HomeMy WebLinkAboutcoa.lu.gm.700 E Hyman Ave.30A-865DR-8(.11)
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11
700 EASy UILDING
COMMERCIAL GMP APPLICATION
AUGUST 1, 1986
11
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VANN ASSOCIATES
Planning Consultants
August 1, 1986
Mr. Alan Richman
Planning and Development Director
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Co 81611
Re: Lucas Property Commercial Growth Management Plan
Application
Dear Alan:
Attached for the Planning Office's review are twenty-one
(21) copies of the referenced application and a check in
the amount of $3,180.00 for payment of the application
fee. Please note that in addition to the GMP/conceptual
submission fee, the check provides for the application's
anticipated referral costs. Should additional referrals
be required, please advise and we will gladly provide
the appropriate fee.
Should you have any questions regarding our application,
or if we can be of any further assistance, please do not
hesitate to contact myself or the Applicant's represen-
tative, Mr. Peter Rosell. On behalf of Vann Associates
and the project team, thank you and your staff for your
assistance in the preparation of our application.
Very truly yours,
VANN ASSOCIATES
Sunny AICP
attac ent
SV:h
IP O. Box 8485 • Aspen, Colorado 81612 • 303 925-6958
U
A COMMERCIAL
GROWTH MANAGEMENT APPLICATION
FOR THE
LUCAS PROPERTY
Prepared for
THE HODGE COMPANIES, INC.
Real Estate Development and Management
1505 Bridgeway Blvd., Suite 129
Sausalito, California 94965
(415) 331-1505
Prepared by
VANN ASSOCIATES
Planning Consultants
210 South Galena St., Suite 24
Aspen, Colorado 81611
(303) 925-6958
and
WALTER & WAGER, ARCHITECTS
3030 Bridgeway Blvd.
Sausalito, California 94965
(415) 332-9010
TABLE OF CONTENTS
Section Page
I. INTRODUCTION 1
II. PROJECT DESCRIPTION
3
A.
Water System
3
B.
Sewage System
4
C.
Drainage System
4
D.
Development Data
5
E.
Traffic and Parking
6
F.
Proposed Uses
g
G.
Impact on Adjacent Uses
g
H.
Construction Schedule
9
I.
Employee Housing Proposal
10
III. GROWTH MANAGEMENT REVIEW CRITERIA
11
A.
Quality of Design
11
1. Architectural Design
12
2. Site Design
19
3. Energy Conservation
22
4. Amenities
24
5. Visual Impact
25
6. Trash and Utility Access
25
B. Availability of Public Facilities 26
and Services
1. Water Supply and Fire 26
Protection
IV.
2. Sewage Disposal
3. Public Transportation and
Roads
4. Storm Drainage
5. Parking
C. Provision of Employee Housing
D. Bonus Points
SPECIAL REVIEW APPROVAL
APPENDIX
A. Exhibit 1, Property Survey
Exhibit 2, Title Insurance Policy
B. Exhibit 1, Letter from Jim Markalunas,
Director, Aspen Water Department
Exhibit 2, Letter from Heiko Kuhn,
Manager, Aspen Consolidated Sanitation
District
Exhibit 3, Letter from Robert Synder,
Park Place Condominiums
C. Exhibit 1, Letter from Peter Wirth,
Fire Chief, Aspen Volunteer Fire
Department
27
27
28
29
30
30
31
34
II. INTRODUCTION
' The following application, submitted pursuant to
' Section 24-11.5 of the Aspen Municipal Code, requests a
commercial growth management allocation for the development
' of a vacant 12,000 square foot parcel of land hereinafter
referred to as the Lucas property (see Appendix A, Exhibit
' 1) . As shown on Figure 1, page 2, the property is located
at the intersection of Spring Street and Hyman Avenue and is
' zoned O-Office. More specifically, the property consists of
' Lots K,L,M and N, Block 104, City of Aspen, Colorado. The
owner of the property and Applicant is the Hodge Capital
Company of Sausalito, California (see Appendix A, Exhibit
2). The Applicant's representative is Peter C. Rosell, Vice
' President of The Hodge Companies, Inc.
'
To facilitate the review of the Applicant's request,
the application has been divided into three areas. The
'
first area, or Section II of the application, provides a
'
brief description of the proposed development while Section
III addresses in detail the Code's growth management review
criteria. The third area, or Section IV, discusses the
special review approval which will also be required in order
to reduce the proposed building's parking requirements. For
'
the reviewer's further convenience, all pertinent documents
relating to the project (e.g., title insurance policy,
'
utility commitments, etc.) are provided in the various
appendices to this application.
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While the Applicant has attempted to address all
relevant provisions of the Municipal Code, and to provide
sufficient information to enable a thorough evaluation of
this application, questions may arise which result in the
staff's request for further information and/or clarifi-
cation. To the extent required, the Applicant would be most
happy to provide additional information in the course of the
application's review.
II. PROJECT DESCRIPTION
The Applicant proposes to construct an approximately
9,000 square foot (external floor area) office building on
the Lucas property. The ground floor of the new structure,
to be known as the 700 East Hyman building, will contain
approximately 1,660 square feet of floor area. The build-
ing's second and third floors will contain approximately
3,830 and 3,510 square feet, respectively. A basement is
neither required nor provided. The specifics of the
proposed development are outlined below.
A. Water System
Water service to the project will be provided via a
new service line connecting to either the existing eight (8)
inch water main located in Spring Street or to the twelve
(12) inch main in Hyman Avenue. A decision as to which line
to tap will be reached in cooperation with the Aspen Water
3
1
IDepartment prior to the issuance of a building permit. To
' enhance fire protection, a new hydrant will be installed at
the property's southwest corner. The preliminary fixture
' count for the new building is four (4) toilets, four (4)
lavatories, one (1) janitor's sink, and approximately five
' (5) hose bibs. The Water Department has indicated that a
connection to either existing main is acceptable and that
the impact of the project on existing facilities will be
' minimal (see Appendix B, Exhibit 1).
B. Sewage System
The project will be served by the existing eight
(8) inch sanitary sewer located in the alley to the rear of
'
the property. According to the Aspen Consolidated Sani-
tation District, anticipated flows can be accommodated with
'
no improvements to existing lines or the treatment plant
(see Appendix B, Exhibit 2).
C. Drainage System
'
Roof runoff from the new building,and surface
'
runoff from the project's impervious parking area, will be
retained on -site utilizing drywells. Surface runoff from
'
the proposed sidewalks will drain to Spring Street and Hyman
' Avenue. This runoff, however, will be intercepted to a
substantial degree by the landscaped planting areas which
' will parallel the project's street frontages. Existing
catch basins in the immediate site area are believed to be
adequate; however, an additional basin will be provided in
an appropriate location should one be requested by the City
Engineer. The project's detailed drainage plan will be
reviewed with the City Engineer prior to the issuance of a
building permit.
D. Development Data
' The following table summarizes site and development
data for the Lucas property and the proposed 700 East Hyman
' building.
Table I
SITE AND DEVELOPMENT DATA
1. Lot Area
2. Building Footprintl
3. Landscaping/Open Space
4. External Floor Area
5. External Floor Area Ratio
6. Net Leasable Floor Area
7. 1986 Commercial GMP Request2
12,000 sq. ft.
7,890 sq. ft.
2,230 sq. ft.
9,000 sq. ft.
0.75:1
7,460 sq. ft
9,000 sq. ft.
lIncludes the parking area located underneath the building's
second floor.
2Additional information in support of the Applicant's
request for a multi -year allocation will be submitted prior
to the P & Z's disposition of this application.
5
F
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E. Traffic and Parking
The City Engineer has indicated that the proposed
project will have no significant impact upon the existing
street system, as Spring Street and Hyman Avenue are
currently functioning below allowable capacity levels in the
immediate site area. Twenty-five (25) parking spaces will
be provided on -site and accessed via the alley to the rear
of the property.
While the provision of alley access results in the
loss of two (2) potential on -site spaces, both the Applicant
and the City Engineer believe this alternative to be far
superior to the provision of curb cuts on either Spring
Street or Hyman Avenue. The special review approval of the
Planning and Zoning Commission, however, will be required in
order to reduce the project's parking requirement from
twenty-seven (27) to twenty-five (25) spaces (see Section IV
for a detailed discussion of the project's parking require-
ment and the Applicant's special review request).
The building's hours of principal daily usage will
' generally coincide with the normal business day (i.e. eight
' to five) for office uses typically permitted within the O-
Office zone district. With respect to alternative means of
' transportation, the Mountain Valley and Hunter Creek bus
routes currently serve Spring Street. As shown on Figure 2,
page 7, the Rubey Park Transit Center is located approx-
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imately four (4) blocks southwest of the property.
IF. Proposed Uses
' The 700 East Hyman building's tenants will be
limited to those professional and business offices permitted
' within the O-Office zone district. The project's employee
' housing requirement will be fulfilled via the conversion of
existing free market units; therefore, no residential use of
' the property is required or proposed.
'
As shown in Table 1, page 5 , the total net
leasable floor area of the building is approximately
7,460
'
square feet of which approximately 1,480 square feet will
be, located on the ground floor. An additional 3,230 and
2,750 square feet be
will located on the building's
second
and third floors, respectively. The actual number of
tenant
spaces will depend primarily upon market demand.
For
'
purposes of illustration; however, a typical tenant
layout
might consist of approximately four (4) spaces on the
ground
'
floor, six (6) spaces on the second floor, and an add-
itional four (4) to six (6) spaces on the building's
third
floor.
IG. Impact on Adjacent Uses
' The Lucas property is zoned O-Office as is the
adjacent area located to the north, south and east. The
area west of the property is zoned C-1, Commercial.
8
Existing land uses in the immediate site area
include a
'
single-family residence and a multi -family structure located
across the alley to the rear of the property;
the Patio
'
commercial building, the Weinerstube restaurant and the
Hannah Dustin office building located at the
northwest,
'
southwest
and southeast corners, respectively, of
the Spring
'
Street and Hyman Avenue intersection; and the
so-called
Grainery building located between the property and
the Aspen
Athletic Club to the east.
'
Both the Grainery building
and the
single-family
residence located across the alley,
however,
are currently
'
listed for sale. Given the condition
of the structures, and
the value of the property which they
occupy,
it is reason-
able to assume that it is
only a matter of time until these
two properties are redeveloped pursuant to the
provisions of
the O-Office zone district.
The proposed use of the new
building
is consistent
with the intent of the O-Office zone district and compatible
with surrounding land uses. As a result, the functional
' character of this transitional area of the City will be
unaffected by the Applicant's proposal.
H. Construction Schedule
The target date for commencement of con
struction is
' the Spring of 1987, with completion of the entire project
I
anticipated prior to December of 1987. Phased construction
of the building will not be required.
I. Employee Housing Proposal
As shown on Table 1, page 5, the external floor
area of the project is 9,000 square feet, of which the net
leasable floor area is approximately 7,460 square feet.
Based on an employee generation factor of three (3) em-
ployees per thousand (1,000) square feet of net leasable
floor area (the Municipal Code's specified employee gen-
eration factor for the O-Office zone district), the project
Q Q .13Y
will generate approximately twenty two (22) new employees.
The Applicant proposes to satisfy the employee housing
requirements of Section 24-11.5(c) via the conversion of
existing non -restricted units to deed restricted status
pursuant to the provisions of Section 24-11.10(i)(2) of the
Municipal Code.
More specifically, the Applicant proposes to house
nine (9) employees, or forty (40) percent of the total em-
ployees generated by the project, in four (4) two bedroom
units to be purchased at the Airport Business Center (see
Appendix B, Exhibit 3). These formerly free market, rental
units have recently been renovated, condominiumized and
offered for sale as the Park Place Condominiums. The units
in question comply with all applicable employee housing
10
standards and will be deed restricted to employee occupancy
P Y
' and price guidelines in accordance with the Housing Auth-
ority's recommendations prior to the issuance of a Cert-
ificate of Occupancy for the new building. It is anti-
cipated that the units will be restricted to the Authority's
low income rental and sales price guidelines.
III. GROWTH MANAGEMENT REVIEW CRITERIA
'
The following section addresses the various review
criteria against which the proposed project will be eval-
uated. The information
contained herein represents the
'
Applicant's best effort at compliance with both the letter
and intent of the criteria. We believe that in every
category the proposed project meets or exceeds the minimum
applicable standard. Based on our understanding of the
'
various criteria and the project's compliance therewith, we
have taken the liberty of requesting an appropriate score in
each review category. Please reference as necessary the
appropriate headings in Section II of this application for
detailed information in support of the Applicant's following
'
representations and commitments.
IA. Quality of Design
' The quality of the proposed project's exterior and
site design is discussed below. Please note that the Lucas
property is located outside of the City's commercial core
1
11
historic overly district and, therefore, Historic Preser-
vation commission review and approval of the 700 East Hyman
building's architecture is not required.
' 1. Architectural Design. The Applicant's prin-
cipal objectives with respect to the architectural design of
the 700 East Hyman building may be summarized as follows:
a. To design a contemporary structure of
'
exceptional quality that is not only aesthetically pleasing,
functional and energy efficient, but is highly compatible
'
with adjacent buildings and a positive addition to the
neighborhood.
b. To provide premium office space for the
'
small
user while maintaining sufficient flexibility to
respond to larger tenant needs.
C. To maintain the exceptional views orig-
inating
from the site while minimizing, to the extent
feasible, the building's impact on surrounding land uses.
We believe that the proposed 700 East Hyman
building, the schematic floor plans and elevations of which
'
are presented on the following pages, successfully meets the
above objectives. As the drawings illustrate, the build-
ing's basic form is a rectangular pyramid, which contains a
relatively small ground floor and two substantially larger
1 12
upper floors which step back from the adjacent streets so as
' to reduce perceived bulk and the structure's profile. Site
characteristics dictate that the building stand on its own
' yet respect its immediate surroundings; therefore, the
structure has been set firmly on the site at the ground
level while the two upper floors are contained within the
building's sloping roof and dormers. In order to further
mitigate the building's bulk, and to maintain the pedestrian
' scale of the surrounding neighborhood, the structure has
been recessed approximately two (2) feet below the level of
' the Hyman Avenue sidewalk. Secondary benefits arising from
' the architectural design concept outline above include:
a) The ability to locate the project's parking
the
at rear of the property and underneath the building's
second floor, thereby significantly offsetting the effects
of inclement weather and reducing its visual impact.
b) The ability to soften the building's
'
various facades and to introduce outdoor decks and land-
scaping on the upper floors, thereby providing increased
1
natural light, access to fresh air and enhanced views of
surrounding scenic areas.
c) The ability to provide a variety of office
'
space configurations which are responsive to specific tenant
needs, in particular those individual tenants with rela-
tively small space requirements.
'
18
1
The 700 East Hyman building will be constructed
' of familiar materials including a stone base, wood siding
' and a standing seam metal roof. The extensive use of glass
will visually tie the building to the outdoor streetscape
' and the project's extensive landscaping. Although contem-
porary in concept and design, the building, in respecting
the height and bulk of neighboring structures, should be not
only highly compatible but a positive addition to this area
' of the City.
IRequested Score: 3 points
'
2. Site Design. The basic design concept for the
project site has been to preserve the "streetfront" integ-
the immediate
rity of site area, minimize the building's
perceived bulk, enhance pedestrian and vehicular cir-
culation, and provide for extensive landscaping so as to
'
soften the building's facades and screen the on -site parking
area. As Figure 3, page 13 illustrates, the building's
footprint parallels both Spring Street and Hyman Avenue,
thereby maintaining the City's traditional streetfront
design. The entrance to the building and ground floor
office spaces is located off Hyman Avenue, the quieter and
less traveled of the two adjacent streets. Both the ground
'
floor and the project's parking area, which is located at
the rear of the property underneath the building's second
story, are recessed into the site so as to minimize per-
'
19
11
11
ceived bulk and help screen the automobile from view. An
enclosed trash area has been provided adjacent to the alley
which may be conveniently accessed by collection vehicles.
Although no open space is required within the
O-Office zone district, approximately 2,230 square feet have
been provided. As Figure 3 illustrates, the project's open
space consists of the building's entry plaza and those
landscaped areas located within the building's setbacks.
Although technically not counted for purposes of open space
calculations, the building's landscaped second floor roof
terraces, and the landscaped sidewalk areas located within
the public right-of-way, significantly contribute to the
character and quality of the project's site design.
