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Home My WebLink Aboutcoa.lu.gm.BrassBed926 E Durant Ave.38A-86 ( CASELOAD S,\jMHARY SHEET jJ, ~ City of Aspen '7131-IYJ-31--00S- DA'rE RECENED: ';fOci ././1;1, .: O~,E NO. 38f1-,f[, DATE RECENED tOMPLETE: . STAFF~ ~ Af<.. , PROJ '''' ",,,m, (6,IIJJ>J p" ,/ Jj ni, b 1111' Wrt;caM L /); ,)'IVci= ~yJ ;r::.J:~,"~, ~ '}"", APPL ICANT: "l. L. ". z C h . Applicant Addres( /p~)~ej, ' G~,),~",:. REPRESENTA'l'NE: I 'I" ,', 'Lb..J "'~~ol'J Representative If dress/Phone: j \ ,'\ v_,~' i' ... I. Type of Application: GMP/Subdiv ision/PUD 1. Conceptual Submission / 2. preliminary Plat 3. Final Plat 20 12 6 $2,J 730.00 _ 1,640.00 820.00 II. Subdivision/PUD All "One Step" Appl ications 5 $1,900.00 1,220.00 820 .00 $1.490.00 $ 6 80 . 0 0 1. ::':oncepcual Submission 2. preliminary Plat 3. Final Plat 14 9 6 III. ,~. All "Two Step" Appl ications 11 v. Referral Fees - Env ironIJIental Health, Housing Officeol ( 1. Minor Appl ications 2 $ 50.00 2. Major Applications Referral Fees- Engineering ~inor Applications Major Applications ~ 5 $ 125.00 80.00 200.00 "-."'_7...:~ ___0_ _ _ _ :..:~-~(...::::.~ ~::...J"'::_!~ :....:~...i -"- J::..u-=~ _''': _~ _"..:..-::...__ __ _ _____ ___ _ _ _ ____ _ _ __, .__ ___ ..___ -------------------------(\----------------------------------f~~~ @ CC MEETING DATE: 0<) \'3. ~ PUBLIC HEARI.NG:'@ NO DATE REFERRED: 0&. '6 rm IN ITIALS: )J~(---, --------------------------------------------------------------------- --------------------------------------------------------------------- REFERRALS: f Ci ty Atty ~ City Engineer Housing DiL _ Aspen ~Iater City Electric EnviL Hlth. / Aspen Consolo S.D. Mtn. Bell Par ks Dept. Holy Cross Electric =z Fire Marshall Fire Chief Roaring Fork Transit School District Rocky Mtn. Nat. Gas _ StateHwy Dept (Glenwd) _ Statellwy Dept (GLJtn) _ Bldg: Zoning/lnspectn Other: ~ Roaring Fork Energy Center ---------------------------------------------------------------------- ---------------------------------------------------------------------- ~ INA)vROUTING: ~ City Atty DATE ROUTED:1\L<:).II~,lq glcINITIAL01}(/ /City Engineer ~ Building Dept. Other: FILE STATUS AND LOCATION: ~P.: Oth er: ,,~ (~ov,-J-- \'u Vt:\......\. + 1986 L-3 GIlOWTIl JWlAGEMEIIT PLAII SUBJlISSIOR PLADlIIG AIID ZORIIIG CCIOIlSSIOII POIIITS ALLOCATIOII TALLY SJII!:ET PIlOJECT: BUllS BED IU P&Z VOlIIIG IlEllBEIlS: WELTOII JIK DAVID AL JAllMTJIE MAIll IlOGEIl MOLT. AVG. 1. PUBLIC FACILITIES AND SERVICES a. Water Service 1 1 1 1 1 1 1 (1) b. Sewer Service 1 1 1 1 1 1 1 (1) c. Storm Drainage 2 2 1 1 1 1 1 (1) d. Fire Protection 1 1 1 1 1 1 1 (1) e. Roads 1 1 1 1 1 1 1 (1) SUBTOTAL: 6 6 5 5 5 5 5 5.3 2. QUALITY OF OR IMPROVEMENTS TO DESIGN a. Architectural Design 6 6 6 6 6 6 6 (3 ) b. Site Design 6 6 7.5 6 6 6 6 (3) c. Energy Conservation 2 2 2.5 2 2 2 2 (1) d. Parking and Circulation 6 3 4.5 3 3 3 3 (3) e. Visual Impact 6 6 6 6 6 6 6 (3) SUBTOTAL : 26 23 26.5 23 23 23 23 23.9 3. AMENITIES PROVIDED FOR GUESTS a. Meeting Areas, Lobbies, Conference Facilities 6 6 6 6 6 6 6 (3) b. Dining Facilities 6 6 6 6 6 6 6 (2) c. Recreational Facilities 4 4 4 4 4 4 4 (2) SUBTOTAL: 16 16 16 16 16 16 16 16 4. CONFORMANCE OF PUBLIC POLICY GOALS a. Employee Housing 15 15 15 15 15 15 15 (1) b. Rehabilitation and Reconstruction of Existing Units 15 15 15 15 15 15 15 (1) SUBTOTAL: 30 30 30 30 30 30 30 30 TOTAL POlllTS (1-4) 78 75 77.5 74 74 74 74 75.2 5. BONUS POINTS 0 0 5 0 0 0 0 (1) ~ TOTAL POllITS: 78 75 82.5 74 74 74 74 llJ. CITY OF ASPEN. MEMO FROM ALAN RICHMAN AICP Planning and Development Director' -:;:'" '. lA.""r C,\'\, Co,^V'-("~\ ~~" ~~\,(.~\\.o'^ '^"~~ ~ Co vv- {i~\ ,\'''IL \\-I'-R.."\-.O "-~ ~ ~ '---' \. \ \ ~ L-o""c,,~ ~v.... ~o~ VO~ t\ \\OLA,'~'^ 0 ^ ~e..~ ~ 15. ~ ~ ~~~ G<>~,,\ \c., ~IZ.. G'v-IZ.. ~v;.L~\.~ ,'^-. r.><",\.\..<..' ('''''~'''- .9(: ~~.., '^"~ \ '-=0 . €~ tA\\ '^"'~ '- ~ ~'^- ",^Pcv ~ \\ "'^'\ '\ '^-v) ~"^' c,. V\'-~ ~ ",j~.;.c._",j~:<~~-"~,_'";.x",,,,,,,,:,,,,,,,,,};\,,~,,'_"I...L~'4.i~~,",';~,,,,,,";;~w>~~.s-~-"-"'c.,:~",...~.<4;"~,,,-':J-.~,;_,,,,"~~~,,,,,,,_.,.a:~~,-....:-~';-"';':;"~~'''''''._~~~.'''''''>1i.~';';~~''''''' RECORD Ob' PROCEEDINGS ~.. \jjI 100 Leaves =======================;:;~~:~~~~=;~:=~~~======================= (Series of 1986) A RESOLUTION GRANTING. LODGE ALLOTMENT TO THE BRASS BED INN PURSU1a~T TO THE 1986 L-3 GROi'lTH rW~AGEMENT COMPETITION WHEREAS, in accordance with Section 24-11.6 (a) of the Municipal Code as amended, October 1st of each year is estab- lished as the deadline for submission of applications for lodge development allotments within the city of Aspen; and WHEREAS, pursuant to this provision, an application in the L-3 zone was submitted by the Brass Bed Inn for a nine unit lodge allotment, and no applications were submitted in the L-l, L-2, ~ CC, CL and other zone district category; and WHEREAS, a duly noticed public hearing was held by the Nanning and Zoning Commission (hereinafter .Commission") on I . November IB, 1986 to consider the L-3 application, at which time the Commission did evaluate and score the project; and I I I -~ , , 4 .1 J :j ,fl i .~ WHEREAS, the project met the minimum threshold of 60 total points and did also meet the. thresholds in the individual categories, and did receive a total average score, not including bonus points, of 75.2 points from Commission members; and WHEREAS, the Commission considered the representations made ~ \IItI by the Brass Bed Inn applicant in scoring this project, including but not limited to the following: A. The existing structures will be demolished and a new struct ure contai ning 29 lodge units will be buH t. The new lodge will contain 13,800 s. f. of which at least .~ ~ 1 1 . j j j . j j I . I I I I ~ l I I i I- j I I ...... RECORD' OF PROCEEDINGS ================================================================ 100 Leaves B. ; and 5,875 s. f. will be "non-unit/public" space. Included in this space shall be a lounge of about 295 s. f., including a fireplace and entry lobby, a 700 s. f. dining area, ajucuzzi, ski storage room, sauna and terraces for at least all but 3 of the rooms. ~' employee units will be constructed containing a total 10 of about 488 s. f. All existing tress on the site will be retained or, if located within the footprint of the new building, will be replanted elsewhere on the site. Any replanted tree which does not survive shall be replaced wi th a new tree of similar dimensions to the satisfaction of the City Parks Director. A detailed landscape plan will be provided to the Planning Office prior to the issuance of a building permit for the project specifying the form and dimensions of the landscaping to be provided and adding to the concept plan low growing shrubs along the street. c. A revised site plan shall be provided to the Planning Office prior to building permit issuance designating eleven rather than ten parking spaces off the alley. The site plan shall also show the new sidewalk along Durant, interior walkways and terrace around the jacuzzi. D. Utilities will be placed underground on the site and the trash area and meters will be screened. E. Passive solar orientation ,dll be employed, as will exterior wall insulation at a value in excess of R-25 and roof insulation value equal to or greater than R- 30. All windows and doors will have double paned insulating glass. Active freon collectors will be used for domestic water heating and will be located so as not to be apparent on the exterior of the building. The two employee units will each include a kitchen and bath. One unit will house one person and the other two persons, and both will be restricted to low income rental and occupancy guidelines, as specified in the Housing Authority memo of November 6, 1986. Materials for the building will be wood and stucco, and will be used to create an "alpine chalet" appearance similar to. the existing main lodge facility and as depicted in concept in the application. F. G. ".....<If..'.;.:;.. '. . ...., " ---'"..--...-, . I j R. ~ I.,... '. ;! ;1 " ~. i 1 I !! I . ... I / I I I 1 i e ..:,c:.",'._.-lC.,'. _n_._ ,_~....,......"'.........._".""_ ~......_~.._.~."............c,"."'._.,:..:[7-~-"-- .....;...,...:;,...~~<;,.:;..,.~...~~~~~":W__ " - RE<X>HD OF PROl'I:&DINGS 100 Leaves ===================___a...~..--~==~W_===:=====================.~ WHEREAS, the quota available I ~I the 1986 L-3 zone distrit>l competi tion has been cal cula ted by t,he Planning Offi ce as beill'J six units; and WHEREAS, the Aspen. Ci ty COII\\<,J.1, at a regular meeting 01' December 8,1986, reviewed the SC(\\l.ng by the Commission of tit'" Brass Bed Inn and finds that the !1ix units available from tJIP 1986 L-3 quota and three of the un,\ s from the 1987 quota shoul,1 be awarded to the project for the f\'1.1owing reasons: 1. This is a high qllal~t~ \,roject which substantiallY exceeded the \"'Hlpetltl\'" threshold, and no publl" purpose would l~' served t'\ making it compete again no~1 year or by pha,nll\l the Pl"'\ect. This project, ;~t nine ~~:;'its, is consistent with Lilli philosophy of lht' L-3 ZI.".,,,, to permit small expansion II of existing lo,k,~:3 as an \'\centive for their upgrade. 2. NOH, THEREFORE, BE l'\' RESOLVRt' by the City Council of Aspclll Colorado that it does ht'l<'t'y alloC'''.~e the six units remaining ,I II th'e 1986 L-3 quota and three unit~ from the 1987 quota to th" Brass Bed Inn. BE IT FURTHER RE:,,'t,VED b:r"he City Council of Aspc II' Colorado that the abov<' .\l1ocati.""n shall expire pursuant I II section 24-11.7 (a) of ~"<, !'tuni ci. >'\al Code in the event plant" specifications and fees ".':{icient ~ ,':>r the issuance of ~ buildllll./ permit for the proposed :,,,-',:e are ~:'1: sutnlitted on or before Jul'/ 1, 1989. , , " > , ~ ~ M 'i M I , ~ j ! ; , , i j \ ....~ . - RECOP.D 'OF PROCEEDINGS ================================================================ 100 Leaves Dated: n..(!.fUJcivJ 1 , 1986. /~ 'r /y~.~ ~~' William L. Stirling, Mayo I, Kathryn S. Koch, duly appointed and acting Ci ty Clerk of the City of Aspen, Colorado, hereby certify that the foregoing is a of that resolution adopted'by the City true and accurate copy Council of the City of on the tV"') I> , ' " , " " AR.. 012 , : " Aspen, Colorado, at a meeting to be held day of JJ1..tCWJ"/lj , 1986. A,"" 'f4:iI t 1 , Jdu ;) Ka~h; City Clerk ~--,., /,'----.., .... ,~ IIBMORANDUM TO: Aspen City Council FROM: Robert S. Anderson, Jr., City Manager ~ Alan Richman, Planning and Development Director ~ TH RIJ : RE: DATE: Brass Bed Inn - GMP Allocation; GMP Exemption December 1, 1986 ---------------------------------------------------------------- ---------------------------------------------------------------- SUMMARY: The Planning Office recommends that you adopt Resolu- tion _4:;l.., , Series of 1986 granting a 9 uni t L-3 allotment to the Brass Bed Inn. We also recommend that you exempt the proposed new employee unit from the competition requirement. PREVIOUS mUNCIL ACTION: None. BACKGROUND: The Brass Bed Inn is an existing 20 unit tourist accommodations facility located at 926 E. Durant Avenue in the 1- 3 zone district. The owners propose to demolish the several structures on the site and to replace them with a new structure of approximately 13,800 square feet, at an FAR of 1:1 (this represents an increase of about 5,100 s. f. from the present buildout). Copies of the application describing the proposal in more detail have been submitted to you separately. The Planning and Zoning Commission scored this project under the L-3 quota system regulations at its regular meeting on November 18, 1986. As shown in the attached tally sheet, the project met the thresholds in the individual categories and substantially exceeded the 60% minimum overall threshold by scoring 75.2 points prior to bonus, which is 75% of the points available. It is, therefore, eligible for consideration for an allotment by Council. PROBLEM DISroSSION: The L-3 zone district GMP competition has been in effect since 1983. As this is the fourth year of the competi tion, and the annual quota is ten units per year, there have been a total of forty units available, including those for thi s year. Following is a summary of the awards to date: Xl:ll Project Lodge Unit Allocation 1983 Hotel Le na do 4 The Aspen 3 1984 Hotel Aspen 13 1985 Crestahaus II Total 34 r'" ,...,~ Therefore, since this project requests nine new units, the applicant is requesting the six units which are available this year and three units from the 1987 quota. This was the only L-3 project submitted in 1986 and since it met the competitive threshold, it is automatically entitled to the six units avail- able this year. Therefore, the only allotment issue before you is whether or not to award the three units from the 1987 quota. The Planning Office and Planning COllllllission recommend that you allocate the additional three units for the following reasons: 1) Thi s is a hi gh qual i ty pr oj ect whi ch substanti ally exceeded the minirnt.nll competitive threshold. No public purpose would be served by requiring the project to compete again next year for the additional three units, nor would it be sensible to force the applicant to phase the addi tional units. 2) When the ten uni t L-3 quota was adopted, it was recognized that it might be necessary to award slightly in excess of the adopted rate to allow small proj ects to be buil t. The ten unit quota sets the tone for the zone di st r i ct of s.all expansions and shoul d not be revised: however, it should be applied flexibly to provide an incentive for lodge upgrade. There is one additional issue for you to address at this time. The applicant intends to provide two employee housing units on si te. The applicant has submitted a revised program from that contained in the application (attached), involving a unit of about 180 s. f. (for one person) and a unit of about 308 s. f. (for two persons). Each unit meets the Housing Authority standard for a dormitory unit, of 150 s.f. per person, and each has a small kitchen and bath. The units are proposed for restriction to the low income rental and occupancy guidelines. The Housing Author- ity and P&Z recommend that you accept these units as repl acement for the existing units and to mitigate the impact of the new development. We concur and recommend that you grant the GMP exemption to reconstruct the existing unit and build the new unit, subject to the conditions listed in the Housing Authority memo of November 6, 1986. RECOMMENDED MOTIONS: 1) Move to adopt Resolution ~ Series of 1986. 