaping and fencing will shield the cars from view.
IV(B) (1) (c). Enerqy Conservation.
The project has been designed, and the
constructed, to maximize the conservation
retention of energy and solar heat gain.
include the following:
will be
and the
building
of energy
Specific
measures
1.
Building siting and orientation:
The building glazing is oriented to the south and west with
very little glazing on the east and north sides. Due to
orientation, the benefits of the solar gain will be
considerable during the business hours. Operable windows
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will provide ample cooling and through-ventilation during
the warmer months.
Insulation:
The building wall will have R-25 insulation in lieu of the
required R-19 and the roof will have R-38 insulation, which
is considerably more than the R-25 energy code requirement.
Rigid insulation at a value of R-12 will be used to insulate
the perimeter foundation walls.
3.
Glazing:
All glazing for the building will be Low E insulating glass
which is 50% more efficient than standard glazing.
4.
Mechanical system:
The mechanical system employed for the building will include
hot water boilers of at least 90% efficiency for both
domestic hot water and space heat at the building
perimeters.
5.
Fixtures:
Low consumption water closets and shower heads will be
installed throughout the project.
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IV(B) (1) (d). Amenities.
As a result of the limited scope of the project, the
opportunities for amenities are limited. The usable open space
exceeds 28% of the site in a zone district with no open space
requirement. A bike rack will be provided for the employees and
residents adjacent to the parking area as shown on the site plan.
Sidewalks will be provided along both Aspen and Main Streets. In
addition, seating will be provided along at least one side of the
raised planter to the southwest of the building for the use of
building employees, as well as passers-by.
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Infiltration:
Vapor barriers will be provided at all exterior walls and
ceilings interior to the insulation to limit air
infiltration and humidity loss. All doors, windows,
electrical outlets, and other penetrations of the vapor
barrier will be sealed.
Fireplaces:
Even though one gas fireplace and one certified wood stove
are permitted, no woodburning devices will be installed in
the building. This will contribute to the overall energy
efficiency of the building.
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IV(B) (1) (e). Visual ImDact.
Great care has been taken with the scale and siting of the office
building to be located on the northeast corner of Aspen and Main
streets. The site is located in the Historic District and, as a
result, the project has been designed to be compatible with the
neighboring historic structures. The height of the building
reaches a peak of 25.5 feet at the east/west cross gable, a
height established at the recommendation of the HPC. The height
limit in the zone district is twenty five (25) feet to the
midpoint of a pitched roof, not to exceed thirty (30) feet to the
ridge. The height of the building, as well as the pitch of the
roof, has been carefully proportioned to produce a pleasant
transition between the Sardy House and Gracy's, and most
importantly, to avoid a dwarfing effect over the historic Gracy's
building. It is important to note that the proj ect is not
located within any of the established view planes. (See Exhibit
4: "Streetscape", page 23).
Several discussions of the proposal with the Historic
Preservation Committee have contributed to the development of a
project design that resolves the initial concerns for a building
on this site. The project received Conceptual Approval from the
HPC on August 9, 1988, and Final Approval on August 23, 1988. It
is important to note that as a part of its review of the
proposal, the HPC requested that the building be shifted slightly
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to the west in order to provide more open space between the
addition and the existing building. In order to accomplish this
relocation, HPC granted a variation of approximately six (6) feet
in the setback requirement from the west property line under the
provisions of section 7-601(D) (1) (2). This variation allows for
the projection of a wing to extend approximately six (6) feet
beyond the setback to provide relief in the design of the facade
of the west elevation. Again, this design was recommended by the
HPC.
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IV(B) (1) (f). Trash and utilitv Access Areas.
Although there is no trash and utility access requirement for the
Office zone, a trash storage area will be located at the rear of
the building with access from the existing alley. since the
building is proposed for office and residential use, very little
trash will be generated and deliveries will be infrequent.
The trash enclosure will be located on the north side of the lot
facing the alley and will be shared by existing uses as well as
this project. Adequate space exists for trash storage; the
owners will provide a dumpster sized according to the
requirements of BFI.
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III. COMMERCIAL GROWTH MANAGEMENT QUOTA SYSTEM SUBMISSION
B. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES
The following section addresses the review criteria for the
availability of public facilities and services for the project
with respect to specific standards.
IV(B) (2) (b). Water SUDDlv and Fire Protection.
Water service will be provided to the project via a new service
line to be connected to the existing six (6) inch main located in
Main street, approximately twenty (20) feet from the property
line. The preliminary fixture count for the project, including
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both commercial and residential uses, is as follows: four (4)
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toilets, four (4) lavatories, three (3 ) sinks, and two (2)
shower/bathtubs. The applicant commits to the payment of fees
associated with the additional fixtures resulting from the
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project.