In order to enhance vehicular circulation in
the immediate site area, access to the parking area is
provided via the alley, thus eliminating the need for curb
cuts in either Spring Street or Hyman Avenue. Similarly,
the Applicant proposes to install sidewalks along both
street frontages so as to provide convenient pedestrian
access and enhance pedestrian safety. Service vehicle
access to the building is provided via the alley and paved
parking area, which directly abuts the building's elevator
and mechanical areas located at the rear of the ground
floor.
20
J
As Figure 3, page 13, further illustrates, the
' project's open space, parking area, and the Spring Street
' and Hyman Avenue right-of-ways will be extensively land-
scaped with specimen size deciduous trees, shrubbery and
I
seasonal -flowering plants. Actual specimens will be
I
selected depending upon availability; however, all trees
will be a minimum _three (3) inch caliper and will be chosen
from such species as Cleveland maple, Marshall seedless ash,
narrow leaf cottonwood, etc.
Low growing shrubs and ground cover such as
potentilla, horizontal juniper, ajuja, etc. will be used to
soften the buildings facades, screen the parking area, and
to further enhance the appearance of the project. The areas
located between the proposed sidewalks and the streets will
be planted with sod such as Kentucky blue grass. The
project's extensive landscaping will further help to
minimize the buildings perceived bulk, provide shade during
the summer months, and constitute a significant amenity for
the pedestrian enjoyment of the sidewalk and plaza areas.
The building's entry plaza will be surfaced
with exposed aggregate and brick pavers. Snow -melt will be
used where appropriate to prevent u:-sightly snow buildup and
to increase pedestrian safety. The entry plaza will be
attractively lighted and all utilities will be placed
underground. The Applicant will work with the City Engineer
21
1
to coordinate the location and installation of sidewalk
street lights which the City currently plans to erect in the
immediate site area. Benches will be provided in the entry
plaza and street furniture, tree grates with cages, and
bicycle racks will be provided along the Spring Street and
Hyman Avenue sidewalks. Curb and gutter will be replaced
where required and a handicap ramp provided at the Spring
Street and Hyman Avenue intersection.
Requested Score: 3 points
3. Energy Conservation. The 700 East Hyman
building has been designed to maximize the conservation of
energy and the use of solar energy sources. Specific
features to be incorporated in the building include the
following:
a) Building Orientation and Solar Utilization.
The building has been oriented to take full advantage of the
property's solar potential. As the architectural floor
plans illustrate, a majority of the building's leasable area
has either a southern or western exposure, in order to
maximize passive solar gain.
b) Insulation. Insulation specifications will
exceed minimum standards. Exterior walls will utilize R-19
batt insulation and one (1) inch of insulated sheathing for
a total insulation value of R-26. Roofs will have an insul-
22
ation value of R-38. One (1) inch, low E insulated glass
' will be used throughout the building to reduce overheating
during the spring, summer and fall, and heat loss during the
winter.
' c) Mechanical Systems. Heating of the
building will be accomplished utilizing a high efficiency,
' two pipe water based system with a central, segmented
modular boiler and remote fan coil units. The central
boiler will use natural gas and have electronic ignition and
staged firing so as to provide maximum efficiency at all
heat loads. Although the system described above will result
' in a higher initial cost to the Applicant, it is more
efficient and will produce better heating modulation and
' response time than a conventional air system.
'
The building has been designed to require
minimum mechanical cooling. In order to further reduce
'
energy consumption, operable window will be provided at the
'
buildings perimeter, thereby enhancing cross -ventilation and
natural cooling. Should tenant needs dictate, however, the
heating plan can be easily modified so as to incorporate a
high efficiency, low consumption mechanical cooling system.
The building's plumbing fixtures will be
'
limited to four (4) toilets, four (4) lavatories, a jan-
itor's sink and approximately five (5) hose bibs. Low
consumption fixtures will be specified throughout. Domestic
23
hot water requirements will be limited to the lavatories and
'
sink, thereby further enhancing energy conservation. Point -
of -source electrical hot water heaters will be utilized in
'
order to reduce the standby heat loss inherent in conven-
tional hot water heating systems.
4. Amenities. The applicant's development
objective with respect to the Lucas property has been to
design a highly marketable office building of exceptional
'
quality, which incorporates the most functional and inviting
'
open space and pedestrian experience possible given develop-
ment parameters and site limitations. We believe that this
objective has been achieved through careful attention to
site design and the provision of extensive landscaping, both
'
the itself
on property and within the public right-of-way.
'
This extensive landscaping constitutes a major amenity for
the project, surrounding land uses, and the City of Aspen.
'
Additional specific features and/or commitments of the
project which can be considered amenities include:
a) The building's landscaped second floor
roof terraces.
b) Improved pedestrian circulation along
Spring Street and Cooper Avenue.
' c The building's landscaped
g p d entry plaza.
d) Sidewalk and plaza benches and bicycle
' racks.
24
h
I
I
e) The project's on -grade, covered parking
lot.
Requested Score: 3 points
5. Visual Impact. The Applicant has made consid-
erable effort to integrate the proposed 700 East Hyman
building into the surrounding neighborhood. The building's
setback upper floor, the Hyman Avenue entry plaza, and the
extensive use of glass and above grade decks all signif-
icantly contribute to the maximization of public views of
the surrounding scenic areas, both from within the project
as well as from neighboring properties. In virtually no
instance is the view from the immediate site area signif-
icantly impacted by the proposed building.
Requested Score: 3 points
6. Trash and Utility Access. Although no trash or
utility access areas are required by either Section's 24-3.4
or 24-3.7(h)(4) in the O-Office zone district, the Applicant
proposes to provide an approximately five (5) foot by ten
(10 ) foot enclosed trash area adjacent to the alley at the
rear of the property. This area can be conveniently
accessed by collection vehicles and has been sized to
accommodate a single two (2) cubic yard dumpster (the
largest dumpster that can be conveniently handled during the
winter months).
25
Based on BFI Waste Systems' national standard
of one (1) cubic yard of trash per 10,000 square feet of
' office floor area per day, the proposed building would
generate approximately 0.9 cubic yards of trash each day. A
two (2) cubic foot yard dumpster, therefore, would be more
than adequate to handle the trash needs of the project.
With respect to the building's utility access
area requirements, the existing electrical transformer
located at the rear of the property should be adequate to
serve the project. The building's electrical panels will be
located adjacent to the ground floor mechanical area so as
to provide convenient access for meter reading and emergency
shut-off. A utility area abutting the alley, therefore,
will not be required.
Requested Score: 3 points
B. Availability of Public Facilities and Services
The proposed project's impact upon public facil-
ities and services is described below.
1. Water Supply and Fire Protection. The project
in and of itself improves the quality of service in the
immediate site area. The Water Department has indicated
that the existing water mains in the area are adequate to
supply the project and that system upgrades will not be
26
1
required. In order to minimize consumption, water -saving
fixtures will be specified throughout the project.
With respect to fire protection, the site is
located approximately four (4) blocks from the Aspen
Volunteer Fire Department, resulting in a response time of
approximately three (3) to five (5) minutes (see Appendix C,
Exhibit 1). While an existing fire hydrant is located at
the northwest corner of Original Street and Hyman Avenue, an
additional hydrant will nonetheless be provided by the
Applicant at the southwest corner of the property. The
provision of an additional fire hydrant will significantly
improve fire protection in the surrounding neighborhood.
Requested Score: 2 points
2. Sewage Disposal. The project may be handled by
the existing level of service in the area. The Aspen
Consolidated Sanitation District has indicated that the
existing eight (8) inch line located in the alley to the
rear of the property is adequate to serve the project and
that system upgrades will not be required.
Requested Score: 1 point
3. Public Transportation and Roads. The project
' may be handled by the existing level of service in the area.
The City Engineer has indicated that the project will have
no negative impacts upon the existing street system as
1
27
'
Spring Street and Hyman Avenue are currently functioning
'
below allowable capacity levels in the vicinity of the
property. Although vehicle ingress and egress to the
'
property will obviously increase as a result of development,
potential circulation conflicts will be minimized as a
'
the
result of provision of direct alley access to the
'
project's on -site parking area. No curb cuts on Spring
Street or Hyman Avenue will be required or provided, thereby
'
eliminating a potential hazard to both pedestrians and
through traffic.
As Figure 2, page 7 illustrates, Rubey Park is
'
located approximately four (4) blocks southwest of the
property. The Mountain Valley bus route directly serves the
'
property via Spring Street while the Hunter Creek route
'
passes a block to the south on Cooper Avenue.
Requested Score: 1 point
4. Storm Drainage. The project in and of itself
'
improves the in
quality of service the immediate site area.
'
No expansion of the existing storm drainage system will be
required. All roof runoff and the majority of the project's
'
surface runoff will be retained via the installation of on -
site drywells. While the vacant property's existing storm
'
water retention has not been calculated, historical runoff
levels will, at a minimum, be maintained and, in all
probability, will decrease as a result of drywell instal-
'
28
' lation. Existing catch basins in the area are believed to
' be adequate; however, the Applicant will install an addi-
tional basin in an appropriate location should one be
' requested by the City Engineer.
L
Requested Score: 2 points
' 5. Parking. As discussed in Section II, the
Applicant proposes to provide twenty-five (25) on -site
' parking spaces which will be accessed via the alley to the
rear of the property. While the number of proposed spaces
' is two (2) spaces less than the twenty seven (27) spaces
' required pursuant to Section 24-4.5(c) of the Municipal
Code, both the Applicant and the City Engineer believe the
' project's parking area to be sufficient for a project of
this scope (see Section II for a detailed discussion of the
' project's parking requirement).
' As Figure 3, page 13 illustrates, the project's
individual parking spaces comply with all applicable design
' standards and are conveniently accessed off the alley,
' thereby minimizing traffic congestion and safety hazards.
The parking area will be paved, drained and shielded from
' both the alley and Spring Street by the project's extensive
landscaping. With the exception of approximately four (4)
' spaces, all parking will be located under the building's
second floor.
' Requested Score: 1 point
' 29
C. Provision of Employee Housing
' The Applicant proposes to house off -site nine (9)
full-time equivalent employees, or forty (40) percent of the
' total employees generated by the project (see Section II for
a detailed discussion of the project's employee generation
and housing proposal). Based on the Applicant's proposal,
' and the provisions of Section 24-11.5(b)(3) of the Municipal
Code, the project is entitled to ten (10) points, calculated
I
as follows:
' 40 percent employees housed x 1 point = 10 points
4 percent housing factor
Requested Score: 10 points
I
D. Bonus Points
We believe that this project has exceeded the
' minimum review criteria of the City's commercial growth
' management regulations in numerous categories and, as a
result, has achieved an outstanding overall design meriting
' the award of additional bonus points. Specific areas in
which we believe the project excels include building and
1 site design, energy conservation, amenities, visual impact,
' storm drainage, and parking. Detailed discussions of the
project's merits in each of these areas are provided under
' the appropriate headings in Section III of this application.
1
30
t
IV. SPECIAL REVIEW APPROVAL
In addition to
a commercial
growth management allo-
cation, the proposed
project will
require special review
approval pursuant to Section 24-4.6
of the Municipal Code in
'
to the
order reduce
project's off-street parking require-
ment. Pursuant to
Section 24-4.5(c), three (3) parking
spaces are required
per thousand
(1,000) square feet of
' gross building floor area. This requirement may be reduced
by special review of the Planning and Zoning Commission
provided, however, that no fewer than 1.5 spaces per 1,000
square feet are approved.
As Table 1, page 5 indicates, the proposed external
' floor area of the 700 East Hyman building is 9,000 square
' feet. Based on the above standard, the maximum and minimum
number of required off-street parking spaces are twenty-
seven (27) and fourteen (14) spaces, respectively. While
the Applicant could physically provide twenty-seven (27)
' spaces on -site, it would necessitate either accessing the
' project's parking area from Spring Street, as opposed to
from the alley, or placing the parking subgrade. Inasmuch
'
as subgrade parking is unrealistic for a
project
of this
scale, and accessing Spring Street would result in increased
'
traffic congestion and safety hazards, the
project's
parking
has been provided on -grade and accessed
from the
alley.
'
This design decision, however, results in
the loss
of two
31
(2) parking spaces, thus necessitating the Applicant's
request for special review approval.
' With respect to the specific review requirements of
Section 24-4.6 of the Municipal Code, the following comments
' are provided in support of the Applicant's request for a
parking reduction:
a) The number of
proposed spaces
exceeds the
'
minimum requirement for the
zone district by
eleven (11)
spaces, or approximately 79
percent (i.e. the
Applicant's
'
proposed ratio of 2.8 spaces
per thousand square
feet versus
'
the minimum requirement of 1.5
spaces per thousand).
b) Given the property's corner location, access
' should be provided via the alley in order to reduce con-
gestion and enhance safety. This objective, however,
effectively reduces the number of spaces which can be
' provided on -site without reverting to a subgrade parking
garage, an unrealistic alternative given the property's
' development limitations and the project's scale.
' c) The property is located within convenient
walking distance of the City's commercial core. Both the
' Hunter Creek and Mountain Valley bus routes are conveniently
' accessible from the property.
d) Considerable precedence exists to substantiate
1 a reduction to 1.5 spaces per thousand square feet of floor
' 32
area for office space such as that proposed. The Applicant,
however, proposes to provide approximately 2.8 spaces per
thousand square feet.
' e) No uses are proposed for the property which
would result in abnormally high traffic generation levels.
Inasmuch as office uses are typically lower traffic gen-
erators than commercial uses, and given the fact that
commercial uses may be permitted within the office zone
' district, a parking requirement of less than three (3)
spaces per thousand square feet would appear appropriate for
a project such as the one proposed.
Based on the above factors, a reduction in the Appli-
cant's required parking would appear to be appropriate and
is, hereby, respectfully requested.
33
APPENDIX A
American Land Title Assoc,atton Commitment Mod,fied 10/73
tat Sp:..s t+! 4. "-�'
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
STEWART TITLE
11. GUARANTY COMPANY
EXHIBIT 2
ft c. *A,v Va. a r 1` .s
MAY 0 3 1985
THE HODOE CO.
STEWART TITLE GUARANTY COMPANY, A Texas ation, herein called the Company, for
valuable consideration, hereby commits to issue its policy or po ' ies of title insurance, as identified in
Schedule A, in favor of the proposed Insured named in Schedule A, s 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 t provisions of Schedules A and B and to the Conditions
and Stipulations hereof.
This Commitment shall be effective only when th dentity of the proposed Insured and the amount
of the policy or policies committed for have been ► rted in Schedule A hereof by the Company,
either at the time of the issuance of this Commitment or by subsequent endorsement.
This Commitment is preliminaryjaltbe issuance of such policy or policies of title insurance and all
liability and obligations hereunder se and terminate six months after the effective date hereof
or when the policy or policies com t or shall issue, whichever first occurs, provided that the
failure to issue such policy or policies is a fault of the Company. This Commitment shall not be
valid or binding until countersigned by an aut orized officer or agent.
IN WITNESS WHERE; the Company has caused this Commitment to be signed and sealed, to
become valid when couNt%rsigned by an authorized officer or agent of the Company, all in accordance
with its By -Laws. This Com merq, is effective as of the date shown in Schedule A as "Effective Date."
EWART TITLE
GUARANTY COMPANY
Chairman of the Board Pies dent
s T f X I►S� �11r`\`°
Serial No. C-1601. 37490
165 25M 2 84
RW/kk
SCHEDULE A
Order Number: 13103
t Effective date: April 22, 1985 At 8100 A.M.
2. Policy or Policies to be issued:
A. ALTA Owners Policy
Proposed Insured
B ALTA Loan Policy
Proposed Insured.
First National Bank in Aspen
C. and/or Assigns
Commitment Number:
Amount of Insurance
S
Tax Cert.
$ 200,000.00
$
Premium
$ 5.00
$318.50
3. The estate or interest in the land described or referred to in this commitment and covered herein is fee simple and title thereto is at the effective date hereof
vestec in.
Hodge Capital Company
4. The land referred to in this commitment is described as follows:
Lots R, L, M, and
Block 104
CITY AND TOWNSITE O PF,N
County itkin, Sta 0
f Colorado
AuW*nzao Countersignature Page 2 h T E W A I2 T T I T L E
l: VAR A*rTV CObil PA" Y
1062 (20M 944)
Order Number: 13103
SCHEDULE B - Section 1
Requirements
Commitment Number:
The following are the requirements to be complied with:
Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest
to be insured.
Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record.
to wit:
1. Depd of Trust from the Borrower to the Public Trustee for the
use of the proposed ]ender to secure the loan.
NOTE: Trade Name Affidavit recorded March 26, 1985 in Book 483
at Page 461 names Thomas H. Wilson as the sole representative of
Hodge Capital Company.
1653 (25M 6/84) Page 3
STEWART TITLF.
GUARANTY COMPANY
r
SCHEDULE B - Section 2
Exceptions
Order Number: 13103
Commitment Number:
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the
satisfaction 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 area, encroachments, and any facts which a 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, labor or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the eftective date 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.
F. Any and all unpAid taxes and ascFssment.s and any unreiepred
tax sales.
7. The effect of inclusions in any gPnFral or specific water
conservancy, fire Protection, soil conservation or other
district or inclusion in any water service or str it
improverent area.
P. Fxceptions and Mineral P-servations as ntained in tent to
Aspen Townsite records-d March 1, 1897 ook 139 at ge 216
as Peception No. 60156.
u. Easement for electrical and c mmunication itility appurtenances
on, upon, over, undar, and r as the Nort erly 5.5 feet of the
Fasterly 8.0 feet of Lot N, o k 104 as taken by the City of
Ashen, Co. and tK8-a-s
Mountain S s Telephone and Telegraph
Company pursuant.cre,- in it Action No. 6019, District
Court, Pi.tkin CoColorado rPcorc�ed January 26, 1977 in
Rook 323 At Page Reception No. 191532.
' Exceptions numbered
1654 (25M 3-831
are hereby omitted.
Pop 4
STEWART TITLE
GUARANTY COMPANY
Fl,
APPENDIX B
1
R
11
I�
i.
CIT
13
July 21, 1986
Vann Associates
Sunny Vann, AICP
P.O. Box 8485
Aspen, Co 81612
Re: Lucas Property
PEN
ee[
611
EXHIBIT 1
In regards to your inquiry concerning the Lucas property, per our
discussion of July 21, 1986, water would be available to the
property from either the 12" main in Hyman or the 8" main in
Spring Street, upon application for the necessary permits.
Should your client elect to install a fire line to service the
proposed three story building, it is our recommendation that a
fire hydrant be installed on the southwest corner of the block.
This would improve fire protection for the neighborhood, as there
is not a fire hydrant located at this intersection.
We cannot comment as to the actual line size needed for the
doaestic service without detailed plans, but water is available
in sufficient quantity to service the property.
Sincerely,
Jim �Mrkalunae;--ai rector
Aspen Water Department
cc: Planning Department
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Aspen Consolidated Sanitation District
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
Sunny Vann
% Vann Associates
P. 0. Box 8485
Aspen, Colorado 81612
EXHIBIT 2
Tele. (303) 925-2537
July 22, 1986
RE: Lucas Property
Dear Mr. Vann:
This letter is to indicate that upon preliminary examination the Aspen
Consolidated Sanitation District can service a proposed commercial build-rg
on the Lucas property next to the Health Food Grainery.
Sincce�rel�y�
/` -4�
Heiko Kuhn, Y :anger
Aspen Consolidated Sanitation District
11
I1
11
11
11
11
JULY 30, 1986
Peter C. Rosell
The Hodge Companies
1505 Bridgeway Blvd.
Sausalito, CA. 94965
RE: Lucas Property
Dear Peter,
EXHIBIT 3
Please be advised that we will reserve four (4), two
bedroom units in our Park Place Condominium project for your
purchase. It is our understanding that you intend to use
these units to meet the employee housing requirement for
your 1986 commercial growth management application for the
Lucas Property. We will hold these units for you for a
period of thirty (30) days from the date of this letter,
which should allow ample time to complete our contractual
negotiations.
The units we have reserved for you are G-4 (711 sq.
ft.), G-6 (808 sq. ft.), F-5 (795 sq. ft.) and F-6 (808 sq.
ft.). should you have any questions, or if we can be of any
further assitance, please do not hesitate to call.
Very truly yours,
Robert J. Snyd r for
Clark P. Smyth
11
413H Pacific Avenue, Aspen, Colorado 81611 (303) 925-2450
APPENDIX C
EXHIBIT 1
420 E. HOPKINS STREET
ASPEN, COLORADO 81611
(303) 925-5532
July 22, 1986
Vann Associates
Planning Consultants
Box 8485
Aspen, Colorado 81612
RE: The Lucas Property
Dear Sunny:
Based on our very brief discussion, the Aspen Volunteer
Fire Department should have no problem in providing fire
protection to the proposed commercial project on the corner
of Hyman & Spring Streets. It is my understanding that you
intend to install a fire hydrant on the south/west corner of
the property. This hydrant would benifit the adjacent build-
ings in the area. The Aspen fire station is located three and
one half (3-1/2) blocks from the proposed project, and our re-
sponse time is three (3) to five (5) minutes regardless of the
time of day. If you have any questions please feel free to
contact me.
Sincerely
Peter Wirth
Fire Chief
ASPEN/PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611
(303) 925-2020
LAND USE APPLICATION FEES
City
00113
- 63721
- 47331
- 52100
GMP/CONCEPTUAL
- 63722
- 47332
- 52100
GMP/PRELIMINARY
- 63723
- 47333
- 52100
GMP/FINAL
- 63724
- 47341
- 52100
SUB/CONCEPTUAL
- 63725
- 47342
- 52100
SUB/PRELIMINARY
- 63726
- 47343
- 52100
SUB/FINAL
- 63727
- 47350
- 52100
ALL 2-STEP APPLICATIONS
- 63728
- 47360
- 52100
ALL 1-STEP APPLICATIONS
REFERRAL FEES:
00125
- 63730
- 47380
- 52100
ENVIRONMENTAL HEALTH
00123
- 63730
- 47380
- 52100
HOUSING
00115
- 63730
- 47380
- 52100
ENGINEERING
SUB -TOTAL
County
00113
- 63711
- 47331
- 52200
GMP/GENERAL
- 63712
- 47332
- 52200
GMP/DETAILED
- 63713
- 47333
- 52200
GMP/FINAL
- 63714
- 47341
- 52200
SUB/GENERAL
- 63715
- 47342
- 52200
SUB/DETAILED
- 63716
- 47343
- 52200
SUB/FINAL
- 63717
- 47350
- 52200
ALL 2-STEP APPLICATIONS
- 63718
- 47360
- 52200
ALL 1-STEP APPLICATIONS
REFERRAL FEES:
00125
- 63730
- 47380
- 52200
ENVIRONMENTAL HEALTH
00123
- 63730
- 47380
- 52200
HOUSING
00113
- 63731
- 09000
- 52200
ENVIRONMENTAL COORD.
00113
- 63732
- 09000
- 52200
ENGINEERING
SUB -TOTAL
PLANNING
OFFICE
SALES
00113
- 63061
- 09000
- 52200
COUNTY CODE
- 63063
- 09000
- 52200
ALMANAC
- 63062
- 09000
- 00000
COMP. PLAN
- 63066
- 09000
- 00000
COPY FEES
- 63069
- 09000
-
OTHER
Name:
Address:
Check #
Additional Billing:
SUB -TOTAL
TOTAL
Phone:
Project:
Date: —
# of Hours:
goo
HYMAN
ASPEN COlO.
WEST ELEVATION
w`�IIIIII�Nk 11
_ _ � �-t ! _ .'.J�_ /fir' I �Nr�url�■■���r�r� � `\�� ' _
v 1.
not
I Ilk-
i
SOUTH ELEVATION
SCALE b
16
------_-- -�
EAST ELEVATION
FS
1
rs
----------------
NORTH ELEVATION
SCALE
700
HYMAN
ASPEN COLO.
Aar
Wager 4150
solo bdd-
17
i i i I I I i I I I I I I • I I I I 1 I i I I I I
►MWRM ACCESS
D •
;
- HYMAN ST
z Z��
SCALE
EXIST HOUSE
WELL
NEN SIDEWALK
NEW LANDSCAPE
EXIST FACE Of CUR!
1ST FLR PLAN
13
Too
HYMAN
ASPEN COLO.
UAW&
w"er
• •IN rr,M IIN IMr
N00T"
0 2 o'
SCALE
i
2ND FLR PLAN
14
r
goo
HYMAN
ASPEN COLO.
Waller
A
Wager
Soso w do4U s�
t
3RD FLR PLAN
SCALE
15
700
HYMAN
ASPEN COLO.
Wafter
Alwoo r
:j "e
5OW bd"
CASELOAD
SUMMARY SHEET
0 City
of Aspen13��
DATE RECEIVED: F-I '�G
CASE NO. :30•g(,
DATE RECEIVED COMPLETE:
STAFF:
PROJECT NAME: �O
(1 I(�(t2 �rvlYY1
CSfn
APPLICANT:
Applicant Address/Phone:s /v
t,`
REPRES EN TAT IV E:
Representative Addres /Phone:
x-
'-
Type of Application:
I. GMP/Subdivision/PUD
1. Conceptual Submission
20
:�,
$2,730.0
2. Preliminary Plat
12
.0 0
3. Final Plat
6
820.00
II. Subdivision/PUD
1. Conceptual Submission
14
$1, 900 .00
2. Preliminary Plat
9
1,220.00
3. Final Plat
6
820.00
III. All "Two Step" Applications
11
$1, 490 .00
IV. All "One Step" Applications
5
$ 680 .00
V. Referral Fees - Environmental
Health, Housing Office/
1. Minor Applications
2
$ 50.00
2. Major Applications
5
�$ 125.00
Referral Fees -
Engineering
M; A l t'
gv�6S
inor ee ica ions 80.00
Major Applications
200.00
P&Z CC MEETING DATE: PUBLICIHEIZNG- YES NO
DATE REFERRED: V INITIAL
I
REFERRALS:
I
_ City Atty Aspen Consol. S.D. School District
City Engineer Mtn. Bell Rocky Mtn. Nat. Gas
Housing Dir. Parks Dept. State Hwy Dept (Glenwd)
Z— Aspen Water Holy Cross Electric StateHwy Dept (Gr.Jtn)
City Electric Fire Marshall Bldg: Z Wing/Inspectn
Envir. Hlth. Fire Chief Other:
Roaring Fork Transit Z Roaring Fork Energy Center
----------------------------------------------------------------=-___-
FINAL ROUTING: DATE ROUTED- 5 5' IN IT IAL �
City Atty City Engineer
Building Dept.
Other:
FILE STATUS AND LOCATION:
Other:
CASE DISPOSITION:
Reviewed by:
r ispen PbZ
city
coup,:,,
tlinl jk fkval"U
I v
Reviewc.e., E-7: �-.spec. P&L" City Council
u
is
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Steve Burstein, Planning Office
RE: 1986 Commercial GMP Competition in the Office Zone
DATE: September 11, 1986
INTRODUCTION: Attached for your review are the Planning Office
recommended points allocations for the two applications submitted
on August 1st for the Commercial GMP competition in the Office
Zone District.
QUOTA AVAILABLE AND REQUESTED: By Resolution 29, Series of 1985,
City Council eliminated the quota for commercial development in
the Office Zone unallocated from previous years and set the 1986
quota for 4,000 square feet. Quota allotment requested for this
competition is as follows:
1. Wesson 2,487 sq. ft.
2. 700 E. Hyman ft.
Total Quota Requested 9,9P sq. ft.
DEVELOPMENT REQUESTS AND ANCILLARY REVIEWS:
WESSON: The proposed building at 605 W. Main Street would house
a dentist's office, a one -bedroom free market unit for Dr. Wesson
and a one -bedroom employee unit. A cash -in -lieu payment of
$16,625 would also be provided for employee housing.
According to the interpretation of Section 24-3.4 made by the
City Attorney and Planning Director, the free market unit can be
built within the area and bulk requirements of this zone and
without the need to receive a GMP residential allotment, since
this is a vacant lot.
Ancillary reviews in this application include:
a. Employee Housing GMP exemption to deed -restrict one
unit to moderate income and cash -in -lieu payment for
housing of 1.75 moderate income employees.
b. Special review for a reduction in required parking from
9.5 (or ten) on -site spaces to seven spaces for the
whole project.
•
•
C. Special review for bonus
F.A. R. consisting of .7 4 : 1
free market residential
employee housing space.
F.A.R. to achieve a .9 : 1
F.A.R. for commercial and
space and .16 : 1 F.A.R. for
700 E. HY14AN: The proposed building on the northeast corner of
Hyman and Spring Streets would contain three floors of office
space and an undetermined number of tenant spaces, to depend upon
market demand. Parking would be provided at grade in an unwalled
portion of the building off the alley. Four two -bedroom units at
Park Place Condominiums would be deed -restricted as part of this
proj ect.
The one ancillary review in this application is:
a. Special review for a reduction in required parking from
27 on -site spaces to 25 spaces.
The Planning Office requests the Planning Commission to make an
interpretation of ail ambiguous provision of the external floor
area calculation concerning the proposed covered parking area in
the 700 E. Hyman project. Approximately 5,640 square feet would
be devoted to at -grade unwalled parking in this project.
Section 24-3.7(e) (1) states in part that "the calculation of
floor area of a building or a portion thereof shall include... any
area under a horizontal projection of a roof or balcony even
though those areas are not surrounded by exterior walls, when
such areas are necessary for the function of the building." The
Building Department and Planning Office interpretation, explained
in the October 13, 1983 letter from Planning Director Sunny Vann
to Wilson Good regarding the Applejack (attached) , has been that
covered parking above grade be counted as F.A.R. finding it to
meet this definition since the office zone district requires
parking to be provided, making it necessary to the function of
the building. We note that the parking area of 700 E. Hyman also
is the service access to the building.
Section 24-3.7(e) (3) states in part: "For the purpose of calcula-
ting floor area ratio and allowable floor area, parking and those
subgrade and subbasement areas not in conformance with the
minimum requirements for natural light, ventilation in any zone
district shall not be included in floor area calculations." This
provision would appear to contradict that quoted above, by
stating that parking whether at surface or below is exempt, while
the above language is that since the pai king at grade is under a
projection, it should count.
The Board of Adjustment heard an analogous case to this on
November 7, 1983 for an F.A.R. variance concerning the Applejack
in which parking would be covered by stilt construction of
employee units. The variance was granted based on the following
2
•
0
reasoning:
a. There is a hardship based on the ambiguous language- in
the Code about parking being a necessary function.
b. There is a practical difficulty in that the intent of
the L-3 zone district was to encourage renovation
through increasing F.A.R., providing a reasonable
expectation that additional floor area would be built.
A review of the minutes of the case reveals that the Board
reviewed the Applejack case as a unique situation in which the
intent of the L-3 zone played an important role. It was not
their desire to create a precedent for other uncovered parking
exempt from F.A.R. Reinforcing the Board's finding, they
requested that a letter be written to the Planning Office about
the problem with language. However, no change has been made to
this section.
If the Planning Commission makes the interpretation that the Code
does exempt parking from floor area calculations, it would be
setting the precedent that the Board of Adjustment wanted to
avoid, and we would recommend that"Code amendment be initiated to
clarify these ambiguities. If the interpretation is made that
the 700 E. Hyman parking is included in floor area calculations,
then an amendment to this application would be required. We feel
that the P&Z could go ahead and score the application in this
latter case and if the project met the threshold the applicant
would be required to amend the project to bring it into compli-
ance with its F.A. R. limits.
PROCESS: The Planning Office will summarize these projects at
your meeting of September 16, 1986, review procedures with you,
and provide a suggested assignment of points for the scoring of
the applications. The applicants will give brief presentations
of their proposals. Public hearings will be held to allow
interested citizens to comment. At the close of each hearing,
the Commission members will each be asked to score the appli-
cant's proposal.
The total number of points awarded by all the members, divided by
the number of members voting, will constitute the total points
awarded to each project. A project must score a minimum of 60
percent of the total points available under. categories 1, 2, and
3 amounting to 25.8 points, and a minimum of 30 percent of the
points available in each category 1, 2, and 3 to be eligible for
a GMP allotment. The minimum points are as follows:
Category 1 = 5.4 points;
Category 2 = 3 points; and
C
0 •
Category 3 = 8.75 points.
Should an application score below these thresholds it will no
longer be considered for a development allotment and will be
considered denied. Bonus points cannot be used to bring an
application over this minimum threshold.
PLANNING OFFICE RATINGS: The Planning Office has assigned points
to both applications as a recommendation for you to consider.