2) Move to grant GMP exemption to the applicant to reconstruct the existing employee housing unit and to build a new employee unit, subject to the conditions listed in the Housing Authority memo of November 6, 1986. 0.."./ CITY MANAGER' S RBCOIlMBl!lDATION: f 00 ;./(;,\1.1_, ft4- AR.013 MEMORANDUM TO: ALAN RICHMAN, PLANNING OFFICE FROM: ANNE BOWMAN, PROPERTY MANAGER RE: BRASS BED INN L-3 GMP EXPANSION, GMP EXEMPTION FOR EMPLOYEE UNIT CONCEPTUAL SUBMISSION, SPECIAL REVIEW FOR FAR INCREASE IN L-3 ZONE DATE: NOVEMBER 6, 1986 BACKGROUND: This is a review submitted by Jack Walls requesting remooel or, and aOdition to, the Brass Bed Inn located at 926 East Durant Avenue consisting of Lots P,Q,R,S and the westerly 18 feet or the vacated Cleveland Street, BLock 118, City and Townsite of Aspen, Pitkin County, Colorado. The requested allotment is for nine new lodge units, with one new employee unit which will be built in conjunction with the reconstruction and rehabilitation or the existing structures on the site. 9 units x .3 = 2.7 (.3 is the median level of service) Applicant proposes to house three employees in two units of dormitory housing (see Attached rloor plan) STAFF RECUMMENDATION: Approval or application with the dormitory deed restriction as follows: 1. The Owner hereby covenants that the employee rental units snall remain rental units and shall not be condominium- ized. Use and occupancy of the employee rental units shall be limited to housing for qualified employees in accordance with the low rental guidel ines establ ished by the Housing Authority of the City of Aspen and Pitkin County or a successor thereto. The Owner of the unit shall have the right to lease the units to qualitied employees of his own selection. Such individual may be employed by the Owner, or employed in Aspen/Pitkin County, provided such persons fulfill the requl.rements of a qualified employee. "Quali- Iied employee" as used herein shall mean any person cur- rently residing in and employed in the City of Aspen or Pitkin County for a minimum average of 30 hours per week, nl.ne months out Of any twelve-month periOd, who shall meet low income and occupancy eligibility requirements estab- lisned and applieo by the Housing Authority with respect to employee housing. 2. Verification or employment of person(s) living in the employee rental units Shall be completed and filed with the Housing Authority Office by the Owner of the unit prior to occupancy thereof, and must be acceptable to the Housing Authority. If the Owner does not rent the employee unit to a qualitied employee the unit shall be made available for occupancy in accordance with the Housing Authority guide- lines, provided the Owner shall have the right to approve any prospective tenant, which approval shall not be unrea- sonably delayed or withheld. 3. These covenants shall be deemed to run with the land as a burden thereof for the benerit of, and shall be specifically enforceable by, the Board or County Commissioners of Pitkin County, the Housing Authority of the City of Aspen and Pitkin County, or the duly authorized designee of the Board of County Commissioners of Pitkin County, by any appropriate legal accion including but not limited to injunction, abacement, or eviction of non-complying tenants during the period or the life of the last surviving member of the presently existing Board of County Commissioners of Pitkin County, Colorado, plus twenty-one years, or for a period of fifty years from the date of recording hereof in the Pitkin County real property records, whichever period shall be less. 4. No lease agreement executed for occupancy of the employee rental unit Shall provide for a rental term of less than six consecutive months. 5. When a lease is signed with a tenant, a copy shall be sent to the Housing Office so that a current file may be maint- ained on each unit. 6. Deed restriction shall be approved and signed by the Chairman of the Housing Authority prior to recordation and a copy of the recorded document shall be provided to the Housing Auchority Office after recordation. HOUSING AU~HORITY BOARD RECOMMENDATON: The Housing Authority Board recommends approval of the staff recommendation. U WI ~ ~o ~ ~ry ~ rM ~ [11(j) ~ <f> ~ ~C)l V' - 11"1 'Zo > .im ~ hH .:J:, r- z: ~ ~z R _. m '~ QI rl: ,)::P~ 0.: , ~i I . I : . I .~ i" . i I . I i : ! , i : . i I ~ . .. I 1 : I - o . ~ ~ . :t; ) .-t r ~r :z @" . . II ' - , . D · i 1 I 1 :m~ . i .1 ro )>' ~ 7i ... ?:. ~ ~ m ,.. . ME!I)RANDUM TO: Aspen Planning and Zoning Commission FROM: Alan Richman, Planning and Development Director Brass Bed Inn - L-3 GMP Review; Associated Reviews RE: DATE: November 18, 1986 ================================================================ INTRODUC'.rIOR: Attached for your review is the Planning Office's recommended points allocation for the one application submitted on October 1st for the Lodge GMP competition in the L-3 zone district. No applications were received in the L-l, L-2, CL and other zone district this year. QUOTA AVAILABLE: The L-3 zone district GMP competition has been in effect since 1983. As this is the fourth year of the compe- tition, there have been a total of thirty units made available, not including those for this year. Following is a summary of the awards to date: Year Project Lodge Unit Allocation 1983 Hotel Lenado 4 The Aspen 3 1984 Hotel Aspen 13 1985 Crestahaus il Total 34 units Therefore, since this project requests nine new units, the applicant is requesting the 6 units which are available this year and 3 units from the 1987 quota. The project also involves the reconstruction of twenty existing lodge rooms and 1 employee unit and the construction of 1 new employee uni t. PROCESS: The Planning Office will summarize this project at your meeting of November 18, 1986; will review procedures with you; and provide a suggested assignment of points for the scoring of the application. The applicant will give a brief presentation of the proposal. A public hearing will be held to allow interested citizens to comment. At the close of the hearing each commission member will be asked to score the applicant's proposal. The total number of points awarded by all members, divided by the number of members voting, will constitute the total points awarded to the project. A project must score a minimum of 60 percent of the total points available under categories 1, 2, 3 1r , and 4, amounting to 60 points, and a m~n~mum of 30 percent of the points available in each category 1, 2, 3 and 4(b) and 35% in 4 (a) to meet the basic competitive requirements. The minimum points are as follows: Category 1 = 3.0 points; Category 2 = 11.7 points; Category 3 = 6.3 points; and Category 4 = 9.75 points. Should the application score below these thresholds it will no longer be considered for a developnent allotment and will be considered denied. Bonus points cannot be used to bring the appl icati on over this minimum threshold. This project, should it receive a developnent allotment, requires that the following additional reviews be conducted: 1) Special Review to allow FAR of 1:1 in L-3 zone (P&Z action is final); 2) GMP Exemption for one employee unit (P&Z recommend- ation); and 3) Veritication of the existence 1 employee uni t on the si te qui red) . of twenty lodge uni ts and (staff action only re- Each of these items is summarized in the body of this memo. PLANNING OFFICE RATINGS: The Planning Office has assigned points to the application as a recommendation for you to consider. The staff met to assess the ratings of the reviewing planner and objectively scored the proposal. The following is a summary of the ratings. A more complete explanation of the points assign- ment for each criterion is shown on the attached score sheets, including rationales for the ratings. 5 Design 23 Amenities Public Policies Total Services 16 30 74 The recommended ratings of the Planning Office sUbstantially exceed the minimum threshold in each category, as well as for total points. The Planning Office finds this to be a high quality project which is eligible for an allotment. Should you also score the project above the thresholds, we recommend that you recommend that Council grant the project the six units available this year as well as three units from 1987. FAR SPECIAL REVIEW: Section 24-3.5 states that increases in FAR in the L-3 zone district are subject to special review, consider- ing: "The compatibility of the developnent with surrounding land uses and zoning, including size, height and bulk, proposed site design characteristics, including landscaping and open space, and 2 visual impacts such as viewplanes". Land uses which surround this property include mostly condomin- iums such as the Old Hundred, Ute Condomini ums and Chateau Roaring Fork, several one, two and three family units, the Alpina Haus and North Star Lodge. In effect, this neighborhood is a combination of short and long term housing, and is predominantly multi-family. Zoning in the surrounding area is RMF and does not change to lower densities until Waters Avenue or unless one crosses the river to the east. The development of this site at an FAR of 1:1 does not appear to be out of scale wi th surrounding uses. The Old Hundred is a very large building, as is the Chateau Roaring Fork and some other nearby uses. To the rear of the property sits a vacant lot in which the Ute City Place project has been approved at 1:1. The vacant lot across the street (925 Durant) has been the subject of numerous past development applications for a multi-family use at 1:1 FAR or greater (using RBO) and will probably eventually see a large development. As noted in the scoring, the project poses no impact whatsoever to public views. We have two concerns with respect to approval of the FAR in- crease, these being specificity of landscaping and the site design problem of the removal of 5-6 existing parking spaces. As regards the landscaping, we simply need to see more detail as to the feasibility of replanting the seven spruce trees which the applicant commits will be replaced (5" to 8" caliper) and the size of the trees which will replace any which do not survive the replanting. We also would like to see more detail on the paving, the terraces, the deck and fence around the jacuzzi and the final look of the front yard, including the addition of some street trees along Durant Avenue. All of these matters can be handled by submission of a detailed landscape plan to our office before a building permit is issued. A much more significant problem is the loss of the existing parking on the site. The policy of the City in reconstruction (Le., the Applejack) has been to try to maintain existing parking when it is less than Code requirements and to meet the needs of the newly added units. This block is already rather busy, with its mix of employee housing and tourist units, and we do not believe it appropriate to push additional parking onto the street. Since the applicant appears to intend to leave the front yard level, the Engineering Department suggests that one or even two curb cuts could be used to replace the existing continuous curb cut and permit parking to occur in the front of the build- ing. While we do not prefer this solution from a design point of view, as we much prefer the rolling form of landscaping which occurs next door at the Old Hundred with its contours, bushes, etc., we find no choice but to require that the spaces be provided. We suggest that the applicant also look at squeezing 3 addi tional spaces along the alley as the best location to meet this requirement. We also recommend that the applicant seek a waiver from Council of the parking requirement for the new employee housing unit so that one of the ten spaces in the rear can count for the spaces lost in the front. The Planning Office recommends that you grant the special review for the project to obtain an FAR of 1:1, subject to: 1) The applicant will provide the Planning Office with a detailed landscape plan prior to the issuance of a building permit for the project. The plan shall specify the form of the landscaping and the dimensions of the plantings to be made. The plan shall also show the materials for the paving, the terraces and the deck and fence around the jacuzzi. Finally, the plan shall provide for trees of a similar character to replace any of the seven spruce trees which cannot be replanted or which does not survive the replanting. 2) The applicant will provide the Planning Office with a revised site plan designating fourteen parking spaces on the property. Should the Planning Office find that the revised plan is a significant deviation from the site plan reviewed by P&Z in the GMP process and detracts from those features which received credi t in the scoring process, then the plan shall be presented to P&Z for review and approval. 3) The applicant will request an exemption from the em pI oyee par king requirement from the Ci ty Council in conjunction with the allocation to the project. GMP EXEMPTION: The applicant has su1::.mitted a revised employee housing program from that contained in the original application, involving a unit of about 180 s.f. (for one person) and a unit of about 308 s.f. (for two persons). Each unit has a kitchen and bath and is proposed for restriction to the low income guide- lines. The units both fall within the dorm/lodge standard of the Housing Authority guidelines, requiring a minimum of 150 s.f. per employee. The Housing Authority recommends that you accept these uni ts as replacement for the existing unit and to mitigate the impact of the new development. We concur that you shoul d recommend that Council grant the GMP exemption, subject to the conditions listed in the Housing Authority memo of November 6, 1986. VERIFICATION OF UNITS: Section 24-11.2 (a) of the Code provides that an applicant may demolish existing units in a lodge and rebuild them without obtaining additional allotments if they first verify with the Planning Office and Building Department that said units exist. The floor plans provided would appear to 4 demonstrate that 20 lodge units (four with kitchens, one in an apartment configuration) exist on the site. The applicant must, however, prior to issuance of a demolition permit, have the Zoning Official inspect the site and write a memo to the Planning Office verifying that twenty legal lodge units and one legal employee unit exists on the property. lIR860l.memo 5 CITY OF ASPER PLARNIHG AND ZtllIHG COIlllISSION EVALUATION L-3 GIIP SCORE SHBBTS PROJBCT: Brass Bed Inn DA'1'B: 11/18/85 1. AVAILABILITY OF PUBLIC FACILITIBS AND SBRVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each developnent by assigning points according to the following formula: o Project requires the provision of new services at increased public expense. 