Based on the preliminary discussions with the Water Department,
it has been determined that there is adequate water supply and
facilities available to service the needs of the project. The
Water Department indicates that no improvements are necessary at
the treatment plant to service this project. An isolation valve
will be added by the applicant on the main at the northeast
corner of Aspen and Main streets in order to improve the quality
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of water service provided for the neighborhood, specifically in
the event of an emergency resulting in the disruption of water
service. In the event of such an occurrence, the additional
valve will allow the Water Department to isolate the service
outage to a smaller number of households or businesses affected
by the disruption. The applicant proposes to install this valve,
while installing the service line, in order to allow the Water
Department to better serve the water needs of the neighborhood.
The site for the proposed project is located approximately four
(4) blocks from the Aspen Volunteer Fire Department. There are
three fire hydrants in the vicinity of the project: the first is
located on the northeast corner of Main and Monarch streets, the
second, on the northeast corner of Main and Garmisch streets, and
the third, on the northeast corner of Bleeker and Aspen streets.
The Fire Marshall has indicated that the water supply available
is adequate to provide fire protection service, within the
established response time of three (3) minutes. (See Exhibit 6:
"Existing Conditions", page 27).
In addition, the Fire Marshall has determined that the fire
hydrant closest to the site, at Main and Monarch, currently has a
capacity of one hundred and five (105) pounds of static pressure
and ninety (90) pounds of residual pressure. The available water
pressure level is therefore adequate to provide fire fighting
flows, as well as to supply water for the sprinkler
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system to be installed within the project. The applicant
proposes to install a fire hydrant on the northeast corner of
Main and Aspen Streets. This additional fire hydrant will
upgrade the existing fire protection service for the
neighborhood, as well as service for the project.
The project has been granted a variation by the Historic
Preservation Committee in the distance required between the
proposed building and the adjacent building, occupied by Gracy's.
The applicant commits to meeting the letter of the law with
respect to any requirements for fire protection that may result
from this variation.
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IV(B) (2) (b). Sanitary Sewer.
The proj ect will be served by the existing eight (8) inch main
located in the alley directly to the north of the property.
Based on preliminary discussions with the Aspen Consolidated
Sanitation District, the existing system will accommodate the
anticipated flows generated by the project. The District
indicated that no improvements are necessary at the treatment
plant in order to adequately serve the project. The applicant
commits to the payment of any fees associated with the increased
sewer service resulting from the project.
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IV(B) (2) (c). Public TransDortation and Roads.
The building, presently anticipated to be used for the purpose of
a professional office, will serve as the office for approximately
ten (10) employees. The principal hours of business, and hence,
the hours of primary daily use on adjacent
streets, are 8:00 a.m. to 5:00 p.m.. In addition, there
will be two affordable housing units, with a total of two (2)
bedrooms on the site; the applicant is requesting a right-of-
first-refusal to rent these units to employees of the project.
The project location, at the corner of Main street and Aspen
street, provides excellent access on existing paved streets with
adequate capacity. Vehicular access to off-street parking and
service vehicles will be from the alley directly off of Aspen
street, 100 feet to the north of Main street.
The daily vehicular one-way trips generated by the new project on
an average winter weekday is projected to be 24, or .25% of the
1986 annual average daily traffic projected for Main street of
9,500 ADT by the Colorado Department of Highways. The peak hours
will coincide with the morning and afternoon ski traffic peaks
and is estimated to be 4 vehicles per hour.
Trip generation rates have been estimated using the guidelines of
the 1985 County Road Standards. Due to the central location of
the project, and very strong transit access, these estimates
should be extremely conservative.
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These rates are as follows:
Residential Apartment:
Business Office:
Total daily trips:
3/du x 3 du's
8/1,000 sf x 2,250 sf
= 6 trips
= 18 trips
24 trips
The project will provide three (3) parking spaces on site, and
the applicant feels there is adequate on-street parking within a
two (2) block radius of the site to accommodate the parking needs
of the office employees, the visitors to the offices, and the
residents of the affordable housing units. The current number of
on-street parking spaces will be maintained by the project. The
site is also within approximately six hundred and fifty (650)
feet of the site of the proposed public parking structure to be
located on the Rio Grande property.
Alternate modes of transportation are provided by the Roaring
Fork Transit Authority; the site is located on all of the routes
that service various areas of town as well as routes that service
the Snowmass village area and downvalley.
The capacity of major streets in the area is more than adequate
to serve the project without altering traffic patterns, creating
safety hazards or maintenance problems, or overloading the street
system. No road network extensions are necessary to serve the
project. (See Exhibit 7: "Circulation", page 31).
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IV(B) (2) (d). storm Drainaqe.
The applicant will comply with the on-site detention requirements
of section 7-1004(C) (4) (f). Prior to the issuance of a building
permit for the project, a drainage plan will be prepared by a
qualified engineer to assure that the historical rate of runoff
for the 100 year storm from the undeveloped site will be
maintained. Short-term on site detention storage in the form of
engineered drywells will be provided. For storm runoff entering
the site from adjacent sites, measures will be taken to maintain
historic drainage patterns and flows.