The staff met to assess the ratings of the reviewing planner and
objectively score the proposals. The following table is a
summary of the ratings. A more complete explanation of the
points assignment for each criterion is shown on the attached
score sheets, including rationales for the rating.
Availability
of Public Employee
Quality of Facilities Housing Bonus Total
Design of Services Need Points Points
Wesson 11 6 10 0 27
700 E. Hyman 12 5 10 0 27
ANCILLARY REVIEWS: If you concur with our ratings, both appli-
cations meet the minimum threshold for GRIP allotment. Should
projects receive identical point totals, the Code in Section 24-
11 .3 (a) gives the discretion to Council to "award the allotment
to neither or to the project proposing development at the lesser
floor area ratio or offering more employee or low income hous-
ing."
The Planning Office has the following comments regarding special
reviews associated with each project.
WESSON APPLICATION:
A. Employee Housing GMP Exemption: The applicant requests a
GMP exemption pursuant to Section 24-11 .2(f) of the Muni-
cipal Code for one on -site employee unit and a cash -in -lieu
payment for moderate income level employee housing. On
September 11, 1986 the Housing Authority recommended
approval of this request. It should be noted that the on -
site unit would be 858 sq. ft. , but in accordance with City
Housing Guidelines, the rent would be based on the price per
square foot of a 700 sq. ft. unit.
RECOMMENDATION: The Planning Office concurs with the Housing
Authority and recommends P&Z to recommend approval of the
4
Wesson's employee housing program subject to the following
conditions:
1. The on -site employee unit shall be deed -restricted to
the moderate income housing guidelines prior to the
issuance of a certificate of occupancy for the Wesson
Building. The five conditions listed in Ann Bowman's
memorandum dated September 8, 1985 shall be met and are
summarized below:
a. Deed -restriction to moderate income.
b. Owner shall have the right to lease the units to
qualified employees of his selection.
C. Six month minimum lease.
d. Copies of leases shall be sent to the Housing
Office.
e. Deed -restriction shall be approved and signed by
the Chairman of the Housing Authority prior to
recordation with the County Clerk and Recorder's
Office.
2. The cash -in -lieu payment of $16,625 to provide housing
for 1.25 employees at the moderate income level, as
adjusted to the moderate income payment schedule at the
time of issuance of a building permit, shall be paid
prior to the issuance of a building permit.
B. Special Review for Reduction Of Parking: The applicant
requests to reduce the number of on -site parking spaces on
the project pursuant to Section 24-4.5(c) of the Municipal
Code from the required 9.5 (or 10) spaces to seven spaces.
The following rationale is provided in the application:
1. There are 8 to 10 on -street parking spaces adjacent to
the property on Main and 5th Streets.
2. Parking along Main and 5th Streets is generally easily
available.
3. The property is conveniently located for walking,
bicycle, and bus access.
4. Office parking would only be needed between 8 : 00 A. M.
and 5 : 3 0 P.M.
The Planning Office agrees with the applicant that this
reduction is reasonable given the likely traffic/parking
generation characteristics and the availability of on -street
9
41
parking adjacent to this property
residential units will each have one
the dental office will have five
approval of this request . subject to
two residential parking spaces shall
of those tenants.
The two one -bedroom
space in. the rear while
spaces. We recommend
the condition that the
be demarked for the use
C. Special Review for Bonus F.A.R.: The applicant requests
approval of a special review for bonus F.A.R. to add
approximately 968 sq. ft. of bonus F.A.R. for the employee
apartment and employee stairwell. 0.74:1 F.A.R. is used for
the commercial and free market unit space, and 0.16 F.A.R.
is devoted to employee housing.
Section 24-3.5 (a) of the Municipal Code states the
criteria for P&ZIs review (attached).
The Planning Office believes that the Wesson Building
proposal is compatible with the surrounding land uses and
zoning. Staff comments in the GMP scoring recommendations
pertain to the review criteria of bulk, height, open space,
and visual impact indicates that this appears to be an
acceptable building design. In addition, it appears that
there are adequate services (water, sewer, storm drainage,
etc.) to serve the proposed development.
The requested total F.A. R. is
Office zone district is 1:1.
F.A.R. bonus pertains only to
and not any additional square
to another review.
. 9 :1, while the maximum is the
It should be noted that this
the square footage requested
footage that would be subject
RECOMMENDATION: The Planning Office recommends approval of this
request for 968 sq. ft. bonus F.A.R. for the employee apartment
and employee stairwell subject to a commitment to landscape the
western edge of the property.
700 E. HYMAN
A. Special Review for Reduction in Parking: The applicant
requests to reduce the number of on -site parking spaces on
the project pursuant to Section 24-4.5 (c) of the Municipal
Code from the required 27 spaces to 25 spaces. The appli-
cant provides rationale for this request summarized as
follows:
1. The number of proposed spaces exceeds the minimum
requirement of 1.5 spaces/1000 sq. ft. that can be
achieved by special review. The proposed ratio is 2.8
spaces/1,000 sq. ft.
2. Access is provided via the alley which reduces the
0
0
number of spaces which can be provided without going to
a sub -grade garage. A sub -grade garage is unrealistic
for this project.
3. The property is without convenient walking distance of
the commercial core and Hunter Creek and Mountain
Valley bus routes.
4. Precedent exists for reducing parking requirements to
1.5 spaces/1000 sq. ft.
5. No use proposed on the property would result in
abnormally high traffic generation, such as certain
commercial uses permitted in the zone district would.
The Planning Office notes that the streets surrounding this
proposed project are currently used to their maximum for
parking. A parking survey conducted last spring by this
office revealed that there is 97% occupancy rate in this
area, while 90% is considered maximum. Therefore, there is
little possibility that on -street parking will help supple-
ment parking supply for this project.
The Engineering Department supported the reduction in
required parking. Given that the request is f or a minor
reduction and the convenient location is in relation to the
Commercial Core, the Planning Office agrees with the
Engineering Department.
RECOMMENDATION: The Planning Office recommends approval of the
requested parking reduction.
ALLOTMENT ISSUES: The total commercial square footage allotments
requested far exceeds the office quota which has 4,000 sq. ft.
per year. Awarding development rights to both projects would
require future year allocation into 1987 (4,000 sq. ft.) and ,
(1,947 sq. ft.) . By action of Resolution 29, Series of 198585
City Council did not carry over office square footage which was
unallocated last year.
The following
ti tion :
zone Districts
CC & C-1
Office
CL and other
table summarizes the 1986 commercial GMP compe-
1986 COM14ERCIAL COMPETITION
GMP Requests
14,269 sq.ft.
-sq. ft.
7
Quota
10,000 sq.ft.*
4,000 sq. ft.
3.000
0 •
Total 31,208 sq. ft. 17,000 sq. ft.
*There have been demolitions and reconstructions in the CC
district over the past year (Brand Building, Hotel Jerome) which
will affect the quota available this year. We are still in the
process of compiling this information to present to you on
September 30.
The principal arguments that the applicants are likely to make in
favor of granting the allotment are:
1. No project has received an allotment in the prior 4
years of competition in this zone (1982-85) ; and
2. There is a market demand for office space.
Our response to these issues is as follows:
1. During the time that we were not granting commercial
development allotments, we were granting substantial
excess lodging allotments. This action was consistent
with our policy to direct our growth quotas to meet
community priorities. To go back and use the unallo-
cated commercial allotments as a justification for
future growth will mean that both development sectors
will be procraeding at an accelerated rate in the coming
years.
2. When we debated the Little Nell Lodge allotment
question, we told you ' that by accelerating our lodge
growth rate, there would be "interdependent and
cyclical effects on the other sections, as lodge
development leads to ski area and commercial growth,
which influence residential development and so on. As
we compress the rate at which we create new lodge
units, we wonder how we will respond to the secondary
impacts in our other sectors, and where the accelerated
rate will end". For once, we believe that we can tell
you we told you so, without being accused of acting
like "chicken little". While the growth in the Office
zone has little relationship to lodging development
that in the CC/Cl certainly does. If we allocate
off ice space into the future, this would be an addi-
tional growth generator, and symptomatic of the
attitude of ignoring the growth quotas.
3. Since the GMP is a tool to control a market which is
incapable of regulating itself, we have felt that the
market argument is not to the point. However, in
response to the statement that there is no office space
available, we have been told of one office in the ABC
which recently moved into town due to the affordable
rates. 4\ . p. —ft ,. A D F
\JAv— ^(��.�aaA� P� .... l._"' %I- �000 (l,y.� wow— •cc.a ,.Ilg,� �Yc
4. Having already given almost 7,000 sq. ft. to the Little
Nell project, and with in excess of 10,000 sq.ft. being
requested in the CC-Cl zone, an allotment of 4 ,000 sq.
ft. could be allocated this year. This would be on and
not above our 24,000 sq. ft. per year target.
The Planning Office recommends that you allot 4,000 sq. ft. this
year to the competitors, in the order of their finish.
SB.46
E
•
0
CITY OF ASPEN
COMMERCIAL GROWTH MANAGEMENT SCORE SHEET
PROJECT: 700 E HYMAN BUILDING DATE: September 10. 1986
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 -- Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RATING: 1
COMMENT: The proposed building -mill be three stories, have a
(exceeding the 25' height restriction) and contain 9000 aq, ft,
(Countable The • • • _ _ • i •
levation shaft and dormers make it a unique building in the
in a modern sbQming--c�t �iKen—the—quality of southern
exposure glau, highly visible
. ! grade), t! 1 • 11 • • ! 1
=911M*W=4091�111W- -- 40
1
two to,
} • Mm.-
• • • • 1 1 }
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
RATING: 2
COMMENT: The building appears to meet tback regl�; rP-
ments open space eras calculated to be 13 6% of the_Ei_t-Q,(t e
;I1 Qn=s; tP op
s no r��>; rgment in this zone) This sma en space
and part of the ad7_acPnt r o c�.'s ��°ould benten�;�.��v land-
scaped to include deci du.oussh�u_b_�rass and flo�er�lr�g,
a-1L_dQ oPQ�i j q _-pr aYjdin9..-f-O-r.
ems' —Pedestrian ci rG�� anon a _some SeZti n_�a re_a Service
A_C�.a_th=jqb� ev�ar�c� paY,y nc a��s�Quue All utilities will be underground, T gline of tries aloIlg the_
1 c een the building e adjacent
reside buil�3,ng F)inimal usea� 2PeD__s_ce is p ot�'cl—
c. ENERGY - Considering the use of insulation, passive solar
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
enemy and use of solar energy sources.
RATING: 3
COMMENT: T-h—e- ari nQ Fork Ererrn• Celtt�r�lotPd the fog i ov�� ng
oT�erat.jye energy conser at on measured tiQn—
' ss; ��� sod ar enerczv
sp-0--cif ications e -q -'qof local_ tlsi s�
re��e�c��ting�3Q� h_ sicjag- t-h- r --j or deck) , water
2
r
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING : 2
.n HYMan
•
_ 1• •}t is ulginly•. - •1
gr tgnants.blit 1 • 1
ot
gpvide p b i 1 y USao�nrP
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING: � 2
COMMENT: The prr posed b!AJ 7R0'. Asp�tl—
��l.��ain
its hem 1 r
will reduce this i.mmet-. as C.'t�s allo�r for c,�od viecrs
f rom the ul?per store balconi��. Teo i��portant phi 2 c vi fa will
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING: 2
COMMENT:The 5' x 1.01 enclosed umpstPr area off the alley and
he
],QCatiQof the elPctrpanel� meet the acr�D �rlce of t
�g�p�erinq Depa�t�3]�
SUBTOTAL: 1
2. AVAILABILITY OF' PUBLIC FACILITIES AND SERVICES (maximum 10
points) . The Commis.=sion shall consider each application with
respect to its impact upon facilities and services and shall rate
3
each development by assigning points according to the following
f ormula :
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i. e. , water supply and fire protec-
tion; the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide for the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING: __ 2
COMPIENT: Ff-Wtez is-_ava' a 2_Q_ a.nd can be provided from mates in
either. Hyman or Spring Streets. The applicant co=nmits to locate
a new fire hydrant at the ;zo-Lithwest coraer__(�f__ttze r4Perty. Both
the Fire. flarshall and dater Benartmnt state this h���nt wi7.l.
-introve fire protecti-Qn in the area. _
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
RATING: _I
COMMENT: The Sanitation Rime-Ki st P_=d his oieGt can be
a-dia ly aerved�Y an e�x u zit' � h_�alley ans7 tr,� tm-ent
RI sly—Ca_pa CilY
4
•
c . PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT: ne E_nUineering_Department stated that this project will
n tt sianificanly impact adjacent streQt-s. Accessing the
building from the alley will mi iD mia. c ulati, conflicts. Bus
routes for Tit. Valley and Bunter Creek are within 1 block,. while
Rubey Park is 4 bloQks away.
d. STORH DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING: I.
COMMENT: The applicant_ stated that -all.
maintain K improre the hi
likely -_ - that there will be nore run-off from this Property
entering the City's storm drainag system after construction of
this building and payed surfaces, however the Engineering
1 • !t—atates -this runoff can be --presently bandled. The
ap-plicant's• • 1 basin 1 1
5
0
•
e. PARKING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety.
RATING: 0
COMMENT:The applicant proposes to parovid 25ce paved garage
at f the alleyParking redLcti on sm—C al
Igy ew is _ ei. a r a e to c u�th_g n»mber of spa y ?_
fx
m Q i�e?�1�e stagy r�s- Tire Enai-D S nQ n artment
stated the number of fie There is no excess of --
on -street _ej—t er �i �z -o-� S' na Sts based on
recent pt�z� n� su�v�:s. There eome �r��- irnacts a e
g _r.age nnmal�rc quer n -the � 1i a "` conte�tltion that
tk1 area z� exem�'� f r_oru F.1�. r►�� r mat the bui, nc� a�
Wj11._ nrot.ruu',e mia the Qveib-aRg into the side se bb i� ��sl eight
maces are eittMK LLa t i all,r covered or unc4vezes-L-bi the back.
SUBTOTAL: 6
3. PROVISION OF EMPLOYEE HOUSING (maximum 3.5 points) - The Commis-
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income Yiousing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are prcvided with housing:
1 point for each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
0
RATING: 10
COMMENT: The appliCan has comitted to deed -restrict four .(4)
•enerated y the • •
4. BONUS POINTS (maximum 8 points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commission members may, when
any one determines that a project has not only incorporated and
met the substantive criteria of those sections, but has also
exceeded the provisions of these sections and achieved an
outstanding overall design meriting recognition, award additional
points. Any Commission member awarding bonus points shall
provide a written justification of that award for the public
hearing record.
BONUS POINTS:
C014RENT: Tk� aJnri�q_�.ff ce r_c�comm ^ JCI� bOT�t� y m .irts
6. TOTAL POINTS
Points in Category 1: 12 ( minimum of 5 .4 points needed
to remain eligible)
Points in Category 2: 5 (minirpum of 3 points needed to
remain eligible)
Points in Category 3: _1_0 (minimum of 8.75 points needed
to remain eligible)
SUBTOTAL: Points in Cate-
gories 1, 2, and 3
Points in Category 4
TOTAL POINTS:
27 (minimum of 25.8 points needed
to be eligible)
Name of Planning and Zoning Member:
C.700
7
c�)
MEMORANDUM
TO: Steve Burstein, Planning Office
FROM: Elyse Elliott, Engineering Department s1b
DATE: August 28, 1986
SEP — 4 1995 D
RE: 700 E. Hyman Building Commercial GMP
The Engineering Department - has -the folllowing comments on the
above referenced application:
DRAINRG F.
The ,proposed on -site drywells will maintain or improve the
historic drainage of the site by retaining the run-off from the
roof and parking area. The application offers to install an
additional catch basis if this office deems it necessary. We feel
that there is presently an adequate amount of catch basins in this
area.
TRAFFIC
This. project will not significantly impact the adjacent streets,
Hyman Avenue and Spring Street. Both could easily handle the
traffic that will be generated. Accessing the building from the
alley will minimize the circulation conflicts.
TRLiSH
The 5' x 10' dumpster area will adequately house a two cubic yard
dumpster. The proposed building should generate enough trash to
fill the dumpster in two days. A trash truck could easily access
the dumpster area.
SIDEWALKS
The installation of sidewalks along the Hyman Avenue and Spring
Street frontage will enhance the site and allow safe pedestrian
traffic. If any permanent structures are being placed within the
sidewalk right -of -Tray such as planter boxes, these must have an
approval for an Encroachment License prior Lo their construction.