1 Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. Project in and of itself improves the quality of service in a given area. 2 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the developnent and the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development. RATIHG: 1 (Multiplier: 1) POIHTS: 1 COMMENTS: There is an existing 6- main in Durant Avenue which is capable of serving the project without the need for ~rade. This represents a standard ill\pact and neither the Water Depart- ment or Bngineering Department sees a~ problems for this prQpOsal. b. SEWBR - Considering the ability of the sewer system to serve the development and the applicant's commi tment to fi nance any system extensions or treatment plant upgrading required to serve the development. RATIHG: 1 (Multiplier: 1) PO IH'l'S : 1 COMMENTS: There is an existing 8- main located in the all~ which is capable of serving the project without the need for upgrade. This represents a standard impact. and neither the Sanitation District or Bngineering Departllent sees a~ problems for this proposal. c. STORR DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te. If the developnent requi res use of the City 's drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. RATING: 1 (Multiplier: 1) POINTS : 1 COMMENTS: The aPillicant proposes to drain all roofs to dq-wells and to retain surface runoff on-site. there~ -improving- historic site drainage. Engineering is concerned that by retaining drainage on-site throughout the town. we are gradually causing the water table to rise. affecting base.ents etc.. and prefers to see only historic drainage level retained on-site. Since they see no current problem with the drainage. we see the prqposal as standard. d. FIRE PROTEC'rION - Considering the abil ity of the Fi re Department to provide fire protection according to its established response standards without the necessity of establishing a new station or requiring addition of major equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting flows; and the commitment of the appl icant to prov ide fire protection facilities which may be necessary to serve the project, including, but not limited to, fire hydrants and water storage tanks. RATING: 1 (Multiplier: 1) POINTS: 1 COMMENTS: The Fire Marshall finds that service can be provided from the fire station within a four minute period and that fire flows are adequate in the area. No service improvements are necessaq or proposed !:ly the project. e. ROADS - Considering the capacity of major linkages of the road network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system; and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the development. RATING: 1 2 .<~ ./ (Multiplier: 1) POINTS : 1 COMMENTS: ~bis ten unit project (nine lodge. 1 emplQyeel sbould bave minimal iIIlpacts on tbe street network due to its location. ~bere are presently no problems on Durant Avenue wbicb tbe ~licant could bave addressed. 2. QUALrrY OF OR IMPROVEMER~S 'l'O DESIGN (MaximUIII 39 points). The Commission shall consider each application wi th respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each development by assigning points according to the following formula: 0 Indicates a totally deficient design. 1 Indi cates a maj or design flaw. 2 Indicates an acce ptabl e (but standard design) . 3 Indi cates an excellent design. The foIl owing shall be rated accordingly: a. ARCBIftC'.rURAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developments. RA~ING: 2 (Multiplier: 3) POINTS : 6 COMMENTS: ~otal reconstruction of the units sbould result in an improvement over tbe current -bodge-podge- of structures. Building is proposed at maximlDl beight allOlfed tbrough garden level plus two stories: surroundin9 buildings are eitber two or three stories. Wood and stucco will fit in well with surrounding buildings. b. SI~E DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of undergrounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the development. RATING: 2 (Multiplier: 3) POIN~S : 6 3 COMMENTS: Site design includes several positive features such as a sidewalk along Durant. footprint which preserves most (but not all) of the important trees. undergrounding of utilities. screening of trash area and meters. and retention of principal open space on site. It appears that approximately 7 spruce (three 5-. two 6- and two 8-) will be removed which the applicant co_its will be replanted. We have no specific details on allY of the other plantings or paving materials. and would liek to see these as well as some additional -street tree- plants along Durant. c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. RATIRG: 2 (Mul ti pI ier: 1) POIRTS: 2 COMMENTS: Passive solar orientation for all but two units and insulation ~ond code requireaents are the principal conserva- tion tools employed in the project. There is no detail on the type of mechanical (boiler) system to be used which the RPEC feels has a major i~ct on energy consumption. d. PARKING AND CIRCULATION - Considering the qual ity and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. RATING: I (Mul tiplier: 3) POIRTS : 3 COMMENTS: The applicant proposes ten spaces for the nine new lodge and 1 employee unit. which meets Code requirements. However. presently. there are about 5-6 spaces at the front of the Inn graveled and used QY guests. The elimination of this parking violates Code provisions to not increase the degree of non-confor.i~ of the parking. These spaces must be replaced on the site. to a minimum of fourteen total spaces (g for the new units. five replacement and obtain an e_ption for the employee parking requirement). These spaces should be placed at the rear of the proper~. or. if this is not feasible in the front yard. e. VISUAL IMPAcrS - Considering the scale and location of the proposed buildings or any addition thereto, to maximize public views of surrounding scenic areas. 4 RATING: 2 (Mul tiplier: 3) POINTS: 6 COMMENTS: ~here are no significant public views affected by the redevelopment of this site. tile scale of the building is in keeping with neighboring ones. and its location is set nicely back on the lot and from the all~ to benefit surrounding uses. 3. AMENITIES PROVIDED FOR GUESTS (Maximum 21 points). The Commission shall consider each application with respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addi tion thereto. The Commission shall rate each developnent by assigning points according to the following formula: o I Indicates a total lack of guest amenities. 2 Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. Indicates services which are judged to be exceptional in terms of quality and spaciousness. 3 The following shall be rated accordingly: a. Availability of or improvements to the existing on-site common meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: 2 (Multiplier: 3) POINTS: 6 COMMENTS: The lodge presently has a lounge of ~proximately 264 s.f. (12'][22') with a fireplace and no meeting rooms. The proposed new lounge will be approximately 22S s.f. (lS'xlS') with a fireplace. plus there will be an entry lobby of about 70 s.f. (7'][lO'). anality is difficult to judge given the schematic plans presented. b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. RATING: 3 (Mul tiplier: 2) POINTS: 6 5 '~'-""""'.-"'''-._-'~ COMMEN TS: ~he 10dge presently has a dinin9 area C incl udinq kitchen) of about 300 s.f. C30'zlO'). The proposed new dininq and kitchen area will be about 700 s.f. C3S'z20'). a substantial i.prove- ment for a small addition of rooms. c. Avail abil i ty of or improvements to the exi sting on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addition thereto. RATING: 2 (Mul ti plier: 2) POINTS : 4 COMMENTS: ~he existing lodge has a jacuzzi. sauna and ski storage room as its recreational amenities. The proposed new facility will also include a jacuzzi. ski storaqe room. and a sauna. plus outside terraces or decks for all but three of the rooms. 4. CONFORMANCE 'l'O LOCAL PUBLIC POLICY GOALS (maximum 30 points). The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF EMPLOYEE HOUSING (maximum 15 points). The Commission shall assign points to each applicant who agrees to provide 1 ow- , moderate- or middle-income housing which complies with the housing size, type, income and occupancy guidel ines of the Ci ty of Aspen and with the provisions of Section 24-11.10. Points shall be assigned according to the following sched- ule: o to 40% of the additional lodge 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. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the project is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing designee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the Planning Commission, upon the recommendation of the de si gnee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided with housing, the commission shall use the following criteria: Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory: 1.25 residents 1. 7 5 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space RATING: 15 (Multiplier: 1) POINTS: 15 COMMENTS: There are presently five e:mplQ,Yees on the staff and the applicant feels that one more viII be generated ~ the addition. There is one existing emplQ,Yee unit (not deed restricted) and one more is proposed. Both units viII be nev units. capable of housing a total of three people. This exceeds the housing generation formula of the Housing Authorit;y (nine rooms x 0.3 =gt~l:n~~ generated per room = 2. 7 ~plQ,Yees generated ~ the b. REHABILITATION AND RECONSTRUCTION OF BXISTING UNITS (maximum 15 points). The Commission shall award points as follows: o to 50% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. RATING: 15 (Multiplier: 1) POINTS: 15 For the purposes of this section, rehabilitation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment (s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demolition and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: The entire lodge will be demolished and reconstructed. 5. B<>>mS POINTS (maximum 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under section 24-11.6 (b) (1) ,(2) ,(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RATING: 0 (Multiplier: 1) POINTS: o COMMENTS: The Planning Office does not award bonus points. 6. TOTAL POINTS Points in Category 1: 5 (Minimum of 3 pts. required) Points in Category 2: 23 (Minimum of 11.7 pts. req ui red) Points in Category 3 : 16 (Minimum of 6.3 pts. required) Points in Category 4 : 30 (Minimum of 9.75 pt. required) SUBTOTAL 70 (Minimum of 60 pts. req ui red) Bonus Poi nts : 0 TOTAL POINTS: 74 Name of Planning and Zoning Members: Aspen/Pitkin Planning Office 8 ,..""'.... ""-. ..- ~ [g@[g D~~Jf\11 t<<JV3916 MEMORANDUM TO: Alan Richman, Planning Office FROM: Jim Gibbard, Engineering Department~ DATE: November 3, 1986 RE: Brass Bed Inn L-3 GMP Expansion, GMP Exemption for Employee Unit Conceptual Submission, Special Review for FAR Increase in L-3 zone Parcel IDt 2737-182-37-005 ========================================================= The Engineering Department has reviewed the above application and has the following comments: Utilities This development will be adequately served by the existing City utilities. The 8- sewer main located in the alley and the 6- water main located in Durant Avenue will be sufficient. The applicant has agreed to underground utility lines and to screen utility meters but the location of these meters should be indicated on their site plan. Trash The applicant has indicated that the trash area will be screened and has shown the location of the dumpster and fence on their site plan. The area provided for this dumpster is more than adE!<Juate for the size needed for this development. Trash truck access to this dumpster will be adequate as long as the dumpster is on wheels and can be moved out into the alley for pickup. Storm Drainaae The applicant has indicated that all roofs will be drained directly into drywells and proposes the retainage of all surface runoff by these on-site dry wells. Calculations should be made to determine the increase in impervious surface area (additional roof surface, paved parking lot, new concrete walkways, and new terraces) of this development and submitted to the Engineering Department. To maintain the historic runoff in this area, only roof area equal to the results of these calculations should be drained directly into the drywells. ,,_., ..,. .. Page Two November 3, 1986 Brass Bed GMP Construction Schedule The applicant has submitted a construction schedule but a more detailed one must be_given to the Engineering Department that will discuss barricading, truck access, staging and storage area. Parkinq Section 24-4.5 of the Municipal Code requires one parking space per bedroom for development in an L-3 zone. Ten off-street parking spaces are proposed whereas all previous parking was on- street. This provides one parking space per bedroom for each of the new units and would adequately serve the development because of the close proximity to the commercial core, skiing, and city bus service. Visual impact of this parking will be minimized because of the location on the alley side of the building. Traffic This development will not substantially impact the traffic in the adjacent streets. Durant and West End Streets will easily handle the additional traffic generated. jg/brassbed2 cc: Jay Hammond _-'I ;~ ~ """--- ROARING FORK ENERGY CENTER . 