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IV(B) (2) (e). Parkinq.
The applicant proposes to provide three (3) parking spaces on-
site to meet the needs of the employees of the project. The
applicant has requested Special Review approval (see section IV
of this submission) to reduce the off-street parking requirements
for the office space, as well as to waiver the parking
requirements for the affordable housing units. The Special
Review application addresses the fact that it is not practical
to provide additional parking spaces on-site, and adequate off-
site parking is available within a six hundred and fifty (650)
foot radius of the project, a distance which includes the
proposed parking facility, recently approved by the voters, at
the Rio Grande site on North Mill Street. A distance of
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approximately twelve hundred (1,200) feet is considered to be
reasonable walking distance for pedestrians. In section V of this
submission, the applicant has supported the formation of a
parking district to assure that adequate parking is available in
the area surrounding the project site.
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IV. COMMERCIAL GROWTH MANAGEMENT QUOTA SYSTEM SUBMISSION
B. PROVISION OF AFFORDABLE HOUSING
As discussed in the Development Area Analysis, the additional
external FAR square footage of the project is 2,250 square feet.
The net leasable floor area of the project is approximately 1,680
square feet. Using the Office (0) Zone standard for calculating
the number of full-time equivalent employees generated by the
proposed development, as set forth in section 8-106(F) (3) (b), the
employee generation factor of 3.0 employees per 1,000 square feet
of net leasable area results in employee generation by the
project of 5.04 new employees. In accordance with the
competitive Thresholds set forth in section 8-106(F) (5) (c), the
proposed development shall provide affordable housing for a
minimum of sixty percent (60%) of the new employees generated.
Therefore, the applicant proposes to provide deed restricted
housing for 3.02 employees.
3 employees/1,OOO sf x 1,680 sq ft = 5.04 employees
5.04 x 60% = 3.02 employees generated
The applicant proposes to provide two (2) affordable housing
units in the Moderate Income category on-site at 200 East Main
street. Specifically, the applicant proposes to include in the
project one (1) studio apartment of approximately 458 square
feet, and one (1) one bedroom apartment of approximately 623
square feet. (See Exhibit 8: "Floor Plan", page 35).
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In accordance with the Occupancy standards set forth in section
II(A) of the Aspen/Pitkin County Employee Housing Guidelines and
section 8-106(F) (3) (b) of the Code, these units will fulfill the
Affordable Housing requirements for three (3.0) employees.
The balance, specifically the requirement to provide housing for
an additional .02 employees, will be fulfilled with a payment-in-
lieu of $335.00, in accordance with the Payment-in-Lieu Schedule
for moderate income levels set forth in section II (F) of the
Guidelines.
$16,750/employee x .02 employees = $335.00
The two (2) Employee Housing units on site will be restricted to
employee occupancy and rent will be determined in accordance with
the guidelines established by the Housing Authority. The
applicant requests a right-of-first-refusal to rent these two
units to qualified employees of the project.
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V. SPECIAL REVIEW APPLICATION: OFF-STREET PARKING REQUIREMENTS
The applicant requests Special Review approval of a reduction in
the number of off-street parking spaces required for the project
under the Office zone district requirements. This application
will demonstrate that the applicant has provided on-site parking
for the project to the highest degree that is practical. Further,
the application will show that the parking spaces that are
provided on-site will adequately meet the office and residential
parking needs of the development. Finally, the application will
address the city's plans for the Rio Grande parking facility
which will provide additional parking spaces to meet the parking
needs of the project.
A review of the site plan for the project proposed for 200 East
Main Street will reveal that the area available for on-site
parking is extremely limited. The footprint for the existing
buildings on the two easternmost lots is such that no off-street
parking can be provided on these two lots. No more than three
(3) spaces can be provided on the remaining 3,000 square foot lot
due to the thirty (30) foot width of the lot. Specifically, the
area at the north end of the 3,000 square foot lot is the only
location available to provide additional parking spaces to meet
the needs of the additional development.
The proposed project includes 1,680 square feet of net leasable
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area to be used for the purpose of office use. Based on the
requirement to provide three (3) spaces per 1,000 square feet of
net leasable area, the project requires five (5) spaces to meet
the Code requirements. The applicant requests Special Review
approval for three (3) parking spaces on-site, or 1.8 per 1,000
square feet. (As set forth in section 5-213 (E) (3), the Code
requires a minimum of 1.5 spaces per 1,000 square feet of net
leasable area).
In addition, for residential uses, the Code requires one (1)
parking space to be provided for each bedroom; this requirement
may be reduced without limitation under section 5-213(E) (1) for
sites such as this which include designated historic landmarks.