The plans for the sidewalk treatment, lighting and landscaping
has to be approved by CCLC.
UTILITIES.
The location of the electrical panels is acceptable.
The applicant has agreed to underground all utilities.
Page Two
August 28, 1986
700 E. Hyman Building Commercial GMP
SCHEDULE
The Engineering Department must be given a detailed construction
schedule which discusses phasing, barricading, truck access,
staging and storage areas.
PARKING
3
The applicant is requesting Special Review approval pursuant to
Section 24-4 ,6 of the Municipal Code in order to reduce the
required number of parking spaces from 27 to 25. The Engineering
Department has no problem with this reduction.
EE/co/700flymanGMP
• j
CITY OF ASPEN
COMMERCIAL GROWTH MANAGEMENT SCORE SHEET
PROJECT: 700 E --BYM
ate RnTr n m DATE • Se O • 198�
1. QUALITY OF DESIGN (exclusive of historic features)
e ture)(maximum 18
with
points). The Commission shall consider e application
respect to the quality of its exterior and
sita desi(gn1gandoshall
rate each development by assigning p
corthe
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates
a major design
flaw.
2 -- Indicates
an acceptable
(but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAI, DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RAT ING : 1 --
COMriENT: Thephaves a
d building wij be thesties.
t,ei aht of approximately 26
' from. ex� sty na around level t� t-he
f 1 ;i�xeeedina h_e 25' height refit i ion) and contain 5000 scl ft._
(Countable FAR .75: 1). The S1QM-d —r—olalz—balg°-nies, Ql
elevatwon _ham
ADPPIl---
�mm�rca.a�an�1��—not in—keepin9k�
archi � :n� F� I?taY be a ea n9�4 _�1�� n
in a
_
-�-�-�--
parki na (at -s3
� �Zi �i-foil '- �:♦ U'rd It, fi �� h s�l7i 1�1 �p�C:7
1
M
.• 1 �i 1 1 •1 1•
MM N. ROW"Im-- W-4.
1 P70, •. �11-
�6-
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
RATING: _ —2 - -
CO MMEN T
The hni 1 c3; na appears to mPQ� mi iu► �' GPthack rEaui�e-
MentS _ OMn space was Calculated to be 13 .6% of t e she (theme
s no reauiremen4 i.n this zoned .
Thies small ot�site own space
easy pedPstri an circuat; on and .>Some ea i na Wr .
arc? parkanc----Shos'�-d be adec�;P-
access through the ---
All ti_i ties ��a.11 be u eraro ind The line of trees along —the-
screeiIdr��2� a-fm the adia��11-
.. ,-rncri r�Pli
r e s i d e at-tal-b-OiJUIDg Mi � b open sn s�
C. ENERGY - Considering the use of insulation, passive suiuJ-
orientation, solar energy devices and efficient fireplaces
device sources.
maximize conservation of
and heating and cooling
energy and use of solar energy
RATING:
COMMENT: �e�2 ng Fork_ EJC S—
featurea_.(_e--x-c,-ePJjj'g-Ql f-------
2
RAN
V
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING: 2
COMMENT: Sidewalks on Hyman and Spring Streets will be usefL7 __
! • y , ! •!f !1r--fit _W" 103 4K"-Iqp to•1
• • • 11 1 • Isi • � .��'
��Y3�8-1iiY _.e�a5�-e Open space. —
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING: 2
COI 14ENT: The prbposed building will block some views of Armen
HountzLi fr. m 3i tai;, �e�t am the ZI�E� Hopkins Apt.
)3uildirc_9en it-s hecjht and bulk floc ever,
floors ?ill reduce this impact as wel] a,� al�ocr for good vi etars
from the upper story halconi��� " is rx>rta-rt��t��i�C_ views V1W
f. TRASH hND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING: _2--_
CODIMENT:T'he 5' x 7.Q' enc7 oEed dump r1rQoff- the aa1�%4anri
iocatin�of the electric nanel�5 r�ee the acptanccoa:_t�-
SUBTOTAL: 2.2
AVAILABILITY OF PUBLIC FACILITIES AND SERVICBS ( maximum 10
points) . The Commission shall consider each application with
respect to its impact upon facilities and services and shall rate
3
/ch development by assigning points according to the following
ula:
Indicates a project which requires the provision of new
services at increased pexpense.
1 Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3 . WATER SUPPLY/FIRE PROTECToION� forConsidering
nee needsthe
ofcapacity
proposed
water supply system to provide
development without system extensions and without treatment plant
or other facility upgrading. F1so, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING: 2
COMMENT:
Flat _a i�aa-
Y' 1 a ? e�S���n b` ►� ova d d i xS2�n m�n�
P;t er Avmen or Sx�ring Streets,- The appli
_Tttprore f;P prUtPCtlo - - ---�
b. SEWAGE DISPOSAL - Considering the capacity f ev sanitary
sewers to dispose of the wastes of the prop
opment
without system extensions and without treatment plant or
other facility upgrading.
RATING:
COMMENT: The Sane= 4n-��1�-i
.-s ;t ated t :�s nroiect _gall
COMMENT:
p1_4 nt Cap"
4
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING: 1
not significantly - treets, Accessing the
• •!
gubey Park is 4_blQcks away
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING : _I
COMMENT: T-b��i.can �-t , ed
maiorit�of the prozect's sxfa e--rJlnoff wi1���re�:ain� site
thron—gh uSe t7lt ^rated t s wiJ 1
� _rain or im eve the historic drainage on the 9-Ue— I�
i�
likely - _ that ther�y17 be r�Qre run -of_ from. s—Prc>�t�.
enteri sndra�L��' system a
-his bui.loI1g ax�aved surfaces_ i�ocaevee rn�
De�azie_t�t states thi._s rt-
Cep Qd by t e rs:a n�eri-nc�De aXt_re� �i_ a _asle°�U�-Jlum-plc
of
catch bas? ns .at��
5
• � 0 )
3.
PARKING - Considering
the provision of parking spaces to
meet the commercial and/or residential needs 'of the proposed
development which are
design dofys idction 24-4.5 of the
spaces with respect
Code, and consideringpaved surface, convenience and
to visual impact, amount of pa
safety.
RATING:
m
Office zone standards, The EnQineg 'Li a D-epartment ^
mpacts a r,-tlLe-
t ira _i$ eXempt from F. A R. mead tea the bui] ; n(I as
A. R. wsu_] d��dic%�te Carte_
desic�tle 1 is n��rh bigger t�ian the�F. -
-^ SUBTOTAL: 6
PROVISION OF E11PLOYEE HOUSJNG (maximum 15 points) - The Commis-
sion shall assign points to each applicant who agrees
to provide
low, moderate and middle income housing which plies
of then City
in
housing size, type, income and occupancy guidelines
of Aspen and with the provisions of section 24-11.10. Points
d -ording to the following schedule:
shall be assigne c,
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point for each 4 % housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 121, housed
R.
• 40 •
COMMENT:
RATING: 10
g n ie
4. BONUS POI 23TS (mas:imurn 8 Points) (Note to exceed 20% of the points
Commission members may, when
awarded in Sections 1, 2 and 3)
that a project
tthose
- and
has n lcbutt dal
any one determines
met the substantive criteri
so
sections,ot
has
aaward caddit
re ognition,ions
exceeded the provisionsmeritingthese
additional
overa7.l desig shall
outstanding
points. Any Commission member
awarding bonus points
that award for the public
provide a written justification
of
hearing record.
BCNU 5 POINTS: 0—
C01-IME11IT: Th_e
6. TOTAL POINTS
1: 1_
(minimum of 5.4 points needed
Points in Category
to remain eligible)
2: 5�
(minimum of 3 points needed to
Points in Category
remain eligible)
Points in Category 3: �p
(minimum of 8.75 points needed
eligible)
to remain
SUBTOTAL: Points in Cate -
(minimum of 25.8 points needed
gora.es 1, 2, and 3 -�—
to be eligible)
Points in Category 4
TOTAL POINTS:
=9 --____
Name of Planning and Zo11111.g Member:�-
C.700
7
C. Special review for -.bevuPw-PWJkJL to achieve a .9:1
F.A.R. consisting of .74:1 F.A.R. for commercial and
free market residential space and .16:1 F.A.R. for
employee housing space.
1tlt?,..-&:- HIM": The proposed building on the northeast corner of
3y��'i'� Hyman and Spring Streets would contain three floors of office
_`li :fsi��< space and an undetermined number of tenant spaces, to depend upon
).-I6a , �c market demand. Parking would be provided at grade in an unwalled
J rtion of the building off the alley. Four two -bedroom units at
Jpr,,t eff �,ue, Po g y
Park Place Condominiums would be deed -restricted as part of this
project.
9f�
��k�L,• ,sti,ir
The one ancillary review in this application is:
a. Special review for a reduction in required parking f rom
27 on -site spaces to 25 spaces.
The Planning Office requests the Planning Commission to make an
A� interpretation of an ambiguous provision of the `e-xtt :
.G3, area calculation concerning the proposed covered parking area in
J�
the 700 E. Hyman project. Approximately 5,64if_ square;-_£eet would
be devoted to ate -grade unwalled parking in this project.
fT y� a��,.w711ri
Section 24-3.7(e) (1) states in part that "the calculation of
floor area of a building or a portion thereof shall include ... any
area under a horizontal projection of a roof or balcony even
though those areas are not surrounded by exterior walls, when
such areas are necessary for the function of the building." The
Building Department and Planning Office interpretation, explained
i in the October 13, 1983 letter from Planning Director Sunny Vann
o Wilson Good regarding the Applejack (attached) , has been that
r-tcovered parking above grade be counted as F.A.R. finding it to
meet this definition since the office zone district requires
.parking to be provided, making it necessary to the function of
the building. We note that the parking area of 700 E. Hyman also
is the service access- to the building.
Section 24-3 .7 (e) (3) states in part: "For the purpose of calcula-
ting floor area ratio and allowable floor area, parking and those
subgrade and subbasement areas not in conformance with the
minimum requirements for natural light, ventilation in any zone
district shall not be included in floor area calculations." This
provision would appear to contradict that quoted above, by
stating that parking whether at surface or below is exempt, while
the above language is that since the parking at grade is under a
projection, it should count.
The Board of Adjustment heard an analogous case to this on
November 7, 1983 for an F.A.R. variance concerning the Applejack
in which parking would be covered by* stilt construction of
employee units. The variance was granted based on the following
2
�yNrrrsN.��`�•�•u..uuW.rWu'r..W�YMYi[.ur.uuraa. �:.�....... .��....�.__ __._ _
0
•
reasoning:
a. There is a hardship based on the ambiguous language in
the Code about parking being a necessary function.
b. There is a practical difficulty in that the intent of
the L-3 zone district was to encourage reasonable
novation
through increasing F.A.R., providing
expectation that additional floor area would be built.
A review of the minutes of the case reveals
s hat in the Board
reviewed the Applejack case as a unique situation
ac't intent of the-L-3 he
z.ane played an important role. It was not
'r desire to create a precedent for other uncovered parking
their
jAV"J '', exempt from F.A. R. Reinforcing the Board's finding, they
7 . requested that a 1 otter be written to the Planning Office about
the problem with language. However, no change has been made to
this section.
If the Planning Commission makes the interpretation that the Code
calculations
t parking from floor area �ent Want
uld be
does exempt to
�
r.k;. setting: the. precedent that__the.--Board of Ad3uat
{ %Slfidid, and we would recommend thatl Co=
dme_nt- be: initiated to
If the interpretation
,arify these ambiguities. is made that
ncluded in floor area calculations,
the 700 E. Hyman parking is i
then an amendment to this application would be required. We feel
that the PZ could go ahead and score the application in this
latter case and if the project met the threshold the applicant
U11"`-T'' id to amend the project to bring it into compli-
�RTj.y,;, ?would be required
ance with its F.A. R. limits.
PROCESS: The Planning Office will summarize these projects at
your meeting of September 16, 1986, repaints for dtheures cor ingwithoof
and provide a suggested assignment of points
the applications. The applicants will give brief presentations
of their proposals. Public hearings will be held to allow
interested citizens
members comment. 1 eachA behe close asked to ofeach
the appli
the Commisson
cant's proposal.
The total number of points awarded by all the members, divided by
the number of members voting, will constitute the total points
awarded to each project. A proj ect must score a minimum of 60
percent of the total points available under categories 1, of the
3 amounting to 25.8 points, and a minimum of 30 percent
points available iTheamininaum points are as follows:
eligible for
a GMP allotment.
Category 1 = 5.4 points;
Category 2 = 3 points; and
3
0 '6) *.a)
Category 3 = 8.75 points.
Should an application score below these thresholds it will no
longer be considered for a development allotment and will be
considered denied. Bonus points cannot be used to bring an -
application over this minimum threshold.
PLANNING OFFICE RATINGS: The Planning Office has assigned points
to both applications as a recommendation for you to consider.
The staff met to assess the ratings of the reviewing planner and
objectively score the proposals. The following table is a
summary of the ratings. A more complete explanation of the
points assignment for each criterion is shown on the attached
score sheets, including rationales for the rating.
Availability
of Public Employee
Quality of Facilities Housing Bonus Total
Design of Services Need Points Points
Wesson
11
6
10
0
27
700 E.
Hyman 12
5
10
0
27
ANCILLARY REVIEWS: If you concur with our ratings, both appli-
cations meet the minimum threshold for GMP allotment. Should
projects receive identical point totals, the Code in Section 24-
11 .3 (a) gives the discretion to Council to "award the allotment
to neither or to the project proposing development at the lesser
floor area ratio or offering more employee or low income hous-
ing."
The Planning Office has the following comments regarding special
reviews associated with each project.
WESSON APPLICATION:
A. Employee Housing GMP Exemption: The applicant requests a
GMP exemption pursuant to Section 24-11.2(f) of the Muni-
cipal Code for one on -site employee unit and a cash -in -lieu
en
payment for moderate income level employee housing.
September 11, 1986 the Housing Authority recommended
approval of this request. It should be noted that the on -
site unit would be 858 sq. ft., but in accordance with City
Housing Guidelines, the rent would be based on the price per
square foot of a 700 sq. ft. unit.
RECOMMENDATION: The Planning Office concurs with the housing
Authority and reeoi�unenda. �P�i.` to"' rommenccl apprr the
4
K
parking adjacent to this property. The two one -bedroom
residential units will each have one space in the rear while
the dental office will have five spaces. We recommend
approval of this request subject to the condition that the
two residential parking spaces shall be demarked for the use
of those tenants.
C. Special Review forThe applicant requests
approval of a special review for bonus F.A.R. to add
approximately 968 sq. ft. of bonus F.A.R. for the employee
apartment and employee stairwell. 0 .74:1 F.A.R. is used for
the commercial and free market unit space, 'and 0.16 F.A.R.
is devoted to employee housing.
Section 24-3.5 (a) of the Municipal Code states the
criteria for P&Z's review (attached) .
The Planning Office believes that the Wesson Building
proposal is compatible with the surrounding land uses and
zoning. Staff comments in the GMP scoring recommendations
pertain to the review criteria of ,,bulk, height, open space,
anal visual impact indicates that this appears to be an
aceeptable--building design. In addition, it appears that
there are ;adequate serwfces. (water, sewer, storm drainage,
etc.) to serve the proposed development.
The requested total F.A.R. is
Office zone district is 1:1.
F.A.R. bonus pertains only to
and not any additional square
to another review.
.9:1, while the maximum is the
It should be noted that this
the square footage requested
footage that would be subject
RECOMMENDATION: The Planning Office recommends approval of this
request for 968 sq. f t. bonus F.A.R. for the employee apartment
and employee stairwell subject .to a commitment to landscape the
western edge of the property;
71N "`E.'9YMA!r
A. Special Review for Reduction in Parking: The appl i.cant
requests to reduce the number of on -site parking spaces on
the project pursuant to Section 24-4.5 (c) of the Municipal
Code from the required 27 spaces to 25 spaces. The appli-
cant provides rationale for this request summarized as
follows:
1. The number of proposed spaces exceeds the minimum
requirement of 1.5 spaces/1000 sq. f t. that can be
achieved by special review. The proposed ratio is 2.8
spaces/1 ,000 .sq. f t.