242 MAIN STREET. CARBONDALE, CO 81623 · (303)963-0311 MEMORANDUM TO: Alan Richman, Planning Office October 23, 1986 FR: Steve STandiford, Director RE: Brass Bed Inn L-3 GMP Expansion Review comments on energy related aspects of the Brass Bed Inn expansion GMP INSULATION Using the specified wall components and assuming relatively tight construction, the building addition's walls will be quite adequate. Roof insulation of R-30 exceeds the code, but it would be helpful if the proposal defined the building components used to reach these values. Windows are satisfactory. The overall insulating level of the new structure sounds good. SOLAR ENERGY Taking advantage of passive solar gain is commendable (ie., 80% of the units are south-facing). There are, however, two units with north facing decks which is a definite disadvantage with the expected high winter use. Solar energy should be considered as a possibility for active domestic hot water heating. It appears that no consideration of active solar energy was made. A south sloping roof makes this potential attractive. WATER CONSERVATION There is no mention of water conservation. The project should specify the gallon-per-minute usage rate for all plumbing fixtures (ie., showerheads, faucets, toilets). An adequate water conservation plan would be desirable since demand at certain times of the day will be high during peak seasons. MECHANICAL SYSTEMS The type of heating system for the addition is not specified. From the basement/garden level floor plans, it appears that a natural gas boiler is currently used and would be moved or replaced. The type of heating system to be used has a great impact on the future energy consumption of the building. This should be specified in the proposal. 5> '" PROJECT : CIn OP ASPER PLARRIRG AND ZONIRG COMIIISSION EVALUATION L-3 GIIP SCORE SHEETS ~5 TbaJ j!.JJJ DATE: lJ-/6 -gt; 1. AVAILABILITY OP PUBLIC PACILITIES AND SERVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each development by assigning points according to the following formula: 2 Project requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. proj ect in and of itself improves the quality of service in a given area. o 1 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the development and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the development. (Mul tiplier: 1) POIRTS: I I RATIRG: COMMENTS: b. SEWER - Considering the ability of the sewer system to serve the development and the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the development. (Multiplier: 1) RATIRG: PODITS : I I COMMENTS: "..., '..... '.,'/ ....., c. STORIl DRAINAGB - Consi de ri ng the degree to whi ch the applicant proposes to retain surface runoff on the develop- ment si te . If the deve1oJ:lllent requi res use of the City's drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. (Multiplier: 1) RA'l'ING: POINTS: ~ -Z- COMMENTS: d. PIRB PROTBCTION - Considering the ability of the Fire Department to provide fire protection according to its established response standards without the necessity of establishing a new station or requiring addition of major equiJ:lllent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting f1ows~ and the commitment of the applicant to provide fire protection facilities which may be necessary to serve the proj ect, inc1 uding, but not limited to, fire hydrants and water storage tanks. (Mul tiplier: 1) RA'l'ING : POINTS: J I / COMMENTS: e. ROADS - Considering the capacity of major linkages of the road' network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system~ and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the deve1oJ:lllent. RA'l'ING : 2 "'_';"'_'--'-""~"".4.-.~~,-~ , (Multiplier: 1) POIB'rS: '/ COMMENTS: 2. QUALITY OF OR IMPROI7BMBR'rS '1'0 DESIGN (Maximum 39 points). The Commission shall consider each application wi th respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each developnent by assi gning 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. The following shall be rated accordingly: a. ARCHI'.rECTURAL DESIGN - Considering the campa. tibil ity of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developnents. (Multiplier: 3) PO IlIITS : '2-- , RATING: COMMENTS: b. SITE DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of under grounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the development. (Multiplier: 3) RATIlIIG: PO IlIITS : 2- {; 3 ,...." ,~... '<,.# COMMENTS: c. BIIIBRGY COIIISBRVATIOIII - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. ?- RATING: (Mul ti plier: 1) PO IIIITS : ~ OOMMENTS : d. PARKIIIIG AIIID CIRCULATION - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. (Multiplier: 3) RATIIIIG: POIIIITS : ~ b OOMMENTS : e. VISUAL IKPAcrS - Considering the scale and location of the proposed buildings or any addition thereto, to maximize public views of surrounding scenic areas. 4 RA~ING : ?-- r;, (Multiplier: 3) POINTS: COMMENTS: 3 . AMBRITIES PROVIDED FOR GUESTS (lIaximlDD 21 points). The Commission shall consider each application wi th respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addition thereto. The Commission shall rate each development by assigning points according to the following formula: o 1 Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. 2 3 Indicates services which are judged to be exceptional in terms of quality and spaciousness. The following shall be rated accordingly: a. Availability of or improvements to the existing on-site common meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: '2--- f; , (Multiplier: 3) PO Dl'I'S : COMMENTS: b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. (Mul tiplier: 2) RATING: POINTS : 3 b 5 -",,", " ,. COMMENTS: c. Availability of or improvements to the existing on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addi tion thereto. (Mul ti plier: 2) RATING: POINTS: ?-- 1- COMMENTS: 4. OONPORllANCB '1'0 LOCAL PUBLIC POLICY GOALS (maximwn 30 points). The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF EIIPLOYEE HOUSING (maximum 15 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - 1 point for each 4% house d. 41 to 100% of the additional employees generated by the proje"ct are provided with housing - 1 point for each 12% house d. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the project is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing designee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 ,.... ,.,., ,. . "",.JII' applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided wi th housing, the Commission shall use the following criteria: Studio One-Bedroom TWo-Bedroom Three-Bedroom or larger: Dormitory : (Multiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space RATING: / ~ POINTS: Ir COMMENTS : b. REBABILI'rA'l'IOR AND RECORS'l'RDC'l'IOR OF EXIS'l'IRG URI'l'S (maximlDl1 15 points). The Commission shall award points as follows: o to 50% of the total exi sti ng uni t inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Multiplier: 1) RATING: POIN'l'S: 15' Ir For the purposes of this section, rehabilitation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demoli tion and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 ,p'.' ''"'" .........'" ,"".,' For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BailUS POINTS (maximum 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-11.6 (b)(l) ,(2) ,(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RATING: ~ (Multiplier: 1) POINTS: COMMENTS : 6. TOTAL POINTS Points in Category Points in Category Points in Category Points in Category SUBTOTAL Bonus Poi nts : TOTAL POINTS: 1: L (Minimum 2: -:2h (Minimum 3: & (Minimum 4: ~ (Minimum ~ (Minimum of 3 pts. requi red) of 11.7 pts. required) of 6.3 pts. required) of 9.75 pt.required) of 60 pts. requi red) Name of Planning and Zoning Members: C))ij~ 8 , / CITY OF ASPER PLARlUNG AND ZmlIRG COMIIISSIOR EVALUATION L- 3 GIll' SCORE SHEETS PROJECT:.::Il::t.15 ~:)~ ~ DAft : 1. AVAILABILITY OF PUBLIC FACILITIES ARD SERVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each development by assigning points according to the following formula: 2 proj ect requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. proj ect in and of itself improves the quality of service in a given area. o 1 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the development and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the development. (Mul tiplier: 1) RATIRG: I POIRTS:_\ COMMENTS: b. SEWER - Considering the ability of the sewer system to serve the development and the applicant's commi tmentto finance any system extensions or treatment plant upgrading required to serve the development. (Multiplier: 1) RA'rIRG: -L- POIRTS: _\ COMMENTS: , c. STORR DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te . If the deve10pnent requi res use of the City's drainage system, considering the commi tment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. (Multiplier: 1) RATING: ~ POINTS: V COMMENTS: d. FIRE PROTECTION - Considering the ability of the Fire Department to provide fire protection according to its estab1 ished response standards without the necessity of establishing a new station or requiring addition of major equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting f1ows~ and the commitment of the applicant to provide fire protection facili ties which may be necessary to serve the project, including, but not limited to, fire hydrants and water storage tanks. (Mul tiplier: 1) RATING: POINTS : --L- \ COMMENTS: e. ROADS - Considering the capacity of major linkages of the road' network to provide for the needs of the proposed development without substanti ally a1 teri ng the exi sting traffic patterns, creating safety hazards or overloading the existing street system~ and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the deve1opnent. RATING: --\.-- 2 ~'"" ....." (Multiplier: 1) POIN'rS: COMMENTS: 2. QUALITY OF OR IMPROI7EMERTS TO DESIGN (Maximum 39 points). The Commission shall consider each application with respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each deve10pnent by assigning points according to the following formula: 0 Indicates a totally deficient design. 1 Indicates a maj or design flaw. 2 Indicates an acceptable (but standard design) . 3 Indicates an excellent design. The fOllowing shall be rated accordingly: a. ARCBI'.rB~RAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood deve1opnents. (Multiplier: 3) RATING: "1_ POINTS: ~ COMMENTS : b. SITE DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of under grounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the deve1opnent. (Multiplier: 3) RATING: POINTS: 2 \.p 3 ,e COMMENTS : c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or a~ addition thereto. (Multiplier: 1) RA'l'ING: POIN'l'S : Z- (. COMMENTS: d. PARKING AND CIRCULATION - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. (Mul tiplier: 3) RA'l'IRG: PO IR'l'S : ~ ?-; COMMENTS : e. VISUAL IKPAcrS - Considering the scale and location of the proposed buildings or any addition thereto, to maximize public views of surrounding scenic areas. 4 ,r"", "....... .""'" -....."" (Mul ti plier: 3) RATING: POINTS : G ~ COMMENTS: 3. AMBRITIBS PROVIDED FOR GUESTS (lIaximum 21 points). The Conunission shall consider each application with respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any add! tion thereto. The Commission shall rate each developnent by assigning points according to the following formula: o Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. Indicates services which are judged to be exceptional in terms of quality and spaciousness. The following shall be rated accordingly: 1 2 3 a. Availability of or improvements to the existing on-site conunon meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: 2 ~ (Multiplier: 3) POINTS: COMMENTS: b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. RATING: 7 lp (Mul tiplier: 2) POINTS : 5 ~' " x..... J COMMENTS: c. Availability of or improvements to the existing on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addi tion thereto. (Multiplier: 2) RATING: POINTS: '"Z- ----1:-- COMMENTS: 4. CONFORMANCE '1'0 LOCAL PUBLIC POLICY GOALS (maximum 30 poi nts) . The Commission shall consider each application and its degree of conformity with local Planning policies, as follows: (a) PROVISION OF BIIPLOYEB HOOSING (maximum 15 points). The Conunission shall assign points to each applicant who agrees to ,provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge 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 proje'ct are provided wi th housing - 1 poi nt f or each 12% house d. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the proj ect is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing desi gnee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 .... .... applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided wi th housing, the Commission shall use the following criteria: Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory: (Multiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space RATING: -.-J <; POINTS: _, C; COMMENTS : b. REHABILITATION AND RECONSTRUCTION OF BXISTING UNITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Mul ti plier: 1) RATING: POINTS: \5 15 For the purposes of this section, rehabilitation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segrnent(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete dernoli tion and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 "..-..... -, For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BaroS POINTS (maximum 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-11.6(b)(I) ,(2) ,(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RATING: v 6 (Multiplier: 1) POINTS : 8 PROJECT: CIn OP ASPER PLARRIRG ~3 Z~:~OO~MllIS:~: EV~~:I:ON /~' Ijl ~ ~--~ ~ .nUD I,-~D 1. AVAILABILITY OP PUBLIC PACILITIES AND SERVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each development by assigning points according to the following formula: 2 Project requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. Project in and of itself improves the quality of service in a given area. o 1 ,The following services shall be rated accordingly: a. WATER - Considering the ability of the water system the development and the applicant's commi tment to any system extensions or treatment plant upgrading to serve the development. to serve fi nance required (Mul tiplier: 1) RATIRG: l POIRTS :----1- COMMENTS: b. SEWER - Considering the ability of the sewer system the development and the applicant's commitment to any system extensions or treatment plant upgrading to serve the development. to serve fi nance required (Multiplier: 1) RATIRG: POIRTS: ( r COMMENTS: J".' ,"," c. STORII DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te . If the deve10pnent requi res use of the Ci ty , s drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. t, RATING: (Multiplier: 1) POINTS: COMMENTS: d. FIRE PROTECTION - Considering the ability of the Fire Department to provide fire protection according to its estab1 ished response standards without the necessity of establishing a new station or requiring addition of major equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting flOWS7 and the commitment of the applicant to provide fire protection facili ties which may be necessary to serve the proj ect, inc1 uding, but not limited to, fire hydrants and water storage tanks. (Mul tiplier: 1) RATING: POINTS : ---L- , COMMENTS: e. ROADS - Considering the capacity of major linkages of the road' network to provide for the needs of the proposed development without substantially a1 tering the existing traffic patterns, creating safety hazards or overloading the existing street system 7 and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the deve1opnent. RATING: I 2 "-- '''''-"'->..'