Further, under Section 5-301(B), parking to be provided for
affordable housing in all zone districts is to be established by
Special Review. The applicant requests a waiver of the
residential parking requirement under special Review procedures,
Article 7, Division 4.
The applicant feels that the three (3) parking spaces provided
on-site will meet the needs of the residential and office uses of
the property. This application includes a vicinity map to
demonstrate that on-street parking is available in the
neighborhood for the employees of the building within reasonable
walking distance to the building. Specifically, the map
illustrates the availability of on-street parking within a six
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hundred and fifty (650) foot radius of the project. Located at
the corner of Main and Aspen streets, the site is served by
several transit routes that service the city of Aspen, as well as
Snowmass village and the ' downvalley' areas. This location is
within two (2) blocks of the commercial Core and therefore
provides convenient access to existing retail and service
outlets. This convenient location will reduce the need for the
employees to drive to and from the building several times on a
daily basis.
It is conceivable that two of the employees of the building will
reside in the affordable housing units included in the project.
This could possibly eliminate the need for these employees to
operate a vehicle on a daily basis, and these employees could
therefore park a vehicle off-site on a long term basis. Again,
the fact that the site is located close to the commercial Core
will provide convenient access to retail and service outlets
without requiring the use of a vehicle.
Plans for a parking facility to be built by the city of Aspen at
the Rio Grande site on South Mill Street will contribute
significantly to meeting the parking needs of the development, as
well as the needs of community. The site for the parking facility
is located approximately six hundred and fifty (650) feet from
the site of the proposed project. As discussed previously, it
will not be necessary for the employees or the residents of the
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building to use a vehicle on a frequent basis. Therefore, the
parking facility will allow the employees and residents to
conveniently park at the Rio Grande and walk to their office or
home.
In order to address concern that increased parking demand created
by the project may impact further on the immediate neighborhood,
the applicant proposes to support the formation of a parking
improvement district, provided that costs are shared equitably
throughout the district. Such a district might include the
commercial core and office zones to generate funds to provide
parking in addition to the Rio Grande structure, recently
approved for construction.
Alternatively, revenues generated by such a district might be
used to provide enforcement of a parking permit system for the
residential neighborhood to the north of the project. Such a
program would encourage the use of the new parking structure by
office employees in the area, and assure that parking is
available to residents of the neighborhood.
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ASPEN/PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611 f) A _ Y'V
(303) 925-2020 "'::;OVl 00
LAND USE APPLICATION FEES e;,273,/-07.3e:;?O-Clr7'1
City
00113 - 63721 - 47331 GMP/CONCEPTUAL
- 63722 - 47332 GMP/PRELlMINARY /, (,Y'cJ 00
- 63723 - 47333 GMP/FINAL
- 63724 - 47341 SUB/CONCEPTUAL
- 63725 - 47342 SUB/PRELIMINARY
- 63726 - 47343 SUB/FINAL
- 63727 - 47350 ALL 2-STEP APPLICATIONS
- 63728 - 47360 ALL l-STEP APPLlCATIONSt
CONSENT AGENDA ITEMS
REFERRAL FEES:
00125 - 63730 - 47380 ENVIRONMENTAL HEALTH
00123 - 63730 - 47380 HOUSING /.:?-'J. (}O
00115 - 63730 - 47380 ENGINEERING ...:700.00
SUB-TOTAL I 9 h_~. /'717
County
00113 - 63711 - 47431 GMPJGENERAL
- 63712 - 47432 GMP/DET AILED
- 63713 - 47433 GMP/FINAL
- 63714 - 47441 SUB/GENERAL
- 63715 - 47442 SUB/DETAILED
- 63716 - 47443 SUB/FINAL
- 63717 - 47450 ALL 2-STEP APPLICATIONS
- 63718 - 47460 ALL l-STEP APPLICATIONS;
CONSENT AGENDA ITEMS
REFERRAL FEES:
00125 . 63730 .47480 ENVIRONMENTAL HEALTH
00123 . 63730 - 47480 HOUSING
00113 - 63731 - 47480 ENVIRONMENTAL COORD.
00113 - 63732 .47480 ENGINEERING
SUB.TOTAL
Phone:
Project rV'OrJt<,/VO,,, \)/.
(I~HI1/Hi'rr /n( tC/.JJ~
Dale' -I I (. ~ .
, of Hou'" /;;(
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PLANNING OFFICE SALES
001 13 ~ 63061 .09000 COUNTY CODE
- 63062 - 09000 COMPo PLAN
- 63066 .09000 COpy FEES
- 63069 - 09000 OTHER
Name, JI' ~ ((I ~ j,/./1 "':,1(
Add,ess 111,) f: ,1.f)i/'!, r/J! f ((I C .
11X"^~ .
Chec", Ii 0 r(
,
. Additional Billing:
SUB. TOTAL
TOTAL
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