2. 'Access- is provided via- the al -ley which reduces the
R
00)
4h)
number of spaces which can be provided without going to
a sub -grade garage. A sub -grade garage .is unrealistic
for this project.
0w
3. The property is he-ut of
the commercial core and Hunter Creek and Mountain
Valley bus routes.
4. Precedent exists for reducing parking requirements to
1.5 spaces/1000 sq. ft.
5. rBmo use- -propose-d- on th-e---pr-ope-r-ty_ would result_.. -in
abnormally such as certain
commercial uses permitted in the zone district would.
The Planning Office notes that the streets surrounding this
proposed project are currently used to their maximum for
parking. A parking survey conducted last spring by this
office revealed that there is 97% occupancy rate in this
area, while 90% is considered maximum. Therefore, there is
little possibility that on -street parking will help supple-
ment parking supply for this project.
The Engineering Department supported the reduction in
required parking. Given that the request is f or a minor
reduction and the convenient location -a=•- in relation to the
Commercial Core, the Planning Office agrees with the
Engineering Department.
RECOMMENDATION: The Planning Office recommends approval of the
requested parking reduction.
ALLOWENT ISSUES: The total commercial square footage allotments
requested far exceeds the office quota which has 4,000 sq. ft.
per year. Awarding development rights to both projects would
require future year allocation into 1987 (4,000 sq. ft.) and 1988
(1,947 sq. ft.). By action of Resolution 29, Series of 1_985,
City Council did not carry over office square footage which was
unallocated last year.
The following table summarizes the 1986 commercial GMP compe-
tition:
Zone Districts
CC & C-1
Office
CL and other
1986 COMMERCIAL COMPETITION
GMP Requests
14,269 sq. ft.
9,947 sq. ft..
L,992 sq. f1t,
Quota
10,000 sq. ft. *
4,000 sq. ft.
3,4Q q - �
w • o- Z Wet ;4• w e, 7�• • • v •
PRQ7ECr NAPE: 700 E. Hyman Date: 9/16/86
P&Z VCTM MEMBERS
A. Quality of Design
1.
Architectural
Design
2.
Site Design
3.
Energy
4.
Amenities
5.
Visual Impact
6.
Trash and Utility
Access
1 2 3 4 5
David Jasmine Welton Ramona dim
1 1 0.5 1 1
1.5 1 0.5 _2 1
2.5 3 2— 2_ 3
1.5 2 0.5 2 2
1 2-0.5 �. 0
-2 2 1 2 3_
9.5 1-1. �_ 10 10
B. Availability of Public Facilities
and Servioes
1.
Water Supply/Fire
Protection
2.
Sewage Di spo sal.
3.
Public Transporta-
ti on/Roads
4.
Storm Drainage
5.
Parking
SLBTDTAL :
.2 2 1 1 2
1 1 -- I 1— 1
1.5 1 1_ �_ 2
C. Provision of Employee
Housing 10T -10 10 10 10
TOTAL:
D. Bonus Points
• v•
9.1-
c�Ma��rE
MYLER, STULLER & SCHWARTZ
ATTORNEYS AT LAW
DAVID J. MYLER 106 S. MILL STREET, SUITE 202
SANDRA M. STULLER ASPEN, COLORADO 81611
ALAN E. SCHWARTZ. (303) 920-1018
October 20, 1986
HAND DELIVERED
Aspen/Pitkin Planning Office
130 S. Galena
Aspen, C08 1611
ATTN: Alan Richman
Planning and Development Director
RE: Hodge Capital Company GMP Application
for the 700 East Hyman Project
Dear Alan:
As we have discussed, Hodge Capital Company feels confident
that it has valid and persuasive grounds for appealing the
Planning and Zoning Commission's scoring of the above -referenced
project. In addition, we feel that there is a legitimate basis
for consideration of a revised project at this time as set forth
in my letter of September 29, 1986.
Nevertheless, in the interest of avoiding a confrontation
over issues which can and should be resolved amicably, Hodge
Capital Company is willing to withdraw both the appeal and the
request for consideration. Such withdrawal is conditioned upon
authorization by the Aspen City Council which will allow the
unallocated square footage quota from the 1986 GMP competition in
the office zone to be carried over and added to the allocation
available for the 1987 competition.
It is Hodge's intent to redesign the project in response to
the comments and criticism received in the review of the above
application and to submit a new GMP application on August 1,
1987. We believe that the new application will be well received
by staff and the Commission and, accordingly, we are willing to
wait until next year for consideration of the revised project,
provided that the unallocated square footage for this year's
competition is available.
We urge you to present this matter to the City Council as
soon as possible. In the meantime, our appeal and request for
MYLER, STULLER & SCHWARTZ
Aspen/Pitkin Planning Office
October 20, 1986
Page 2
consideration of a revised application will remain in effect.
Should our appeal not be withdrawn, we do plan to submit
additional documentation in support thereof.
Very truly yours,
MYLER, ST R & SCHWARTZ
By:
David J. BK1,6r
Attorney for Hodge Capital Company
cc: Paul Taddune, Esq.
Hodge Capital Co.
Vann Associates
October 2, 1986
Mr. Dave Myler
Myler, Stuller & Schwartz
106 S. Mill Street, Suite 202
Aspen, CO 81611
Dear Dave:
This letter is in response to your letter dated September 29,
1986 with respect to the 700 E. Hyman GMP application. I have
discussed this matter with the City Attorney, Paul Taddune, and
have the following comments for you.
I am not able to support your request to redesign and resubmit a
project for this site. According to Section 24-11.3(e) of the Code:
"(e) Not more than one application for any development site
shall be entertained in any one year, provided, however,
that more than one application, each for a residential,
commercial, office or lodge use (if permitted uses within
the zone district) may be made if the Planning Office shall
determine that each is a distinctly different land use
application."
This section of the Code means that while you may submit a new
residential application for the site, we can only accept a single
commercial or office application for the site in any year. This
would be consistent with the entire spirit of the growth management
quota system, which sets an annual date for submission of appli-
cations, putting all landowners in the City on notice as to when
development applications can be accepted and reviewed and whether
allotments will be granted this year or available for use in
future years.
In reviewing your letter, I am struck by your comment that the
Commission's scoring penalized you for taking advantage of a
legitimate exemption. I believe that you are in error in this
observation. There is no criterion in the growth management
process which scores the floor area ratio calculation. The
relevant criteria score such items as size and height of the
building, building scale and similar features. It was in this
respect that the Commission found design flaws with your building
Mr. Dave Myler
Oct. 2, 1986
Page 2
because the provision of above grade parking increased, in their
view, the size, height and scale of the building, and not because
you used a legitimate exemption.
As you indicated, I did suggest that the interpretation of the
floor area ratio issue would be handled in the process. While I
regret not being able to resolve this issue prior to the August 1
deadline, I believe that we endeavored during our project review
to come to a fair resolution of the issue. Unfortunately, it was
not until September 11 that we received a comment from the Zoning
Enforcement Officer suggesting that we look at how the issue was
addressed in the case of the expansion of the Applejack Lodge.
At this point it became clear that the prior office position had
been to count above grade covered parking in floor area calcu-
lations. I believe it is my duty to take into consideration all
relevant facts which come to light in the review process, no
matter when they may be made public, and so our review included
the finding that the project had a problem in terms of FAR.
When you found that we were not supporting your interpretation, I
provided you the opportunity to table the application at that
time and redesign it to bring it into conformance with our
understanding of the Code. You chose to argue the matter with
the P&Z, and were successful in overturning our interpretation.
If, however, you felt that the matter was not being properly
resolved at that time, you still had the opportunity to table the
application following the Code interpretation and prior to the
scoring process to discuss how the project could be amended. You
chose instead to go forward with the scoring although you now
seem to feel that at the time the Commission's negative opinion of
the project had been clearly voiced during the interpretation
process.
It is my conclusion that to allow you to withdraw the earlier
design and submit a new one would be contrary to the rules and
spirit of the growth management quota system. Providing you this
opportunity will penalize other landowners in the office zone who
have a right to expect that August 1 is the annual application
date, that applications are reviewed by the P&Z in September and
allotments are granted by Council in October subject to the
right of appeal of scoring, and that once applications are
scored and eligibility for allotments is established, that they
may rely on the size of the allotment available for next year to
start their own project planning. The process you suggest would
set a precedent for reconsideration of any future application
which does not meet the threshold, making the entire process
uncertain and unfair for all participants.
The City Attorney and I believe you have the right to appeal my
findings to the City Council. We believe that you can raise
• 0
Mr. Dave Myler
Oct. 2, 1986
Page 3
these issues in an appeal of the scoring, pursuant to Section 24-
11.5(e), since your letter of September 29 provided notice of
appeal of the 700 E. Hyman application.
If you intend to pursue the appeal, I would expect you to submit
a letter to me explaining the basis of your challenge so that
staff can evaluate your arguments and present our analysis to
Council. Until I have received said letter, I am unable to
confirm an agenda date for you.
Please feel free to contact me if you have any further inquiries
regarding this matter.
Sincerely,
Alan Richman
Planning and Development Director
AR: ne c
cc: Paul Taddune , City Attorney
•
•
DAVID J. MYLER
SANDRA M.STULLER
ALAN E. SCHWARTZ
MYLER, STULLER & SCHWART7_
ATTORNEYS AT LAW
September 29, 1986
106 S. MILL STREET, SUITE 202
ASPEN. COLORADO 81611
(303) 920-1018
HAND DELIVE � n �V
Aspen/Pitkin Planning Office
130 S. Galena Street
Aspen, CO 81611
ATTN: Alan Richman, Planning and Development Director
RE: Hodge Capital Company GMP Application for
the 700 E. Hyman Project
Dear Alan:
At your suggestion, this letter is being written on behalf
of Hodge Capital Company to request consideration by the Planning
and Zoning Commission of a revised application for GMP review and
scoring. In the alternative, this letter will serve as a notice
of appeal from the September 16, 1986 scoring of the
above -referenced application by the Commission, pursuant to
Section 24-11.5(e) of the Aspen Municipal Code.
As you are aware, the project proposed in Hodge's initial
application included approximately 5,640 square feet of on -grade
covered parking. At the time of submission, Hodge interpreted
Section 24-11.3.7(e)(3) of the Aspen Municipal Code to provide an
unqualified exemption for all forms of covered parking from the
calculation of allowable floor area. This interpretation was,
however, subject to some doubt as a result of an indication by
Bill Dreuding that the Aspen Building Department was interpreting
the same provisions to require the inclusion of covered parking
in the floor area calculations. Hodge was obviously concerned
since, if the building department's interpretation was correct,
the project would exceed the allowable floor area.
Because Code interpretations are within the purview of the
Planning Office, Sunny Vann verbally requested an opinion on the
issue in early July and subsequently in a letter dated July 21,
1986. He was thereafter advised that the Planning Office would
not be able to provide such an opinion prior to the submission
deadline,. but that "the matter would be handled in the process."
It was Hodge's understanding, at that time, that such "handling"
would include the ability to amend the project to cure problems
caused by the inclusion of covered parking.
MYLER, STULLER & SCHWARTZ
Aspen/Pitkin County Planning Department
September 29, 1986
Page 2
Hodge submitted its application on August 1. On September
12, Hodge learned for the first time that the Planning Office
would take the position that the proposed covered parking had to
be included in the calculation of allowable floor area. We also
learned at that time that the Planning Office would ask the
Planning and Zoning Commission for its opinion on the issue,
which if contrary to Hodge, would cause the project to exceed the
allowable floor area. Consistent with our previous
understanding, staff indicated that, should the Commission so
decide, Hodge would be able to amend its project. Since it was
too late to discuss revisions to the project or to attempt to
debate and hopefully resolve the conflict at the staff level,
Hodge proceeded with the project as initially designed.
Hodge appeared at the public hearing of September 16, 1986
and sought to convince the Commission of its interpretation of
the floor area rules. At that hearing, planning staff presented
its argument in favor of including covered parking and Hodge
presented its argument in favor of excluding covered parking.
Although begrudgingly, the Commission seemed inclined to agree
with Hodge. It was apparent, however, that every one of the
Commission members thought that parking should be included in the
FAR calculation and that the rules should be amended to so
provide. It was also quite apparent that the project was
considered by the Commission to be too massive and that it would
not score well because of the manner in which parking was
incorporated into the design.
The public hearing was closed and Hodge then had the
opportunity to respond to staff's suggested scoring on a
point -by -point basis. Following the discussion, the Commission
awarded a score of 24.6, which is 1.2 points below the threshold.
The observation that the Commission would, in effect, penalize
Hodge for taking advantage of a legitimate exemption, was thus
confirmed. An analysis of each Commissioner's scoring also
supports that conclusion.
The project received a combined .9 for architectural design.
Any score of less than 1 denotes a totally deficient design,
while a score of 1 denotes a serious "design flaw." The staff
report characterized the incorporation of covered parking into
the building as a design flaw because it increased the size and
bulk of the bulding. It seems clear that the Commission agreed.
The discussion of design flaws in the staff report did not
identify any problems relating to structural integrity, the
MYLER, STULLER & SCHWARTZ
Aspen/Pitkin County Planning Department
September 29, 1986
Page 3
functioning of the building, safety, access, or any other matter
which would normally be considered in relation to design flaws.
Rather, the design was considered flawed solely because the
manner in which parking was incorporated would cause the building
to be larger than if the parking was totally underground or
uncovered. In addition, the abnormally low scores, when compared
to the Wesson application, for architectural design, visual
impact, parking, and site design are, in Hodge's opinion, all
related to the Commission's mind set that the exemption for
on -grade covered parking is not appropriate.
Of fundamental importance to the GMP allocation system is
the existence of clear rules and regulations by which an
applicant can determine, in advance of a submission and with
reasonable certainty, how critical issues will be resolved.
Where, as here, an applicant seeks clarification of a critical
issue in advance of submission, and is advised to proceed without
such clarification on the assurance that an adverse decision on
that issue will not be used to disqualify his application, the
door to further consideration should not be closed when, in fact,
such an adverse decision is rendered.
If Hodge had been able to resolve the floor area issue prior
to submission, or if Hodge had had a clear understanding of the
Commission's feelings about covered parking, irrespective of the
floor area rules, a different project would have been submitted.
As it was, however, it would have been impossible for anyone to
know with reasonable certainty how these issues would ultimately
be resolved. Added to the confusion is our understanding that
"the matter would be handled in the process" and the indication
that revisions to cure problems related to the parking design
would be allowed.
Under the circumstances, there is no significant distinction
between having the application rejected because the parking
caused the project to exceed allowable floor area, and failing to
meet the scoring threshold because of the manner in which that
same parking was incorporated into the design. In other words,
whether rejected as a result of an interpretation or scoring
makes little difference since the basis for rejection, in either
case, was the same. It should also be noted that the extent of
redesign which will be involved in a revised application is also
the same whether as a result of interpretation or scoring. The
net effect of the proceedings to date is that Hodge lost the
floor area debate. Accordingly, and in the interest of fairness,
Hodge should be entitled to submit a revised application for
review and scoring as previously contemplated.
MYLER, STULLER & SCHWARTZ
Aspen/Pitkin County Planning Department
September 29, 1986
Page 4
Despite the fact that Hodge believes that it has grounds for
appeal and is prepared to submit argument in addition to that
presented herein, we would prefer to redesign and resubmit the
project in response to the Commission's obvious preference for
smaller building mass. If Hodge is granted the opportunity to
have its revised project reviewed and scored, we will concede
that the Wesson project has won the scoring competition and we
will withdraw our appeal. Regardless of our ultimate score,
further review and processing of the Wesson application will be
able to proceed as though our revised application were not being
considered. If our request for consideration of a revised
application is denied, Hodge will proceed with the appeal of the
Commission scoring and hereby reserves the right, at your
suggestion, to submit additional argument in support thereof.
The fact that we are requesting a review for which there is
no specific precedent should not deter our attempt to seek a fair
and equitable solution to the dilemma facing Hodge. We are
prepared to meet with staff at any time to discuss the issues in
the hope that staff will support our request.