-.........".,_._.,-'~-,.- (Mul ti plier: 1) PODrl'S: _~ COMMENTS: 2. QUALI'rY OP OR IMPROITBMBR'lS TO DESIGN (Ilaximum 39 points). The Conunission shall consider each application with respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each deve10pnent by assigning points according to the following formula: 0 Indicates a totally deficient design. 1 Indicates a maj or design flaw. 2 Indicates an acceptab1 e (but standard design) . 3 Indicates an excellent design. The following shall be rated accordingly: a. ARCHI'l'BC'.rURAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood deve1opnents. (Multiplier: 3) RATING: POINTS: 7- ~7 , COMMENTS: b. SITE DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of undergrounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the development. (Mul ti plier: 3) RATING: POINTS: ZJ~/ )-'Iv 3 ",,- ~.., ,," , ,- COMMENTS: c. BIIBRGY COIISBRVATIOII - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. RATIIIG: Vlv 'Z'1v (Mu! ti pI ier: 1) POIIITS : COMMENTS: d. ,PARKIIIG AIID CIRCULATIOII - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking fr~)?ublic views.IVy RATIIIG: -""t{ (Mul tiplier: 3) POIIITS: ---4- ~ COMMENTS : e. VISUAL IIIPAC'.rS - Considering the scale and location of the proposed buil dings or any addi tion thereto, to maximiz e public views of surrounding scenic areas. 4 " (Mul tiplier: 3) ~ING: POINTS: ~ -0 COMMENTS: 3. AMENITIES PROVIDED FOR GUESTS (Ilaximum 21 points). The Commission shall consider each application wi th respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addition thereto. The Commission shall rate each development b.Y assigning points according to the following formula: o Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quali ty and spaciousness. Indicates services which are judged to be exceptional in terms of quality and spaciousness. The following shall be rated accordingly: 1 2 3 a. Availability of or improvements to the existing on-site common meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: 1r {tr (Multiplier: 3) PODrrS : COMMENTS: b. Avail abil i ty of or improvements to the exi sti ng on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addi tion thereto. (Mul tiplier: 2) RATING: POINTS: :j -r-:J 5 ,,......, - ""'" ,... <XlMMENTS : c. Availability of or improvements to the existing on-site accessory recreational facilities, such as heal th clubs, pools and other active areas, in relation to the size of the proposed lodging or any addi tion thereto. (Multiplier: 2) RATING: POINTS: <XlMMENTS: 4. CONPOlUIANCB '1'0 LOCAL PUBLIC POLICY GOALS (maximum 30 points). The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF EMPLOYEE HOUSING (maximum 15 points). The Conunission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - 1 point for each 4% house d. 41 to 100% of the additional employees generated by the proje'ct are provided with housing - 1 poi nt f or each 12% house d. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the project is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing designee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 ,,'.' ~ ..- ""." applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided with housing, the Commission shall use the fOllowing criteria: Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory: (Multiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space ~ r\ J-<) RMING: POINTS: COMMENTS : b. REHABILITATION AND RBOORSTROCTION OF EXISTING UNITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total exi sti ng uni t inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabili tated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Multiplier: 1) RMING: POINTS: ~ I~ / /~ , For the purposes of this section, rehabili tation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a sUbstantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demoli tion and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 , . ,.." ',," ....., '" For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS : 5 . BaroS POINTS (ma:dmUIB 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6 (b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-ll.6(b)(1) ,(2) ,(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. ~ RHING: ~ POINTS: ~_ 'J7.. ' (Multiplier: 1) COMMENTS: tMlo/Cf;---~/A,,1--- dr/J irIC TOTAL POINTS 6. Points in Category 1: ~ (Minimum of 3 pts. required) Points in Category 2: -.1I1L~inimum of 11.7 pts. required) Points in Category 3: ~ (Minimum of 6.3 pts. required) Points in Category 4: ~ (Minimum of 9.75 pt.required) SUBTOTAL ::t"l'~Minimum of 60 pts. required) Bonus Points: ~ NEe ::~::nd '..In. Mem~~&~ ~ 8 "~"'... .......... ,- " PROJEC'r: CIn OP ASPER PLARRIBG AND ZORIBG COIUlISSIOR 8. ~ GJIP SCORE SHEETS (ZA~ rn :[}.;V EVALUHIOR DAft: 11-/1-~t 1. AVAILABILITY OP PUBLIC PACILITIES AND SERVICES (MazimUII 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each development by assigning points according to the following formula: 2 Project requires the ,provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. proj ect in and of itself improves the quality of service in a given area. o 1 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the development and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the development. RATIBG: , (Mul tiplier: 1) POIBTS: f , COMMENTS: b. SE'IfER - Considering the ability of the sewer system to serve the development and the applicant' s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the development. RATIBG: I (Multiplier: 1) POIBTS : / COMMENTS : '"" ",e.,.,", "'-.."....- "',;.' c. STORM DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te . If the deve10pnent requi res use of the City's drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. RATING: I (Multiplier: 1) POINTS : I COMMENTS: d. FIRE PROTECTION - Considering the ability of the Fire Department to provide fire protection according to its established response standards without the necessity of establishing a new station or requiring addition of major equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting flOWS1 and the commitment of the applicant to provide fire protection facilities which may be necessary to serve the proj ect, inc1 uding, but not limited to, fire hydrants and water storage tanks. (Mul tiplier: 1) RATING: --1-- POINTS:---+-- COMMENTS: e. ROADS - Considering the capacity of major linkages of the road" network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system 1 and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the deve1opnent. RATING: --1- 2 (Mul ti pI ier: 1) POIN'lS: t COMMENTS: 2 . QUALITY OF OR IIIPROITBIIBR'rS TO DESIGN (Maximmn 39 points). The Commission shall consider each application wi th respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each developnent by assigning points according to the following formula: o Indicates a totally deficient design. Indicates a major design flaw. Indicates .an acceptable (but standard design) . Indicates an excellent design. 1 2 3 The fOllowing shall be rated accordingly: a. ARCBIBCTURAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developnents. RATING: 1- (Multiplier: 3) POINTS : to COMMENTS : b. SIB DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of undergrounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users .of the developnent. RATING: 'Y' (Multiplier: 3) POINTS: " 3 . . ... # COMMENTS: c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. (Mul ti plier: 1) RATING: POINTS : '1...-0 ~ COMMENTS: d. PARKING AND CIRCULATION - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. (Multiplier: 3) RATING: POINTS : ( ~ COMMENTS : e. VISUAL IKPAcrS - Considering the scale and location of the proposed buildings or any addition thereto, to maximize public views of surrounding scenic areas. 4 RM'IRG: ~ (Multiplier: 3) POIRTS: (D COMMENTS: 3. AMENITIES PROVIDED FOR GUESTS (lIaximum 21 points). The Connnission shall consider each application wi th respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addi tion thereto. The Commission shall rate each develo'flllent by assigning points according to the following formula: 2 Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. Indicates services which are judged to be exceptional in terms of quality and spaciousness. The following shall be rated accordingly: o I 3 ~ a. Availability of or improvements to the existing on-site connnon meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RM'IRG: ~ (Multiplier: 3) POnrrs: f.d COMMENTS: b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. (Mul tiplier: 2) RM'IRG: POIRTS : ~ (p 5 "'~,., .... ...."..'", " COMMENTS: c. Availability of or improvements to the existing on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addition thereto. ~ING: -'2/' (Multiplier: 2) POINTS: 'f COMMENTS: 4. CONFORMANCE '1'0 LOCAL PUBLIC POLICY GOALS (maximum 30 points) . The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF BMPLOYEB HOOSING (maximum 15 points). The Conunission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - 1 point for each 4% house d. 41 to 100% of the additional employees generated by the proje'ct are provided with housing - 1 point for each 12% housed. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the proj ect is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing designee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 ,.,-., '",,<'; applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided wi th housing, the Commission shall use the fOllowing criteria: Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory: 1.25 residents 1. 7 5 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space RATING: IS" '5 (Multiplier: 1) POINTS : COMMENTS : b. REBABIL~ATIOR ARD RECONS'rRUC'.rION OP EXISTING OBITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabil ita te or reconstr uct - 1 poi nt for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabil i tate or reconstr uct - 1 poi nt for each 5% rehabilitated or reconstructed. RATING: 1'5' .- I ':> (Multiplier: 1) POINTS: por the purposes of this section, rehabilitation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. por the purpose of this section, reconstruction shall include the partial or complete demolition and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 ..- --.. ,,,..,/ _J For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BaroS POINTS (maxilllJlB 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-11.6(b)(I) ,(2) ,(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RM'ING: 0 (Multiplier: 1) POINTS: o COMMENTS: 6. TOTAL POINTS Points in Category 1: ~ (Minimum of 3 pts. required) Poi nt s in Category 2: ~~ (Minimum of 11.7 pts. required) Points in Category 3 : III (Minimum of 6.3 pts. requi red) Points in Category 4 : ;0 (Minimum of 9.75 pt. required) SUBTOTAL ..::ttL (Minimum of 60 pts. requi red) Bonus Poi nts : D TOTAL POINTS: -1--i- Name of PI anni ng and Zoning Members: 8 .., ....~~ '" CIn OF ASPER PLANRIRG AND ZORIRG COMllISSIOR EVALUATION L-3 GIIP SCORE SBBB'l'S PROJEC'.r: ~ l~ ~ DATE: II-I! -R(,. 1. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addi tion thereto upon public facilities and services and shall rate each develoJ;U1ent by assigning points according to the following formula: 2 Project requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefi ts the proj ect only and not the area in general. Project in and of itself improves the quality of service in a given area. o 1 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the development and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the develoJ;U1ent. RATING: I (Mul tiplier: 1) POINTS: I COMMENTS: b. SEWER - Considering the ability of the sewer system to serve the develoJ;U1ent and the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the develoJ;U1ent. (Multiplier: 1) RATING: POINTS: / / COMMENTS: -,- ... ,~' "...~ c. STORR DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te . If the cleve10pnent requi res use of the Ci ty I S drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. RATING: I (Multiplier: 1) POINTS: / COMMENTS: d. FIRE PROTECTION - Considering the ability of the Fire Department to provide fire protection according to its estab1 ished response standards without the necessity of establishing a new station or requiring addition of maj or equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting f1owS1 and the commitment of the applicant to provide fire protection facilities which may be necessary to serve the proj ect, inc1 uding, but not limited to, fire hydrants and water storage tanks. (Mul tiplier: 1) RATING: POINTS : / / COMMENTS: e. ROADS - Considering the capacity of major linkages of the road' network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system 1 and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the cleve1opnent. RATING: I 2 #'-..... ~."' ,.......' ",. (Mul tiplier: 1) POIR'rS: / COMMENTS: 2. QUALI'rY OF OR IMPROI1BIIBRTS TO DESIGN (Maximum 39 points). The Commission shall consider each application wi th respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each development by assi gning points according to the following formula: 0 Indicates a totally deficient design. 1 Indicates a maj or design flaw. 2 Indicates an acceptable (but standard design) . 3 Indicates an excellent design. The following shall be rated accordingly: a. ARCRIftCTURAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developments. (Multiplier: 3) RATING: POINTS: 2- " !1 COMMENTS : b. SITE DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of under grounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the development. RATING: :J- (Multiplier: 3) POINTS: ~ 3 ,."" , ,j COMMENTS: c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. (Multiplier: 1) RATING: POINTS : 2- '2..- COMMENTS: d. PARKING AND CIRCULATION - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. (Mul tiplier: 3) RATING: POINTS : / 3 COMMENTS: e. VISUAL IRPAC'f'S - Considering the scale and location of the proposed buH dings or any addi tion thereto, to maximiz e public views of surrounding scenic areas. 4 ~c-'... ", "'---,;1' ~. ./ (Multiplier: 3) RATING: POINTS: :2.- C:::, COMMENTS: 3. AMBRITIBS PROVIDBD FOR GUESTS (lIaximwn 21 points). The COlIDDission shall consider each application wi th respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addition thereto. The Commission shall rate each developnent by assigning points according ,to the following formula: o Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quali ty and spaciousness. Indicates services which are judged to be exceptional in terms of quality and spaciousness. The following shall be rated accordingly: I 2 3 a. Availability of or improvements to the existing on-site cOlIDDon meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: 2 ~ (Multiplier: 3) POIN~ : COMMENTS: b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. RATING: .3 ~ (Mul tiplier: 2) POINTS: 5 u"- ... ,., COMMENTS: c. Availability of or improvements to the existing on-site accessory recreational facili ties, such as heal th cl ubs, pools and other active areas, in relation to the size of the proposed lodging or any addi tion thereto. (Multiplier: 2) RATING: POINTS: 2- 4- COMMENTS: 4. CONFORMANCE '1'0 LOCAL PUBLIC POLICY GOALS (maximwn 30 points). The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF BKPLOYBB HOUSING (maximwn 15 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - 1 point for each 4% house d. 41 to 100% of the additional employees generated by the proje"ct are provided with housing - 1 point for each 12% house d. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the proj ect is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing desi gnee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the Planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed' project generates no new employees it shall award to the 6 ~ ~ "i applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of E!IIployees generated by the project who are provided wi th housing, the Commission shall use the fOllowing criteria: (Multiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s. f. of unit space RMING: /5 POINTS: /5 Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory: COMMENTS: b. REHABILITATION AND RBCORS'.rROC'.rIOR OF EXISTING UNITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total exi sting uni t inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Multiplier: 1) RMING: POINTS: IS /S For the purposes of this section, rehabili tation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demolition and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 , ' '" ...' For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BaroS POINTS (maximum 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-11.6(b)(I),(2),(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RATING: 0 (Multiplier: 1) POINTS: n COMMENTS : 6. TOTAL POINTS Points in Category 1: ,I) (Minimmn of 3 pts. requi red) Points in Category 2: 2.3 (Minimmn of 11.7 pts. required) Points in Category 3 : /~ (Minimmn of 6.3 pts. requi red) Points in Category 4: 3D (Minimmn of 9.75 pt. required) SUBTOTAL 70 (Minimmn of 60 pt s. requi red) Bonus Points: 0 TOTAL POINTS: 74- Name of PI anni ng and Zoning Members: J~~/Lf~ 8 ~ -- "",",,,' ',..#' PROJECT : CI'.rY OF ASPER PLANRIRG AND ZOOIRG ooMIIISSIOR // L-3 .~ Soor SHEETS \5 r c"S-s =3(1./ EVALUATION DATE : \\/;'{. )'60 , 1. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (Maximum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each developnent by assigning points according to the following formula: o Project requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefits the project only and not the area in general. proj ect in and of itself improves the quality of service in a given area. 1 2 The following services shall be rated accordingly: a. KATER - Considering the ability of the water system to serve the development and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the developnent. RATIRG: (Mul tiplier: 1) POIRTS: COMMENTS: b. SEifER - Considering the ability of the sewer system to serve the developnent and the applicant's commitment to finance any system extensions or treatment plant upgrading required to serve the developnent. RATIRG: (Multiplier: 1) POIRTS : COMMENTS: ".-." '->..../ c. STORM DRAINAGE - Considering the degree to which the applicant proposes to retain surface runoff on the deve1o~ ment si te . If the deve10pnent requi res use of the Ci ty 's drainage system, considering the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. RATING: \ (Multiplier: 1) POINTS : \ COMMENTS: d. FIRE PROTECTION - Considering the ability of the Fire Department to provide fire protection according to its estab1 ished response standards without the necessity of establishing a new station or requiring addition of maj or equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting flows; and the commitment of the applicant to provide fire protection facilities which may be necessary to serve the proj ect, inc1 uding, but not limited to, fire hydrants and water storage tanks. RATING: (Mul tiplier: 1) POINTS: COMMENTS : e. ROADS - Considering the capacity of major linkages of the road" network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system; and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the deve1opnent. RATING: \ 2 --- ...,~ , ~ (Mul ti plier: 1) PODrrS: COMMENTS: 2. QOALI'rY OF OR IMPROVEMBRTS TO DESIGN (MaximlJlD 39 points). The Commission shall consider each application with respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each developnent by assigning points according to the following formula: 0 Indicates a totally deficient design. 1 Indicates a major design flaw. 2 Indi ca te s an acceptabl e (but standard desi,gn) . 3 Indi cates an excellent design. The following shall be rated accordingly: a. ARCBIUCTORAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developments. (Multiplier: 3) POINTS: '"2 to RATING: COMMENTS : b. SITB DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of under grounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the development. (Multiplier: 3) RATING: POINTS: 2 (. 3 """.. ,.."., - COMMENTS: c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. ? RATING: (Mul ti pI ier: 1) POIN'.rS: '- COMMENTS: d. PARKING AND CIRCULATION - Considering the quality and efficiency. of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. RATING: (Mul tiplier: 3) PO IN'.rS : -3 COMMENTS: e. VISUAL IIIPAc.rS - Considering the scale and location of the proposed buil dings or any addi tion thereto, to maximiz e public views of surrounding scenic areas. 4 - ".,.., ,.., .'. '" (Mul tiplier: 3) ~ING: POINTS: "2 ~ COMMENTS: 3. AMERITIES PROVIDED FOR GUESTS (lIaximum 21 points). The Commission shall consider each application wi th respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addition thereto. The Commission shall rate each developnent by assigning points according to the following formula: 2 Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. Indicates services which are judged to be exceptional in terms of quali ty and spaciousness. The following shall be rated accordingly: o 1 3 a. Availability of or improvements to the existing on-site common meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. o RATING: (Multiplier: 3) PODftS: & COMMENTS: b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. (Mul tiplier: 2) ~ING: POINTS: ~ ~ 5 ,.-.h .......,'> , COMMENTS: c. Availability of or improvements to the existing on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addition thereto. (Multiplier: 2) RATING: POINTS: 2. Lj COMMENTS: 4. CONFORMANCE m LOCAL, PUBLIC POLICY GOALS (maximum 30 points). The Commission shall consider each application and its degree of conformity with local planning policies, as follows: (a) PROVISION OF EMPLOYEE HOUSING (maximum 15 points). The Commission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - 1 point for each 4% house d. 41 to 100% of the additional employees generated by the proje'ct are provided with housing - 1 point for each 12% housed. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the proj ect is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing designee information demonstrating that an alternative standard should be employed. The alternative standard may be empl oyed by the PI anning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 - ~.... '-.!."., '...., applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided wi th housing, the Commission shall use the following criteria: studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory : (Multiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s.f. of unit space /' I) /5 RMING: POINTS : COMMENTS : b. REHABILITATIOR AND RECORSnoC'.rION OF EXISTING UNITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total exi sti ng uni t inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Multiplier: 1) RMING: POINTS: I; IS For the purposes of this section, rehabili tation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demoli tion and rebuilding of a lodge unit or non- unit space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 .... , , For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BaroS POINTS (mazi.um 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-11.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-l1.6(b)(1),(2),(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. (Mu! ti plier: 1) PO INTS: Q o ~ING: COMMENTS : 6. TOTAL POINTS Points in Category 1: ~ (Minimum of 3 pts. requi red) Points in Category 2: )3 (Minimum of 11.7 pts. requi red) Points in Category 3 : J& (Minimum of 6.3 pts. required) Points in Category 4: '3>0 (Minimum of 9.75 pt. requi red) SUBTOTAL --;0 (Minimum of 60 pts. required) Bonus Points: !) v 1L-( Hem be,. , (\Thk ?~ TOTAL POINTS: Name of Planning and Zoning 8 """'0-", """",,, ,,,,"" '.." CIn OP ASPER 12 PURR"'''' ~ING OOMllISSIOR EVALUATION L-3 soon SHEETS g ~ PROJEC'r: ~~--;);;;:[) DAft: 1 I~ 1. AVAILABILITY OP PUBLIC PACILITIES AND SERVICES (Madmum 10 points). The Commission shall consider each application with respect to the impact of the proposed building or the addition thereto upon public facilities and services and shall rate each developnent by assigning points according to the following formula: 2 Project requires the provision of new services at increased public expense. Project can be handled by the existing level of service in the area or any service improvement by the applicant benefi ts the proj ect only and not the area in general. proj ect in and of itself improves the quality of service in a given area. o 1 The following services shall be rated accordingly: a. WATER - Considering the ability of the water system to serve the developnent and the applicant I s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the developnent. RATING: (Mul tiplier: 1) POINTS: COMMENTS: b. SEWER - Considering the ability of the sewer system to serve the developnent and the applicant' s commi tment to fi nance any system extensions or treatment plant upgrading required to serve the developnent. (Multiplier: 1) RATING: POINTS : ( ( COMMENTS : ,,~--.. '-.-,..- , / c. S'.rORII DRAINAGB - Considering the degree to which the applicant proposes to retain surface runoff on the develop- ment si te . If the developnent requi res use of the City 's drainage system, considering the commi tment by the applicant to install the necessary drainage control facilities and to maintain the system over the long-term. (Multiplier: 1) RATIRG: POIRTS : I I COMMENTS: d. FIRB PROTBC'.rION - Considering the ability of the Fire Department to provide fire protection according to its established response standards without the necessity of establishing a new station or requiring addi tionof major equipnent to an existing station, the adequacy of available water pressure and capacity for providing fire fighting flows~ and the commitment of the applicant to provide fire protection facHi ties which may be necessary to serve the project, including, but not limited to, fire hydrants and water storage tanks. RATIRG: (Mul tiplier: 1) POIRTS:--+-- COMMENTS : e. ROADS - Considering the capacity of major linkages of the road" network to provide for the needs of the proposed development without substantially altering the existing traffic patterns, creating safety hazards or overloading the existing street system~ and the Applicant's commitment to finance the necessary road system improvements to serve the increased usage attributable to the developnent. RATIRG: 2 oF ~.~ " '-...... '" (Mul tiplier: 1) POINTS: ( COMMENTS: 2. QUALrrY OF OR IMPROITBMBR'rS TO DESIGN (Maximmn 39 points). The Commission shall consider each application wi th respect to the quality of its exterior and site design and any improvements proposed thereto, and shall rate each developnent by assigning points according to the following formula: o 1 2 3 Indicates a totally deficient design. Indicates a major design flaw. Indicates an acceptable (but standard design) . Indicates an excellent design. The following shall be rated accordingly: a. ARCIIIftC'l'URAL DESIGN - Considering the compatibility of the proposed building or any addition thereto (in terms of size, height, location and building materials) with the existing neighborhood developnents. (Multiplier: 3) POINTS: '2 o RATING: COMMENTS : b. SIft DESIGN - Considering the quality and character of the proposal or the improvements to the existing landscaping and open space areas, the extent of undergrounding of utilities, and the provision of pedestrian amenities (path, benches, etc.) to enhance the design of the development and to provide for the safety and privacy of the users of the developnent. (Multiplier: 3) RATING: POINTS : L fJ? 3 r"...... ....f COMMENTS: c. ENERGY CONSERVATION - Considering the use of insulation, solar energy devices, passive solar orientation and similar techniques to maximize conservation of energy and use of solar energy sources in the lodge or any addition thereto. 