Very truly yours,
MYLER, STUt
BY & SCHW 'I'Z
David J. M
DJM:klm
cc: Hodge Capital Company
Paul Taddune, City Attorney
i
i
VANN ASSOCIATES
Planning Consultants
October 16, 1986
Mr. Steve Burstein
Aspen/Pitkin Planning Office
130 South Galena St.
Aspen, Co 81611
Re: Hunter Plaza Commercial GMP Application/Existing
Floor Area Credit
Dear Mr. Burstein:
The purpose of this letter is to clarify Hunter
Plaza Associates' position with respect to the existing
commercial floor area credit attributable to the so-
called Palazzi property. As discussed in the Hunter
Plaza Commercial GMP application (see page 5, Develop-
ment Data), the applicant believes that the existing
building's covered areas should be included in the
property's floor area credit. Inasmuch as the Code does
not specifically address this issue, these areas were
excluded in the original application. Resolution of the
issue, however, was specifically requested by the
applicant, and the possibility of subsequent technical
clarification of the application discussed.
As you may know, both Alan and Bill Drueding have
indicated that they believe such areas should be
excluded from the property's floor area credit. This
position, however, is contradictory to both the Planning
Office's and Building Department's historical treatment
of commercial credits and, to my knowledge, unsupported
by either specific Code language or prior application.
As a result, Hunter Plaza Associates respectfully
request that the Planning Office reevaluate its position
so as to allow inclusion of the areas in question.
Should the Planning Office concur, the applicant will
P.O. Box 8485 • Aspen, Colorado 81612 •303/925-6958
•
•
immediately "technically clarify" his application
resulting in a reduction in the requested commercial GMP
allocation. Should the Planning Office adhere to its
initial interpretation, then the applicant requests that
the issues be resolved by the City Council in
conjunction with its allocation of quota to this year's
GMP competitors.
The applicant's rationale for the inclusion of the
building's covered areas in the property's existing
floor area credit can be summarized as follows:
1) Section 24-11.2(a) of the Code (the applicable
GMP exemption/credit provision) refers to the
"...reconstruction of any existing building,
provided there is no expansion of commercial
floor area..."
2) The Planning Office has historically used
floor area as a basis for determining a
commercial building's GMP credit.
3) Both the Planning Office and Building Depart-
ment have indicated that they interpret
Section 24-3.7(e) of the Code to include such
covered areas in the building's floor area
calculation.
4) A majority of the existing building's business
is conducted within the area in question.
5) To the best of the applicant's knowledge,
there is no precedent for the exclusion of
such areas from the computation of a
building's GMP credit.
In summary the applicant believes it to be fund-
amentally unfair to require that, on the one hand, such
areas be included in the building's floor area calcu-
lation while, on the other hand, they be excluded from
the calculation of GMP credit. In effect, the Planning
0 •
Office appears to be saying that if a new building were
to be built today, the covered areas would be included
in the calculation of floor area and, therefore, subject
to the receipt of a GMP allocation. However, if the
building was subsequently demolished and a new structure
proposed, the covered areas could not be counted in
calculating the existing credit even though they were
the recipient of a prior GMP allocation. Quite frankly,
the logic of this interpretation escapes both myself and
the applicant.
Should you have any questions, or if I can be of
any further assistance, please do not hesitate to call.
I appreciate your consideration of this matter and am
available at your convenience should you wish to discuss
it further.
Very truly yours,
VAN% A&6-0 1ATES
unny Xann, AICP
cc:AWthony J. Mazza
r
• 0
PROJECT:
CITY OF ASPEN
COMMERCIAL GROWTH MMANAGEMENT SCORE SHEET
U o M1,14
DATE • 9411A,
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Fate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
_ RATING: /
COMMENT •
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacX.
RATING: ///Z
CO MNfE N T : / IV
c. ENERGY - Considering the use of insulation, passive solar
1
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
energy and use of solar energy sources.
1-7
RATING:
COMMENT:
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
filo
RATINGCOMMENT: 6 P� Spite ay� ( (�4r"U �
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING
COMMENT: -
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING:
COMMENT:
2
SUBTOTAL: `/_'/��
2. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (maximum 10
points) . The Commission shall consider each application with
respect to its impact upon facilities and services and shall rate
each development by assigning points according to the following
formula:
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 -- Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 -- Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide f or the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING: T
COMMENT:
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
RATING: `
COMMENT:
r
3.
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
/l
RATING: J
COMMENT • � / ��; i � c e'-rj
e. PARKING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety. I
RATING:
COMMENT
SUBTOTAL: ("�? Z
PROVISION OF EMPLOYEE HOUSING (maximum 15 points) - The Commis-
4
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income housing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point for each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
COMMENT:
4. CONVERSION OF EXISTING QN
shall assign points to th
a portion of their low
purchasing fully constru�
Aspen's hswsing guidelir
them in comp ation wit
assigned accordi to the
1 to 33% of a/11 low
ncome units proposer
t lie purchased and
RATING: 1112
axl= 5 points) - The Commission
se appl nts w o,-guarantee to provide
moderate middle income units by
,ed unit hic are not restricted to
rs a placing eed-restriction upon
ction 24-3`1.1 Points �ha-I.1� be
Allowing gzfiedule:
'nts
mojelk,ate ansYmiddle
ap,plieant are
d restricted
4 66$ of all ow, mod ate, and middle
incom units pr sed by ap icant are
to be rchase and;�eed rest is ed
67 to 10 f all' low, moderate n middle
income un s proposed by applican are
to be pur�ch ed and deed restricte
i/`RATING:
COMMENT:
5
3
5
5. BONUS POINTS (maximum 8
points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commissionmembers may, when any
one determines that a project has not only incorporated and met
the substantive criteria of those sections, but has also exceeded
the provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional points.
Any Commissionmember
written justification
awarding bonus points shall provide a
of that award for the public hearing
record.
BONUS POINTS. -
COMMENT:
/
6. TOTAL POINTS
Points in Category
l: ( minimum of 5.4 points needed
/ to remain eligible)
Points in Category
2: (minimum of 3 points needed to
remain eligible)
Points in Category
3: (minimum of 8.75 points needed
to remain eligible)
SUBTOTAL: Points in Cate-
gories 1, 2, 3 & 4 ' (minimum of 28.8 points needed
to be eligible)
Points in Category 5
TOTAL POINTS:
Name of Planning g and Zoning Member:
CITY OF ASPEN
COMMERCIAL GROWTH MMANAGEMENT SCORE SHEET
PROJECT: -)DD 1-
DATE • q l
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 -- Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RATING:
COMMENTT 67 / rn f00 61.
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
RATING:
COMMENT: / l
C. ENERGY - Considering the use of insulation, passive solar
1
0
11
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
energy and use of solar energy sources.
RATING:
COMMENT:
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING: 2i
COMMENT:
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING:
COMMENT
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING: ;;?--
COMMENT:
2
SUBTOTAL:
2. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (maximum 10
points) . The Commission shall consider each application with
respect to its impact upon facilities and services and shall rate
each development by assigning points according to the following
formula:
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 -- Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 -- Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide for the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING: 2-
COMMENT•
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
COMMENT:
L
RATING:
0 i
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT:
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING:
COMMENT
e. PARRING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety.
RATING:
COMMENT
SUBTOTAL: �.
3. PROVISION OF EMPLOYEE HOUSING (maximum 15 points) - The Commis-
4
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income housing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point f or each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
RATING: i0
COMMENT
4. CONVERSION OF EXISTING UNITS (maximum 5 points) - Th mmission
shall assign points to those cants who guarante to rovide
a portion of their low, mo erat and middle inco a uni s by
purchasing fully constructed units w ' ch are not res ricte to
Aspen's housing guidelines a d placin a deed-restri ion u n
them in co 'cation with Sec ion 24-11 0. Points hall b
assigned ac or g to the folio ing schedul
Points
1 to 33$ of all to moderate and middle
income un' is propose by appli ant are
to be pur ased and d ed restricted
34 to 66$ o all low, m erate and middle 3
income units proposed by pplica t are
;o be purcha ed and deed r strict d
67 t 100% of all low, moder to an middle 5
income nits roposed by appl' cant are
to be pur ed and deed restr ,pte
RATING:
COMMENT:
5
5. BONUS POINTS (maximum 8 points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commissionmembers may, when any
one determines that a project has not only incorporated and met
the substantive criteria of those sections, but has also exceeded
the provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional points.
Any Commissionmember awarding bonus points shall provide a
written justification of that award for the public hearing
record.
BONUS POINTS:
COMMENT:
6. TOTAL POINTS
Points in Category 1: �j (minimum of 5.4 points needed
to remain eligible)
Points in Category 2: (minimum of 3 points needed to
remain eligible)
Points in Category 3: �� (minimum of 8.75 points needed
to remain eligible)
SUBTOTAL: Points in Cate- 2
gories 1, 2, 3 & 4 (minimum of 28.8 points needed
to be eligible)
Points in Category 5
TOTAL POINTS:
Name of Planning and Zoning Member:
M.
0
PROJECT:
CITY OF ASPEN
COPWRCIAL GROWTH MMANAGEMENT SCORE SHEET
Ile)y DATE:
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 -- Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RATING: �=
COMMENT:
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
�w RATING:
C. ENERGY - Considering the use of insulation, passive solar
1
•
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
energy and use of solar energy sources.
RATING:
COMMENT:
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING
COMMENT • L/U vv
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING:
COMMENT:
5�10
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING:
COMMENT:
E
SUBTOTAL :
2 . AVAILABILITY OF PUBLIC FACILITIES AND SERVICES ( maximum 10
points) . The Commission shall consider each application with
respect to its impact upon facilities and services and shall rate
each development by assigning points according to the following
formula:
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 -- Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 -- Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide for the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING:
COMMENT:
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
COMMENT:
3
RATING: i
LJ
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING:
COMMENT
e. PARRING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety.
RATING:
CO MME N T :
SUBTOTAL:
3. PROVISION OF EMPLOYEE HOUSING (maximum 15 points) - The Commis-
4
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income housing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point for each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
RATING:
COMMENT
4. CONVERSION OF EXISTING UNITS (maximum 5 points) - The Commission
shall assign points to those applicants who guarantee to provide
a portion of their low, moderate and middle income units by
purchasing fully constructed units which are not restricted to
Aspen's housing guidelines and placing a de,p�d restriction upon
them in complication with Section 24-11.,Iff. Points shall be
assigned accordin to the following sche e:
Points
1 to 33% of all low, m de to and middle 1
income units proposed plicant are
to be purchased and deed re tricted
34 to 66% of all low, moderate and middle 3
income units proposed by applicant are
to be purchased and deed restricted
67 to 100% of all low, moderate and middle 5
income units proposed by applicant are
to e purchased and deed restricted
RATING:
COMMENT:
61
0
C1
5. BONUS POINTS (maximum 8 points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commissionmembers may, when any
one determines that a project has not only incorporated and met
the substantive criteria of those sections, but has also exceeded
the provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional points.
Any Commissionmember awarding bonus points shall provide a
written justification of that award for the public hearing
record.
BONUS POINTS:
COMMENT
6. TOTAL POINTS
Points in Category 1: ( minimum of 5.4 points needed
to remain eligible)
Points in Category 2: (minimum of 3 points needed to
remain eligible)
Points in Category 3: (minimum of 8.75 points needed
to remain eligible)
SUBTOTAL: Points in Cate- /
gories 1, 2, 3 & 4 L (minimum of 28.8 points needed
to be eligible)
Points in Category 5
TOTAL POINTS: L
Name of Planning g and Zoning Member:
CITY OF ASPEN
COMMERCIAL GROWTH MMANAGEMENT SCORE SHEET
PROJECT:
DATE:
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 -- Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RATING:
COMMENT
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
RATING:
COMMENT
C. ENERGY - Considering the use of insulation, passive solar
1
•
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
energy and use of solar energy sources.
RATING:
COMMENT:
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING:
COMMENT
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING:
COMMENT
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and
efficiency of proposed trash and utility access areas.
RATING:
COMMENT
SUBTOTAL:
2
2. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (maximum 10
points) . The Commission shall 'consider each application with
respect to its impact upon facilities and services and shall rate
each development by assigning points according to the following
f ormul a:
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 -- Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 -- Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide for the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
i
RATING:
COMMENT:
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
RATING:
COMMENT
3
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING:
COMMENT:
e. PARKING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety.
RATING:
COMMENT
SUBTOTAL:
3. PROVISION OF EMPLOYEE HOUSING (maximum 15 points) - The Commis-
4
•
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income housing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point for each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
COMMENT:
RATING:
4. CONVERSION OF EXISTING UNITS (maximum 5 points) - The Commission
shall assign points to those applicants who guarantee to provide
a portion of their low, moderate and middle income units by
purchasing fully constructed units which are not restricted to
Aspen's housing guidelines and placing a deed -restriction upon
them in complication with Section 24-11.10. Points shall be
assigned according to the following schedule:
Points
1 to 33% of all low, moderate and middle 1
income units proposed by applicant are
to be purchased and deed restricted
34 to 66% of all low, moderate and middle 3
income units proposed by applicant are
to be purchased and deed restricted
67 to 100% of all low, moderate and middle 5
income units proposed by applicant are
to be purchased and deed restricted
COMMENT:
5
RATING:
0 •
5. BONUS POINTS (maximum 8 points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commissionmembers may, when any
one determines that a project has not only incorporated and met
the substantive criteria of those sections, but has also exceeded
the provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional points.
Any Commissionmember awarding bonus points shall provide a
written justification of that award for the public hearing
record.
BONUS POINTS:
COMMENT
6. TOTAL POINTS
Points in Category 1: L (minimum of 5.4 points needed
to remain eligible)
Points in Category 2: (minimum of 3 points needed to
remain eligible)
Points in Category 3: _ (minimum of 8.75 points needed
to remain eligible)
SUBTOTAL: Points in Cate-
gories 1, 2, 3 & 4
Points in Category 5
TOTAL POINTS:
Name of Planning and Zoning Member:
r
(minimum of 28.8 points needed
to be eligible)
CITY OF ASPEN
COMMERCIAL GROWTH MMANAGEMENT SCORE SHEET
PROJECT: �C`J �i lv' .L y L-1 l N C�1 DATE: �- ZI iD
1. QUALITY OF DESIGN (exclusive of historic features) (maximum 18
points) . The Commission shall consider each application with
respect to the quality of its exterior and site design and shall
rate each development by assigning points according to the
following formula:
0 -- Indicates a totally deficient design.
1 -- Indicates a major design flaw.
2 -- Indicates an acceptable (but standard) design.
3 -- Indicates an excellent design.
Rate the following features accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building (in terms of size, height, location and
building materials) with existing neighboring developments.
RATING:
COMMENT:
b. SITE DESIGN - Considering the quality and character of the
proposed landscaping and open space areas, the extent of
undergrounding of utilities, and the arrangements of
improvements for efficiency of circulation (including access
for service vehicles) and increased safety and privacy.
RAT I(N�G :
COMMENT:
O
c. ENERGY - Considering the use of insulation, passive solar
1
0
�J
orientation, solar energy devices and efficient fireplaces
and heating and cooling devices to maximize conservation of
energy and use of solar energy sources.
RATING:
COMMENT:
d. AMENITIES - Considering the provision of usable open space
and pedestrian and bicycles ways.
RATING:
COMMENT:
e. VISUAL IMPACT - Considering the scale and location of
buildings to maximize public views of surrounding scenic
areas.
RATING:
COMMENT:�� cam' ' M�•T �`� 'j�"i
�^ i i A: V; 7 c r1 -aChi r1Z4e-Y7 n
f. TRASH AND UTILITY ACCESS AREAS - Considering the quality and-se-6
efficiency of proposed trash and utility access areas.
COMMENT:
K
RATING:
SUBTOTAL:
2. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (maximum 10
points) . The Commission shall consider each application with
respect to its impact upon facilities and services and shall rate
each development by assigning points according to the following
formula:
0 -- Indicates a project which requires the provision of new
services at increased public expense.
1 -- Indicates a project which may be handled by existing level
of service in the area, or any service improvement by the
applicant benefits the project only and not the area in the
general.
2 -- Indicates a project which in and of itself improves the
quality of service in a given area.
(In those cases where points were given for the simultaneous
evaluation of two services [i.e., water supply and fire protec-
tion] the determination of points shall be made by averaging the
scores for each feature.
3. WATER SUPPLY/FIRE PROTECTION - Considering the capacity of the
water supply system to provide for the needs of the proposed
development without system extensions and without treatment plant
or other facility upgrading. Also, considering the ability of
the appropriate fire protection district to provides services
according to established response times without the necessity of
upgrading available facilities.
RATING:
COMMENT
b. SEWAGE DISPOSAL - Considering the capacity of sanitary
sewers to dispose of the wastes of the proposed development
without system extensions and without treatment plant or
other facility upgrading.