2- L- RATING: (Mul ti plier: 1) POINTS : COMMENTS: d. PARKING AND CIRCULATION - Considering the quality and efficiency of the internal circulation and parking system for the project, or any addition thereto, including the proposed automobile and service vehicle access and loading areas, and the design features to screen parking from public views. RATING: \ ~ (Multiplier: 3) POINTS : COMMENTS : e. VISUAL IMPAC'.rS - Considering the scale and location of the proposed buildings or any addition thereto, to maximize public views of surrounding scenic areas. 4 ..",."" '-' " (Multiplier: 3) RATING: POINTS : -z.... {? COMMENTS: 3. AMBRITIES PROVIDED FOR GUESTS (Maximum 21 points). The COImnission shall consider each application with respect to the quality and spaciousness of its proposed services for guests as compared to the size of the proposed lodging project or any addition thereto. The Commission shall rate each developnent by assigning points according to the following formula: o Indicates a total lack of guest amenities. Indicates services which are judged to be deficient in terms of quali ty of spaciousness. Indicates services which are judged to be adequate in terms of quality and spaciousness. Indicates services which are judged to be exceptional in terms of quali ty and spaciousness. The foll owing shall be rated accordingly: 1 2 3 a. Availability of or improvements to the existing on-site connnon meeting areas, such as lobbies and conference areas, in relation to the size of the proposed lodging project or any addition thereto. RATING: -7 L- (Multiplier: 3) POINTS : (~., COMMENTS : b. Availability of or improvements to the existing on-site dining facilities, including any restaurants, bars and banquet facilities, in relation to the size of the proposed lodging project or any addition thereto. (Multiplier: 2) RATING: POINTS: 3 (0 5 ,,"" " ,...... .. COMMENTS : c. Availability of or improvements to the existing on-site accessory recreational facilities, such as health clubs, pools and other active areas, in relation to the size of the proposed lodging or any addi tion thereto. (Mul ti plier: 2) RATING: POINTS: 3 ! COMMENTS: 4. CONFORMANCE 'l'O LOCAL PUBLIC POLICY GOALS (maximum 30 points) . The Commission shall consider each application and its degree of. conformity with local planning policies, as follows: (a) PROVISION OF BIIPLOYEB HOOSING (maximum 15 points). The Conunission shall assign points to each applicant who agrees to provide low-, moderate- or 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 sched- ule: o to 40% of the additional lodge employees generated by the project are provided with housing - I point for each 4% house d. 41 to 100% of the additional employees generated by the proje.ct are provided with housing - I point for each 12% housed. The Commission shall employ the advice of the City Council's housing designee in the determination of the number of employees the project is expected to generate. The housing designee shall make available standards for employee generation representing the various levels of service which reflect the types of lodge operations in exi stence or proposed for the City of Aspen. The applicant shall be given the opportunity to present to the housing desi gnee information demonstrating that an alternative standard should be employed. The alternative standard may be employed by the planning Commission, upon the recommendation of the designee. If the Planning Commission determines that the proposed project generates no new employees it shall award to the 6 - - ,,-....... ,--#' applicant the full fifteen (15) points available within this subsection. In order to determine the percentage of employees generated by the project who are provided wi th housing, the Commission shall use the following criteria: (Mul tiplier: 1) 1.25 residents 1.75 residents 2.25 residents 3.00 residents 1.00 resident per 150 s. f. of unit space .-- 1"-) /'-') RATING: Studio One-Bedroom Two-Bedroom Three-Bedroom or larger: Dormi tory : POINTS : COMMENTS : b. REHABILITATION AND RECONSTRUCTION OF SnSTIRG UNITS (maximwn 15 points). The Commission shall award points as follows: o to 50% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 10% rehabilitated or reconstructed. 50 to 100% of the total existing unit inventory or non- unit space in the lodge which the applicant agrees to rehabilitate or reconstruct - 1 point for each 5% rehabilitated or reconstructed. (Multiplier: 1) RATING: POINTS: ,/ iJ / ----L2- For the purposes of this section, rehabili tation shall include the upgrading of the structure and appearance of a lodge unit or of non- unit space by its in-place restoration to a substantially higher quality status relative to the segment(s) of the tourist population to which the lodge is marketed, which may alter its size. For the purpose of this section, reconstruction shall include the partial or complete demolition and rebuilding of a lodge unit or non- uni t space which may be accomplished in a similar or different size to the original configuration, provided that the rebuilt portion of the lodge is located on the same site. 7 ..... ,~ " For the purpose of this section, non-unit space shall include those areas of the lodge not included within individual lodge units but intended to serve the guests of the facility, including but not limited to the lobby, halls, recreational areas and dining facilities. COMMENTS: 5. BCliUS POINTS (maximum 6 points) The Commission members may, when anyone determines that a project has not only incorporated and met the substantive criteria of Section 24-l1.6(b) (1) ,(2) ,(3) and (4), but has also exceeded the provisions of these subsections and achieved an outstanding overall design meriting recognition, award additional bonus points not exceeding ten (10) percent of the total points awarded under Section 24-ll.6(b) (1) ,(2),(3) and (4), prior to the application of the corresponding multiplier. Any Commission member awarding bonus points shall provide a written justifi- cation of that award for the public hearing record. RATING: (Multiplier: 1) POINTS: COMMENTS : 6. TOTAL POINTS / Points in category 1: ~ (Minimwn of 3 pts. requi red) Points in 2: -z. ?'-:> 11. 7 pts. requi red) category /' (Minimwn of Points in category 3 : t(P (Minimwn of 6.3 pts. requi red) Points in Category 4 : ~ (Minimwn of 9.75 pt. required) SUBTOTAL to (Minimwn of 60 pts. requi red) Bonus Points: 3f- I, __ ..m be,., Jv t\Jr TOTAL POINTS: Name of Planning and Zoning 8 - "-' 1 MEMORANDUM TO: City Attorney Ci ty Engineer Housing Director Aspen Water Department Aspen Consolidated Sanitation District Fire Marshall Roaring Fork Energy Center FROM: Alan Richman, Planning Office Brass Bed Inn L-3 GMP Expansion, GMP Exemption for Employee Unit Conceptual Submission, Special Review for FAR Increase in L-3 zone Parcel IDt 2737-182-37-005 RE: DATE: October 7, 1986 --------------------------------------------------------------- --------------------------------------------------------------- Attached for your review and comments is an application submitted by Jack Walls requesting remodel of, and addition to, the Brass Bed Inn located at 926 East Durant Avenue consisting of Lots P, Q, R, S and the Westerly 18 feet of the vacated Cleveland Street, Block 118, City and Townsite of Aspen, Pitkin county, Colorado. The requested allotment is for nine new lodge units, with one new employee unit which will be built in conjunction with the recon- struction and rehabilitation of the existing structures on the si te wi thin the objectives of the Growth Management Plan and of the L-3 Lodge Zone. Please review this application and return your referral comments to the Planning Office no later than November 3, 1986 so that the Planning Office has adequate time to prepare for its presentation before P&Z on November 18, 1986. Thank you. 'f NI S f It ~f'OJ ~ 1> f4l-0.1e'-,~ c.A,.., he SE""'-"'S'" 13 r Tlfe ,., ~I'F.!- C 0,...$0....' ...,,,..e.,> ..S-A-"" .,.". rl Q - ,':>,J.'/'....,'-,- I J r '..f~ c::. P' pIJ7'~",~ H"",...1'l...I!l..... ,Ar.\ II,:!.,- co~s ~~~ r,al'" 1'4 ':::. .sAI-'''~,..'.:Io- j')Isi"'Alf"-r - ......0' D ~=~,:@~l ASPEN WATER DEPARTMENT MEMORANDUM TO: ALAN RICHMAN, PLANNING OFFICE FROM: JIM MARKLAUNAS SUBJECT: BRASS BED INN L-3 GMP EXftNSION DA:::_____:::::::_:::_::::~_~~~-~~I\f~----------- The Water Department has no further comments, other than our letter of 9/24/86, which was included in the submission. JM: ab - ._- '- .....,,; PUBLIC NOTICE RE: BRASS BED INN L-3 GIIP EXPANSION, GIIP EXEMPTION FOR EMPLOYEE UNrr CONCEP.rUAL SUBIIISSION, SPECIAL REVIEW FOR FAR INCREASE IN L-3 ZmE NOTICE IS HEREBY GIVEN that a public hearing will be held on November 18, 1986, at a meeting to begin at 5:00 P.M., before the Aspen Planning and Zoning Commission in City Council Chambers, 130 s. Galena street, Aspen, Colorado, to consider an application submitted by Jack Walls requesting remodel of, and addition to, the Brass Bed Inn located at 926 East Durant Avenue consisting of Lots P,Q,R,S and the Westerly 18 feet of the vacated Cleveland Street, Block 118, City and Townsite of Aspen, Pitkin County, Colorado. The requested allotment is for nine new lodge units, with one new employee unit which will be built in conjunction with the reconstruction and rehabilitation of the existing structures on the site within the objectives of the Growth Management Plan and of the L-3 Lodge Zone. For further information, contact the Aspen/Pitkin Planning Office, 130 s. Galena Street, Aspen, Colorado 81611 (303) 925- 2020, ext. 225. siC. Welton Anderson Chairper son, Aspen Planning and Zoning Commission ----------------------------------------------------------------- ----------------------------------------------------------------- Published in the Aspen Times on October 16, 1986. City of Aspen Account. MEMORANDUM TO: City Attorney /City Engineer ~~ousing Director /Aspen Water Department Aspen Consolidated Sanitation District Fire Marshall /Roaring Fork Energy Center Alan Richman, Planning Office FROM: RE: Brass Bed Inn L-3 GMP Expansion, GMP Exemption for Employee Unit Conceptual Submission, Special Review for FAR Increase in L-3 zone Parcel ID' 2737-182-37-005 DATE: October 7, 1986 --------------------------------------------------------------- --------------------------------------------------------------- Attached for your review and comments is an application submitted by Jack Walls requesting remodel of, and addition to, the Brass Bed Inn located at 926 East Durant Avenue consisting of Lots P, Q, R, S and the Westerly 18 feet of the vacated Cleveland Street, Block 118, City and Townsite of Aspen, Pitkin County, Colorado. The requested allotment is for nine new lodge units, with one new employee unit which will be built in conjunction with the recon- struction and rehabilitation of the existing structures on the si te wi thin the objectives of the Growth Management Plan and of the L-3 Lodge Zone. Please review this application and return your referral comments to the Planning Office no later than November 3, 1986 so that the Planning Office has adequate time to prepare for its presentation before P&Z on November 18, 1986. Thank you. . . -I I m GJm DD O~ ~UJ 01-101 elm msm ~~~ 0122 UJ~2 -GJ Om 2s m 2 -I . . , . '. .. " .... , . j . . , , ::s o - o ::s (Q ID ..., 0> a. 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V> "0 ..., <= (") '" <+ ..., 10 10 V> o ::;] <+ ::T '" V> ~, <+ '" -l ::T o V> 10 .... 10 :0: <+ ..., '" l1> V> <+ ::T '" <+ . , (") o 0. 10 V> 3 o ?<" l1> a. l1> <+ l1> (") <+ o ..., V> :0: ~, - - 0" l1> "0 ..., o < ~, 0. l1> a. <+ ::T ..., o <= lC ::T o <= <+ .... ~, ..., l1> -. 0; V> ..... ::T l1> ..., l1> <+ l1> ::;] <+ ~, o ::;] o .... <+ ::T l1> 3 '" <+ <= ..., l1> "0 - '" ::;] <+ ~, ::;] lC V> '" ::;] 0. - '" ..., lC l1> (") o <+ <+ o ::;] I <+ o 3 l1> l1> <+ '" - - .... ~. ..., l1> '0 ..., o <+ l1> (") <+ ~, o ::;] ..., l1> .0 <= ~. ..., l1> 3 l1> ::;] <+ V> o .... <+ ::T l1> 0" <= - 0. ~. ::;] lC ..., l1> c-> '" ~. ::;] l1> 0. '" ::;] 0. ~, 3 "0 ..., o < l1> 0. o ::;] l1> o .... <+ ::T l1> 3 '" L.., o ..., a. l1> V> ~, lC ::;] (") ..., ~, <+ l1> ..., ~. '" . . l1> X (") l1> - - l1> ::;] <+ - ::;] '" 0. a. ~, <+ ~, o ::;] <+ ::T l1> 0" <= ~. - 0. ~, ::;] lC :0: ~, - - 0" l1> (") o ::;] V> <+ ..., <= (") <+ '" 0. N V> ~, ri' '" o l1> V> ~, lC ::;] -l ::T l1> l1> X ~, V> <+ ~, ::;] lC - '" ::;] 0. V> (") '" '0 ~, ::;] lC :0: ~, - - 0" l1> ~. -l 0. ::r l1> '" ::;] <+ - ~, l1> .... <+ ~. <+ l1> '" a. ..., ..., .... l1> ..., V> 0 '0 3 o ::;] <+ V> ::r l1> l1> <+ > ~. V> 3 '0 l1> l1> ::;] '" ::> 'T1 a. ~, ..., ::T l1> '< a. 3: ..., '" '" ..., ::> V> <+ ::T '" - - o (") '" V> <+ l1> ~, l1> o ::> '" V> <+ <+ <+ '" o (") ::T 0" 3 l1> l1> ::;] <+ VI ~ ~, 3 '0 ..., o < l1> 0. <= '0 o ::> . n ::T '" - l1> <+ '" '0 '0 l1> '" ..., '" ::;] (") l1> o .... <+ ::T l1> 0" <= ~, - a. ~, ::> lC :0: ~, - - 0" l1> ..., l1> <+ '" ~, ::> l1> a. '" ::> 0. <+ ::r <= V> lC ~, < ~, ::> lC '" - o :0: ..., l1> V> '0 o ::> V> l1> <+ ~. 3 l1> .... o ..., <+ ::T l1> .... ~. ..., l1> a. l1> '0 '" ..., <+ 3 l1> ::> <+ V> <+ <= (") (") o '" ..., l1> '0 ..., l1> 0. o 3 ~, ::;] '" ::> <+ ~, ::> <+ ::T l1> '" ..., l1> '" -l ::T l1> "0 ..., l1> V> l1> ::> <+ > - '0 ~, ::> l1> "0 ..., o L... l1> (") <+ ~, V> - o (") '" <+ l1> a. '" 0" o <= <+ V> l1> "" l1> ::> 0" - o (") ?<" V> .... ..., o 3 <+ ::T l1> .... ~, ..., l1> V> <+ '" <+ ~, o ::> 0" <= ~, - a. ::;] lC V> -l ::r l1> '0 - '" ::;] ::> l1> 0. l1> X <+ l1> ..., ~. o ..., 3 '" <+ l1> ..., ~. '" - V> :0: o o a. '" ::;] a. ..,. 'T1 ~. ..., l1> " ..., o <+ l1> (") <+ ~, o ::> - <+ V> ::T o <= - 0. 0" l1> ::;] o ri' l1> 0. <+ ::T '" <+ <+ ::T l1> < ~, (") ~, ::> <+ '< '" ..., l1> 3 o 0. '" ..., '" <+ l1> I V> ~. N l1> 0. (") o ::> a. o 3 ~, ::;] ~. <= 3 '" ::;] 0. '" '0 '" ..., <+ 3 l1> ::> <+ ..., <= ::> I o .... .... :0: ~, - - 0" l1> ..., l1> <+ '" ~, ::> l1> a. o ::> <+ ::T l1> V> ~, <+ l1> c+ ::r l1> ::> l1> ~. lC ::T 0" o ..., ::T o o 0. ~, ::;] <+ ::T '" <+ <+ ::T l1> '" X V> <+ ~, ::;] lC 0" <= ~, - a. ~. ::;] lC V> ~, ::> <+ ::T l1> a. ..., '" ~, ::> l1> 0. 