COMMENT:
3
RATING:
•
i
C. PUBLIC TRANSPORTATION/ROADS - Considering the ability of the
project to be served by existing City and County bus
routes. Also considering the capacity of major streets to
provide for the needs of the proposed development without
substantially altering existing traffic patterns or over-
loading the existing street system or causing a need to
extend the existing road network.
RATING:
COMMENT:
d. STORM DRAINAGE - Considering the capacity of the drainage
facilities to adequately dispose of surface runoff of the
proposed development without system extension.
RATING:
COMMENT
e. PARKING - Considering the provision of parking spaces to
meet the commercial and/or residential needs of the proposed
development which are required by Section 24-4.5 of the
Code, and considering the design of said spaces with respect
to visual impact, amount of paved surface, convenience and
safety.
RATING:
COMMENT
SUBTOTAL:
3. PROVISION OF EMPLOYEE HOUSING ( maximum 15 points) - The Commis-
4
sion shall assign points to each applicant who agrees to provide
low, moderate and middle income housing which complies with the
housing size, type, income and occupancy guidelines of the City
of Aspen and with the provisions of Section 24-11.10. Points
shall be assigned according to the following schedule:
0 to 40% of the additional employees generated by the
project are provided with housing:
1 point f or each 4% housed
41 to 100% of the additional employees generated by the
project are provided with housing:
1 point for each 12% housed
RATING:
COMMENT
4. CONVERSION OF EXISTING UNITS (maximum 5 points) - The Commission
shall assign points to those applicants who guarantee to provide
a portion of their low, moderate and middle income , units by
purchasing fully constructed units which are not resericted to
Aspen's housing guidelines and placing a deed -restriction upon
them in complication with Section 24-11.10. -Points shall be
assigned according to the following schedul
Points
1 to 33% of all low, moderate and middle 1
income units proposed by applicant are
to be purchased and deed restricted
34 to 66% of all low, moderate and middle 3
income units proposed by applicant are
to be purchased and deed restricted
67 to 100% of all low, moderate and middle 5
income units proposed by applicant are
to be purchased and deed restricted
COMMENT:
5
RATING:
0 0
5. BONUS POINTS (maximum 8 points) (Note to exceed 20% of the points
awarded in Sections 1, 2 and 3) - Commissionmembers may, when any
one determines that a project has not only incorporated and met
the substantive criteria of those sections, but has also exceeded
the provisions of these sections and achieved an outstanding
overall design meriting recognition, award additional points.
Any Commissionmember awarding bonus points shall provide a
written justification of that award for the public hearing
record.
BONUS POINTS: L
COMMENT
6. TOTAL POINTS
Points in Category 1:
Points in Category 2:
Points in Category 3:
SUBTOTAL: Points in Cate-
gories 1, 2, 3 & 4
Points in Category 5
TOTAL POINTS:
�. (minimum of 5.4 points needed
to remain eligible)
Name of Planning and Zoning Member:
C.1
(minimum of 3 points needed to
remain eligible)
(minimum of 8.75 points needed
to remain eligible)
(minimum of 28.8 points needed
to be eligible)
MEMORAb3DUVI
1
T0: City Attorney SEP 15 9
City Engineer
Housing Director
Aspen Consolidated Sanitation Dist
Aspen Water Department
Fire Marshall
Roaring Fork Transit Authority
Roaring Fork Energy Center
FROM: Steve Burstein, Planning Office
PE: 1986 City Commercial GMP Competition Application:
700E. Hyman Building Commercial GMP/Conceptual Submission
Wesson Dental Building Commercial GMP/Conceptual
Submission
DATE: August 15, 1986
Attached for your review are two (2) 1986 City GMP/Conceptual
Submission Applications. Following is a brief description of the
Applicant's requests:
700 E- Hyman Building Commercial GMP
The project is proposed on a .vacant 12.,000 square foot
parcel of land located at the intersection of Spring Street
and Hyman Avenue referred to as the Lucas property.. The
property consists of Lot K,L,M, and N, Block 104, City of
Aspen.. The applicant proposes to construct an approximately
9,000 square foot office building on the Lucas property,
with the ground floor containing 1,660 square feet, the
second and third floors containing 3,830 and 3,510 square
feet, respectively.. A basement is neither required nor
provided..
Wesson Dental Building Commercial GMP
The project is proposed at 605 14ain Street, the southwest
corner of Main Street and Fifth Street. The property
is a six thousand (6,000) square foot corner lot.. The
applicant proposes a new dental office requesting office CMP
quota of 2.,487 square feet, an on -site employee apartment
and a free market residence (the latter is exempt as a
residence on an existing vacant lot) .
Please review these applications and return your referral comments
to Planning Office no later than ,September 1 so we have adequate
time to prepare for our presentation before P&Z on September 16,
19 86 . TI)an ]c you..
MYn�13-
'Zo� s ��,.rwGT15v rna A so*e&-
Tiii c�.�.su�iiahro/�
SRC-�TifTio-- n�ST��ci
1" L S S c v La r. �i1 �, r3 r� i A- L-
T,* o J R, r c -r Poo--
�iCS7-
ROARING FORK TRANSIT AG
ASPEN, COLORADO
MEMORANDUM
DATE: September 9, 1986
TO: Steve Burstein
City/County Planning Office
FROM: Bruce A. Abel, General Manager
Paul S. Hilts, Director of OperationsT--N—
RE: 700 East Hyman Building
-Commercial GMP
The Roaring Fork Transit Agency can see no major problems re-
garding the proposed 700 East Hyman Building Submission.
At this time, R.F.T.A. provides bus service along Spring Street
via the Mountain Valley, Snowbunny, and d,ownvalley bus routes.
In addition, the Hunter Creek bus stops one block south of this
site at Cooper and Spring Streets on inbound runs, every twenty
minutes.
Our only concern would involve the issue of angle parking in this
area. Spring Street is one of our major access streets to the
Rubey Park Transit Center. We would request that in order to
maintain easy access to Rubey Park through this area, that no
further angle parking be allowed along Spring Street. Any elim-
ination of existing angle parking would be greatly appreciated.
pak
0 1
THE CLARK SMYTFi CO. -
September 10, 1986
Peter Rose]]
The Hodge Company
1505 Bridgeway Blvd.
Sausalito, Ca. 94965
Dear Peter,
This letter is to inform you that we will do a 30 day
extension to our earlier agreement for the purchase of four
condominiums at Park Place to satisfy your employee housing
requirements. This extension will expire on September 30,
1986.
Vey ru y Yours,
C�ark Smyt1
Box 3665 . AsPFN, COL.ORM)O 81612 . (303) 925-245
•
•
TABLE R.- VALUES OF C = 'QuNO
RA/NfALL
VALUE
PROPOSED
S V R F A C E S
M1N.
MAX
2oOF5 /oy to rrmcto/.
O.90
1.00
PAVEMENTS
Co17Crele or ,Ispho/t.
0.90
1.00
Bi l urninous Open and c%Scd / e .
0.70
0.90
Grove I, fr0/77 e%on o/7d /eo.sc Jo e% e or7d eom oc/.
0.25
0.70
R.Q. YA9.05
0.10
0.30
EA 4TN
SURFACES
5,4,V,O, from uniform groin Site, no linCS,
/o wet/ y,rOecd, S0,177e cloy or Si/t.
Bore
0.15
0.50
Light Pe e%/ion
0.10
o. AO
Der75e Ile elolion
0.05
0.30
LOAM, fl-0/n Sono'y or 9rovelly to
c/oche y.
Bow
0.20
O.Go
TO ht Ye eta/ion
0.10
0. a 5
Dense Ve e%lion
0.05
0.35
GRAVEL, from C/eon grovel 0n1="9rove/
Bond m ixfures, no silt or c/oy /o hiyh
Glo or S%/f Cor7fCnf.
Bore
o-2SI
0.65
Li hl ✓e efo/ion
0.15
0.50
Dense 1/c e/ofea
O.lo
o..Co
CLAY, from coos c s o„dy or silty !o
pure colloidal c%ys_
Ore
0.30
0.75
Li f VCgelofion
0.20
0.6o
En5e Ye e/Olion
0-1-6O.
SO
Oil , business cireos•
0.60
0.75
oMP--A-5
AREAS
_
C/l dense residenlio/oreas, vary os /o soilvnd ve efo/ion.
0.50
o.Gs
$uburbon residen/ia/ oreos. �� �� .�
0.35
o.Ss
RUrOI
0.10
0.25
Por.Es, Golf Courses, etc.,
0.10
0.35
NOTE: 1/c/ues of C "for eorfh SurfOCCS ore further Voricd 6y degree of So/urotion,
com�ooction, surfocc irre9ulorj/y and S/oPe, Ay chorocler Of Subsoil, ono' by
Presence of frost` or,y/ozcd� snow or ice.
ASPEN WATER DEPARTMENT
'D L9
1�
? a 1 ij
it 11
MEMORANDUM �-
TO: STEVE BURSTEIN, PLANNING OFFIC
FROM: JIM MAR$ALUNAS
SUBJECT: 700 E. HYMAN BUILDING COMMERCIAL GMP
DATE: AUGUST 20, 1986
We have reviewed the applicant's submittal and we wish to
reference their comments on pages (3) and (4) pertinent to the
availability of water and their proposal to install a fire
hydrant on the southwest corner of the property. We concur with
the applicant that the installation of the fire hydrant will
improve fire protection for the area.
Water is available in sufficient quantities in this location and
can be provided upon application for the necessary permit.
JM: ab
VANN ASSOCIATES
Planning Consultants
July 21, 1986
Mr. Alan Richman
Planning and Development Director
Aspen/Pitkin Planning Office
130 South Galena St.
Aspen, Co 81611
Re: 1986 Commercial GMP Competition/Municipal Code Clarifi-
cations
Dear Alan:
The purpose of this letter is to confirm my under-
standing of how the Planning Office will apply certain
zoning regulations of the Municipal Code in reviewing this
year's commercial GMP applications. As we have discussed,
the regulations in question relate to : 1) employee gener-
ation, 2) the reduction of trash and utility access require-
ments, and 3) the calculation of external floor area. My
understanding of the Planning office's interpretation and
application of each of the regulations is summarized below.
1. Employee Generation
For purposes of calculating the number of fulltime
equivalent employees generated by an office building in the
O-Office zone district, the appropriate generation factor is
three (3) employees per thousand (1,000) square feet of net
leasable floor area, as specified in Section 24-11.5(b)(3)
(bb) of the Municipal Code. This regulation supercedes the
"Professional/Office" employee generation factor of 3.9
employees per 1,000 square feet found on page one of the
Housing Authority's 1986 Employee Housing Guidelines. It is
my understanding that the generation factor contained in the
Municipal Code is based on the variety of uses permitted
within the Office zone and will be utilized to determine the
35 percent minimum employee housing threshold.
P O. Box 8485 • Aspen, Colorado 81612.303/925-6958
2. Trash and Utility Access Requirements
As you know, the trash and utility access requirements
of Section 24-3.7(h)(4) of the Municipal Code may be reduced
by special review pursuant to Section 24-3.5(b). However,
Section 24-11.5(b) (1) (ff) requires that such reductions be
obtained prior to submission of an application for a GMP
allocation. It is my understanding that this provision has
been historically waived, and that requests for reductions
are routinely processed concurrently with an applicant's GMP
submission. Failure of a GMP application to comply with the
requirements of Section 24-3.7(h)(4) does not constitute
grounds for rejection pursuant to the general provisions of
Section 24-11.3(c)(3). It is fully understood, however,
that receipt of an allocation is contingent upon obtaining
special review approval pursuant to Section 24-3.5(b) should
such approval be required.
3. External Floor Area
Section 24-3.7(e)(1) provides, in part, that "The
calculation of floor area of a building or portion thereof
shall include ... any area under a horizontal projection of
a roof or balcony, even though those areas are not sur-
rounded by exterior walls, when such areas are necessary for
the function of the building." Section 24-3.7(e)(3)
provides, in part, that "parking areas ... shall be excluded
from floor area calculations in all zone districts." Based
on the above, it is my understanding that a surface level
parking area located partially underneath the second floor
of a building is specifically excluded from floor area
calculations, the provisions of Section 24-3.7(e)(1) not
withstanding.
Inasmuch as the above interpretations are crucial to
the preparation of my clients' GMP applications, and that
the submission deadline for the 1986 commercial GMP compe-
tition is August 1, confirmation of my understanding of the
Planning Office's position in a timely manner is essential.
Your attention to this matter at your earliest possible
convenience would be sincerely appreciated. It should be
noted that Bill Dreuding of the Building Department views
the interpretation of the Code's floor area regulations in a
somewhat different manner, and has deferred disposition of
the matter to the Planning Office.
0 •
Should you have any questions, please
to give me a call. I am available at your
discuss the above regulations in detail.
Very truly yours,
7Sunny
ASSO ES
nn, AICP
SV:HSJ
do not hesitate
convenience to
MEMORANDOM
TO: City Attorney
City Engineer
Housing Director
Aspen Consolidated Sanitation District
Aspen Water Department
Fire Marshall
Roaring Fork Transit Authority
Roaring Fork Energy Center
FROM: Steve Burstein,. Planning Office
RE: 1986 City Commercial GMP Competition Application:
700 E. Hyman Building Commercial_GMP/Conceptual Submission
Wesson Dental Building Commercial GMP/Conceptual
Submission
DATE: August 15, 1986
Attached for your review are two (2) 1986 City GMP/Conceptual
Submission Applications. Following is a brief description of the
Applicant's requests:
700 E_ Hyman Building Commercial. GMP
The project is proposed on a vacant 12,000 square foot
parcel of land located at the intersection of Spring Street
and Hyman Avenue referred to as the Lucas property. The
property consists of Lot K, L,M, and N, Block 104, City of
Aspen.. The applicant proposes to construct an approximately
9,000 square foot office building on the Lucas property,
with the ground floor containing 1,660 square feet, the
second and third floors containing 3,830 and 3,510 square
feet, respectively.. A basement is neither required nor
provided..
Wesson Dental. Building Commercial GNP
The project is proposed at 605 Main Street, the southwest
corner of.: Main Street and Fifth Street. The property
is a :six thousand (6,000) square foot corner lot.. The
applicant proposes a new dental office requesting office GMP
quota of 2,487 square feet, an on --site employee apartment
and a free market residence (tne latter is exempt as a
residence on an existing vacant lot).,
Please review these applications and return your referral comments
to Planning Office no later than September 1 so we have adequate
time to prepare for our presentation before P&Z on September 16,
19 86 . Thank you.,
N
The Hodge Companies Incorporated
MI Real Estate Development and Management • 1505 Bridgeway Blvd.,
August 28, 1986
Mr. Alan Richman
Planning and Development Director
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Co 81611
Re: 7000 East Hyman Building GMP Application
Dear Alan,
This letter is to confirm the authorization given to Vann
Associates to represent us and to submit our application
for the Lucas Project.
If you have any questions regarding the authorization please
call me as soon as possible. Thank you for your attention
to this matter.
Very ly piTr ,
Peter C. Rosell
Vice President
cc: Vann Associates
-1505
4 46
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16
*SPEN/PITRIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 925-2020
-/(G
R E :
Dear 1>"'^"h
This is to inform you that the Planning Office has completed its
preliminary review of your Ui --e- -�\ (,_' application for complete-
ness. We have determined that your application
_ is complete )V,1 ',.-�_
is not complete.
The additional items we will require are as follows:
Disclosure of ownership (one copy only needed) .
Adjacent property owners list (one copy only needed) .
Additional copies of entire application.
Authorization by owner for representative to submit
application.
Response to the attached list of items demonstrat-
ing compliance with the applicable policies and
regulations of the Code, or other specified materials.
A check in the amount of $ ___ is due.
_ A. Since your application is complete, we have scheduled it
f or review by the L on
We will be calling you if we need any additional information
prior to that date. In any case, we will be calling you
several days prior to your hearing to make a copy of the
review memorandum available to you. Please note that it
(is) (is not) your responsibility to post your property with
a sign, which we can provide you.
B. Since your application is incomplete, we have not
scheduled it for public review at this time. When we have
received the materials we have requested, we will be happy
to place you on the next available agenda.
Please feel free to call k who is the planner
assigned to this case, if you have any questions.
Sincerely,
ASPEN�/PIIiTRIN PLANNING OFFICE
Alan Richman, Planning and
Development Director
AR: jlr