0. ~. ..., l1> (") <+ - '< <+ o o ::> I V> ~, c+ l1> a. ..., '< :E l1> - - V> '" ::;] a. '" - - V> <= ..., .... '" (") l1> <+ ::T l1> 0" <= ~, - 0. ~, ::;] lC '" V> a. l1> V> ~. lC ::> l1> C>. :0: ~, - - 0" l1> (") o 3 "0 '" <+ ~, 0" - l1> :0: ~, <+ ::r o <+ ::r l1> ..., V> ~, ::> 0" l1> l1> X (") l1> l1> a. l1> a. 0" <= <+ :( ~, - - 0" l1> ~, 3 "0 ..., o < l1> a. > - - ..., o o ..." V> :0: ~, - - 0" l1> ~ . > ..., (") ::r ~, <+ l1> (") <+ <= ..., '" - <::> l1> V> ~, lC ::> - ::> <+ l1> ..., 3 V> o .... V> ~. N l1> '" ::;] a. ::r l1> ~, lC ::T c+ w V> <+ o ..., 3 <::> ..., '" ~, ::> '" lC l1> :!: ~, Vl <+ o ..., ~, (") V> ~, <+ l1> 0. ..., '" ~, ::> '" lC l1> :0: ~, - - ::> o r+ .0 c:: > r- - -l -< o 'T1 o ;:0 - :;: " ;:0 o <: ..., .". m Z -l V> -l o <::> ..., V> - Ci'> Z ::;] l1> (") l1> V> Vl '" ..., '< '" <= r+ o 3 o 0" ~, - l1> .... o ..., r+ ..., ~, "0 V> r+ o V> ?<" ~, o ..., r+ o Vl ::r o '0 , .... o ..., r+ ::r l1> a. l1> < l1> - o '0 3 l1> ::;] r+ z o r+ ..., l1> '" <+ 3 l1> ::;] r+ '0 - '" ::> r+ <= "0 lC ..., '" 0. ~, ::;] lC :0: ~. - - 0" l1> lC <= l1> Vl r+ Vl ::r ~, V> r+ o ..., (') '" - '< ::r '" < l1> ::;] o r+ .... o <= :::l a. ~, r+ ::;] l1> (') l1> V> V> '" ..., '< r+ o <= V> l1> '" ::> V> l1> ..., < ~, ::;] lC r+ ::T l1> V> ~, r+ l1> :0: ~, - - (') o ::> r+ ~, ::;] <= l1> r+ o "0 ..., o < ~, a. l1> l1> ::> o <= lC ::r (') '" '0 '" (') <+ '< '" ::;] '< ~, 3 u ..., o "" l1> 3 l1> ::> r+ V> OJ l1> (') '" <= V> l1> o .... ~, r+ Vl (') o ::;] < l1> ::;] l1> ::;] c-> - o (') '" r+ ~, o ::;] , N V> l1> :;: l1> ..., -l ::r l1> ex> 3 '" ~, ::;] - o (') '" r+ l1> 0. ~. ::;] r+ ::r l1> '" - - l1> '< '" ::;] a. ::;] o :0: (") '" ..., ..., '< r+ ::r l1> Vl 3 '" - - ~, ::> (') ..., l1> '" Vl l1> ~, ::;] r+ ..., '" .... .... ~. (') :0: ~, r+ ::r o <= <+ ::> l1> (') l1> V> V> ~, r+ '" r+ ~, ::> lC , . , r+ o r+ ::r l1> -l ::r l1> '" = V> ~, r+ l1> 3 '" ~. ::;] ~, ::;] <::> <= ..., '" ::> r+ ". < l1> ::;] <= l1> :0: - - (") o ::;] r+ ~, ::;] <= l1> r+ o V> <= U '0 - '< :0: '" r+ l1> ..., :;: ct> Vl r+ ..., ::> 0. V> ri' ..., l1> l1> r+ '" ;:0 o '" 0. V> '" ::;] a. n o o '0 l1> ..., > < l1> ::> c: l1> -l ::r l1> U ..., o '0 l1> ..., ri' '< ~, V> V> l1> ..., < '" - - ~, (') l1> 0. 0" '< <::> <= ..., '" ::;] <+ > < l1> ::> <= l1> :0: ~, 0. l1> l1> ::;] o <= lC ::r r+ o , . ...... '" ::J 0. 0. o o -s In '" -, - - c:r Ct> 0. o c: c:r - Ct> '0 '" ::J Ct> 0. -, ::J In c: - '" <+ -, :J <0 <0 - '" co In -. :;- !1) -s !1) '" ...., c: - - c:r -s !1) '" "'" ...., '" In <+ '" _. - - c:r !1) In !1) -s < !1) c. :> In '" c: ::J '" ....., '" () c: N N -, <+ c: c:r , , ::r '" < !1) '" < '" - c: !1) !1) ~ c: '" - <+ o o -S '" c:r o < !1) :0 I W o Ci1 - '" In In -, ::J '" - - '" ~. ::J 0. o :( In -i ::r !1) -S !1) -, In '" - '" -S <0 !1) - o c: ::J <0 !1) '" ~, <+ :::r '" ...., ~, -S !1) '0 - '" () !1) '" ::J 0. '" C. -, ::J -, ::l <0 '" -S !1) '" . ~, ::l In c: - '" <+ -, o ::l < '" - c: !1) <+ ::r '" <+ '" _. - - !1) >< () !1) /1) Cl. :0 I '" 0'1 :0 o o ...., _. ::J In c: - '" ...+ -, o ::J :( -. - - ::l !1) In In o ...., <+ ::r !1) '0 c: c:r - -, () '" -S Ct> '" In '0 -S o < -, Cl. !1) Cl. ...., o -S <0 c: !1) In <+ () o 3 ...., o -S <+ '" ::J Cl. c: In !1) ~. ::l In c: - '" <+ -, o ::J -i ::r -, In "'- ~, - - '" () ::r -, !1) < !1) '" ::l o < !1) -S '" - - !1) >< <+ !1) -S -. o -S :<: '" - - In ~ c: '" -S !1) ...., !1) !1) <+ -, ::l () - c: c. Ct> Cl. '" In ::l o ::J I -S !1) ::l <+ '" - ~, ::l Cl. -, () '" <+ Ct> In <+ ::r !1) In '0 '" () o c: In I . , '" '" - - () o ::l In <+ -S c: () rI- _. o ::l '" -, - - c: In Ct> W ....... ... = -i ::r !1) -S 3 '" >< '" ::l 0. Cl'l = ...., _. c:r !1) -S <0 - '" In In Cl'l ~ !1) ::l -, <+ -, !1) In " -S o < -, Cl. !1) Cl. ...., o -S Ci1 c: !1) In <+ In -i ::r !1) ::l c: 3 c:r !1) -S o ...., c:r c: - Cl. -, ::J <0 :( -, - - -. ::J () -S !1) '" In !1) <+ ::r Ct> () o ::l In !1) -S < '" <+ -, o ::J o ...., !1) ::J !1) -S co:) '< ", >< <+ !1) -S _. o -S Cl. -, -S !1) () <+ -, o ::l . , ". - o ::l <0 :( -, <+ ::r In o - '" -S () o ::J In -, 0. !1) -S '" <+ -, o ::l In rI- ::r !1) -S !1) 3 o Cl. !1) - o ...., <+ ::r !1) Ct> ::J <+ -, -, !1) c:r c: _. - Cl. -, ::J <0 :( -, - - c:r !1) -S !1) 3 o < Ct> Cl. <+ ::r c: In o '0 !1) ::J -, ::l <0 c: '0 <+ ::r !1) In _. <+ !1) -. ::l <+ ::r '" <+ '" Cl. < '" ::J <+ '" <0 !1) o ...., '0 '" In In _. < !1) In o - '" -S <0 '" -. ::l () c: <+ o ...., ...., - -, <0 ::r <+ '" In '" Ct> - - '" In <+ ::r !1) < -, !1) :( ...., -S o 3 <+ ::r III ::J !1) -, <0 ::r c:r o -. -, ::l <0 -s o o 3 In ::r '" < !1) c:r !1) Ct> ::J -S !1) - o () '" <+ !1) Cl. In o .... ::r !1) '< ...., '" () !1) In o c: <+ ::r <+ o <+ '" "'" Ct> '0 '" In In !1) -S c:r '< '" ::J 0. 3 -, ::J ~, 3 ~, N -, ::l <0 < -, In c: '" - c:r c: "'" -i ::r Ct> '" !1) In <+ '" -, ::l <0 :;: ::r _. () ::r w ", ::l !1) -S <0 '< n o ::J In !1) -S < '" <+ _. o ::J -i ::r Ct> 3 '" ....., o -S -, <+ '< o ...., <+ ::r !1) <0 c: III In <+ - !1) '" < -, ::J <0 <+ ::r !1) o '0 !1) ::J In '0 '" () !1) '" ::l Cl. -, <+ In - '" ::J Cl. In () '" '0 ::l <0 -, ::J < ~. ri> :( o ...., <+ ::r Ct> In () -S Ct> !1) ::l !1) Cl. ...., -S o 3 < _. !1) '" -i ::r !1) <+ -S '" In ::r '" -S !1) '" :( -. - - '" - In o c:r !1) In () -. !1) !1) ::l !1) Cl. <+ ::r !1) '0 - '" () !1) 3 !1) ::l <+ o -, rI- ::r !1) c:r c: - c. _. ::l <0 <+ o :E '" -S Cl. <+ ::r !1) -S !1) '" -S o ...., <+ ::r !1) In -, <+ !1) ". - - c: <+ -, - -, <+ '< - -, ::J !1) In '" -. - - c:r !1) '0 - '" () !1) Cl. c: ::J Cl. !1) -S <0 -S o c: ::l Cl. '" ::l Cl. <+ ::r !1) 3 !1) <+ Ct> -S In U1 <: -, In c: '" - - 3 '0 '" () <+ -i ::r III '0 c: c:r - () < _. !1) '" '" -, - - c:r !1) !1) ::l ::T '" ::l () !1) Cl. c:r '< '0 - '" ::J <+ ~, ::J <0 In () o ::J <+ '" -, ::l !1) Cl. -, ::J 3 '" In o ::l -S '< '0 - '" ::l <+ !1) -S In '0 '" -S "'" -, ::J <0 '" -S !1) '" ...., -S o 3 < _. !1) :( o ...., <+ ::r !1) In <+ -S !1) !1) <+ -, ::l ...., -S o ::l <+ , . <+ ::r !1) In !1) <+ :E o <+ Ct> -S -S '" () !1) '" -S !1) '" In '" Ct> :( ~, - - ~. ::J <+ -S o Cl. c: () !1) In o 3 !1) 3 o -S !1) ...., o -S 3 '" - c:r c: -, - Cl. ~, ::l <0 Cl. -, -S !1) () <+ - '< -i ::r !1) c:r c: -, - Cl. ~. ::l <0 <+ In !1) - ...., '" -, - - In () -S !1) !1) ::l <+ ::r !1) <+ o <0 -, < !1) <+ :::r !1) -S o o 3 In o ::J <+ ::r ~, In - (l> < !1) - '" < _. !1) '" o ...., c+ ::r !1) 3 o c: ::l c+ '" -, ::l :E: -, c+ ::r '" -, - - c:r !1) '0 '" < Ct> Cl. '" ::l Cl. () - !1) '" -S - '< 3 '" -S "'" !1) Cl. '" -, c+ ::r !1) ::J c+ -S '" ::l () Ct> In <+ o c+ ::r !1) c+ ::r !1) -S !1) '" -S -, c+ :E '" In Cl. Ct> () -, Cl. Ct> Cl. rI- ::r '" c+ c+ ::r -, In rI- o '0 o <0 -S '" '0 ::r '< In ::r o c: - Cl. c:r !1) c: In !1) Cl. c+ ::r _. In '" '" '< '" ::l Cl. ...> o ::l !1) () !1) In In '" -S '< '" Ct> -S < -, () !1) < !1) ::r -, () - !1) In -i ::r _. In '0 '" -S "'" ~, ::J <0 c+ !1) -S -S '" () !1) In o ::l c+ ::r !1) <0 '" -S Cl. !1) ::l - !1) < !1) - ...., - o o -. V> -, ::J () !1) c+ ::r III - o c+ In - o '0 !1) In rI- o () o ::l ...., _. ::l !1) Cl. c+ o o <+ ::r !1) -S -S !1) In -, C. !1) ::l <+ In '" ::r o In !1) '0 '" -S "'" ~. ::l <0 -, In '" () () Ct> In In !1) Cl. _. ::l c:r !1) () o ::J In c+ -S c: () r+ !1) Cl. '" -S o c: ::l Cl. r+ ::r !1) ...... '" () c: N N -, '0 o o - -i ::r !1) -S !1) :<: -, - - '" - In o 0- !1) -i ::r -, In '" - - !1) '< -, In () - o In !1) Cl. '" rI- r+ ::r CD !1) '" In r+ !1) ::J Cl. '" ::l Cl. '0 -S !1) In !1) ::J r+ c: In !1) ~, In '" - In o :( -, - - ~, ::l r+ -S o Cl. c: () !1) ::l !1) :( 0- CD -S CD - o () '" r+ !1) Cl. '" ::l 0. C In !1) Cl. () o ::l () -S !1) c+ CD :E '" - "'" :E '" '< In '" ::l Cl. '" ::J CD :!: ~. ::J r+ ::r CD ::l !1) :!: - '" ::l 0. In () '" '0 -, ::l <0 ("'":- CD -S -S '" () CD :>:: CD :!: -, - - :( - - r+ ::r CD -S !1) '" -S o ...., c+ ::r CD ... -0 '" -S "'" -, ::J <0 '" ::l Cl. n -, -S () C - '" ...+ -, o ::l - o Cl. <0 CD '" -, <+ ::r '" () () !1) In '" 0- '< '" '" '< o ...., r+ ::r CD '" - - !1) '< " '" -S "'" _. ::l <0 ~. '" '0 -S o < -, Cl. CD Cl. '" r+ r <Xl . . V> ID (') <+ -, o ::> -i ::>' -, V> :Ii: o .., 7<' :Ii: ::>' _. (") ::>' :Ii: -, - - -, ::> < o - < ID <+ ::>' ID 0. ID 3 o - -, <+ -, o ::> o ...., '1:l 0> .., <+ V> '1:l '" (') ID .0 c: '" - -, ...., '< _. ::> <0 ...., o .., <+ ::>' ID 3 '" >< -, 3 c: 3 '1:l o -, ::> <+ V> '" < '" -, - '" 0- - ID c: ::> 0. ID .., <+ ::>' -, V> . . .., ID (') o ::> V> <+ .., c: (") <+ -, o ::> o ...., ~ o o "" o ...., <+ ::>' ID ID >< -, V> <+ -, ::> <0 c: ::> -, <+ V> '" ::> 0. ::> o ::> , c: ::> -, <+ "" - '" ::> V> ...., o .., <+ ::>' -, V> '1:l .., o ....... ID (") <+ -, ::> (') - c: 0. ID .., ID ::>' '" 0- -, - -, <+ 0> <+ _. o ::> o .., . . N :;0 ID ::>' '" 0- -, - _. <+ 0> <+ -, o ::> 0> ::> 0. i1? (') o ::> V> <+ .., c: (') <+ -, o ::> o ...., fTl >< -, V> <+ _. ::> <0 C ::> -, <+ V> '1:l c: .., '1:l o V> ID -, ::> <+ ID ::> 0. ID 0. -, ::> (") .., ID 0> <+ -, ::> <0 <+ ::>' ID r , w r o 0. <0 ID N o ::> ID . 0> ... <Xl V> CO :J 0> 0 - en - '" (") .0 o c: 3 0> '1:l .., 0> ID (") <+ ...., ID 7<' ID -, <+ <+ (") 0 ::>' ...., ID ::> ::> ID <+ ....., - o o .., 0> .., ID 0> <+ .., ID ::> 0. o ...., c: '1:l <0 .., 0> 0. -, ::> <0 <+ o c: .., 1Il <+ ...., 0> (") _. - -, <+ -, ID 1Il 0> ::> 0. 0> (') ::>' -, ID < ID 1Il <+ ::>' ID fTl 0> (") ::>' c: ::> -, <+ :E -, - - ::>' 0> < ID - o 0. <0 ID :Ii: _. - 0- lD -, ::> (") .., ID 0> 1Il ID 0. -i ::>' ID '1:l .., o ......, ID (') <+ ...., o - - o :Ii: '" <+ ::>' ID (') c: .., .., ID ::> <+ - <+ ::>' 0> '" 0- lD ID ::> .., ID 0. ID '" -, <0 ::> ID 0. 0> ::> 0. 0> ::> ID :E c: ::> -, <+ 0> 0. 0. ID 0. ...., o .., 0> <+ o <+ 0> - o ...., o ::> <+ ::>' ID '" -, <+ ID :E -, - - 0- lD _. 3 '1:l .., o < ID 0. fTl 3 '1:l - o '< ID ID ::>' o c: 1Il -, ::> <0 -, ::> <+ ::>' ID :Ii: -, <+ ::>' <+ ::>' ID ID >< -, '" <+ -, ::> <0 0- c: -, - 0. _. ::> <0 -i ::>' -, '" c: ::> -, <+ -, '" N ... (J1 N o '" .0 c: 0> .., ID ...., ID ID <+ <+ ::>' ID '" <+ .., ID ID M' :Ii: -, - 0- lD ::>' _. 0. 0. ID ::> 0- lD ::>' -, ::> 0. <+ ::>' ID 0- c: _. - 0. -. ::> <0 o '1:l ID :::l '" '1:l 0> (") ID ~..~ "" 1Il :::l o M' ID 0. '1:l .., ID < o c: '" - '< o :::l ID ID 3 '1:l - o '< ID ID ::>' o c: '" _. :::l <0 c: :::l -, M' :Ii: 0> '" '" c: '1:l '1:l - -, ID 0. 0. .., 0> -, ::> 0> <0 ID o .., c: M' _. - -, <+ -, C1> 1Il "" 0> .., 7<' -, :::l <0 :Ii: ::>' -, (") ::>' ::> o :E M' 0> ;0;- lD 1Il '1:l - 0> (") ID o ::> 0- lD (') 0> c: '" ID o ...., M' ::>' ID 3 o .., ID ID ...., ...., -, (") -, ID :::l M' c: '" C1> o ...., 1Il '1:l 0> (") ID (") 0> c: 1Il C1> :::l o ::> ID <0 0> M' -, < ID -, 3 '1:l 0> (') M' '" o ::> M' .., 0> ...., ...., -, (') .., o 0> 0. V> '1:l c: 0- - -, (') '" 0> ...., ID M' '< , 0- c: - 0. -, :::l <0 M' :::r ID '" M' 0> ...., ...., :Ii: -, - - 0- lD 0> 0- - ID M' o 0- lD M' M' ID .., '" C1> .., < -, (') C1> M' ::>' C1> <0 c: ID 1Il M' '" :E -, - - 0- lD 0> M' M' .., 0> (') M' -, < ID '1:l - ID 0> '" 0> :::l M' 0> :::l 0. (') o 3 ...., o .., <+ 0> 0- - ID - M' :Ii: -, - - - <+ -, 1Il C1> >< '1:l ID (') <+ ID 0. M' ::>' 0> M' :E -, M' ::>' M' ::>' ID .., ID 3 o 0. 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" 0; " " c ;-l r: 0 z o z . m . m p p ~ . . . r r r r . . r r m < ' :J'3" --~~." 2:8'" OW ~ m . Z . o o . . m " '\ ~ ~ PI [ CD m n -I o 2 . . .' o m Z r m < m \J I I ...... ~ . Z " . . ^ Z . r ~ l a\ m X C ~ ~ ~ ,-4 . o ~ c z :j c z :j :E m CD -I :E 2 GI , . . ~, m Z I ~I . ,. . . n m o . I ~~\\\ I "~ I j ~}'/I';~l, W/' I ~ , m I i.1 , I , ~ . . m X 0; " I ~ o . p . I ID , , r . . r , -, -, -, . -, I m . I ~ r ~ CD m n -I o 2 o . . o m Z m )> CD -I I :E 2 GI ~i ::j' c z ~ c I I, " . . . . " . , ~, L, ~ 1_ S lru . :t 1m; 211'- '0' 6 Ii, ~ I-~_~ ,,'. ,," ~ \.1 ~ :t-:-l g o_cl'r ~o'- ~ ~I~ m D Z - ~ ~ D ' m a :: o Z , m m r m < ,i.a" a'-a. 9'.'0" ~"11' .' . . o m Z r m < m r r , . r r . r . , r "I . "I "I "I "I CITY OF ASPEN 130 south galena street aspen, colorado 81611 303-925-2020 Alan Richman September 23,1986 Planning Director City Of Aspen Aspen,Co. Re: Brass Bed expansion 926 E. Durant Ave. Mr. Richman: Mr. Jack Walls presented a G.M.P print to us this date. r have reviewed the project and the proposed area of construction. We find that the responce time is in the four minute time frame and that there is adequate water for firefighting. This area does include eighteen feet of vacated Cleveland st. Have a Fire Safe Day );.j<-/.?u/'~~,,...-tt ~'- way~e L. Vandemark Fire Marshal Aspen Fire Protection Dist. xc: ja:i< v.alls . . . , r r , , . 1 . . , . . 1 . Aspen r9onsolidated Sanitation CDistlfict 565 North Mill Street Aspen, Colorado 81611 Tele. (303) 925-3601 Tele. (303) 925-2537 September 23, 1986 Jack Walls, Architect 250 S. Spring Aspen, Colorado 81611 HE: Brass Bed 9 Unit Addition Dear Jack, This letter is to indicate that upon preliminary examination of the Aspen Consolidated Sanitation District we can service a proposed addition of 9 units to the now existing Brass Bed located on Durant Street. Sincerely ~J!... rf~.~L , Heiko Kuhn, Manager Aspen Consolidated Sanitation District r r r r r r . , , . , . , , 1 1 . . CITY ~f,~SPEN 'T ,.,. ' "',~' 130 $~.tj~':'l!~II!!~ree t asp e1h,c()J O'r *11 0'~411611 3()j-9~"1l)20 September, 24, 1986 Jack Walls P.O. Box 29 Aspen, CO 81612 Re: The Brass Bed Dear Jack: This letter is to verify that water is available to the Brass Bed at 926 E. Durant, and your proposed addition of nine lodge rooms and bathrooms can be provided with water upon application and payment of any applicable fees. Sincerely, ~J~~ Jim Ma):alunas, Director Aspen Water Department JM: ab --- - ""C-__ ASPEN/PITKIN PLANNING OFFICE 2rfl-/( - A.- 130 South Galena Street ~ Aspen, Colorado 81611 39' 11 -?r (303) 925-2020 f1 ro LAND USE APPLICATION FEES City 00'13 ~ 63721 - 47331 - 52100 GMP/CONCEPTUAL - 63722 - 47332 - 52100 GMP/PRELIMINARY - 63723 - 47333 - 52100 GMP/F1NAL - 63724 - 47341 - 52100 SUB/CONCEPTUAL . 63725 - 47342 - 52100 SUS/PRELIMINARY - 63726 - 47343 - 52100 SUB/FINAL - 63727 - 47350 - 52100 ALL 2-STEP APPLICATIONS - 63728 - 47360 - 52100 ALL l-STEP APPLICATIONS REFERRAL FEES: 00125 - 63730 - 47380 - 52100 ENVIRONMENTAL HEALTH 00123 - 63730 - 47380 - 52100 HOUSING 00'15 - 63730 - 47380 - 52100 ENGINEERING SUB.TOTAL County 00113 -63711 - 63712 - 63713 - 63714 - 47331 - 47332 - 47333 - 47341 - 63715 - 47342 - 63716 - 47343 - 63717 - 47350 - 63718 - 47360 REFERRAL FEES: 00125 - 63730 - 47380 00123 - 63730 - 47380 00113 - 63731 - 09000 00113 - 63732 - 09000 - 52200 - 52200 - 52200 ) - 52200 'I' . 52200 - 52200 - 52200 . 52200 - 52200 - 52200 - 52200 . 52200 PLANNING OFFICE SALES 00113 .63061 - 09000 - 52200 . 63063 . 09000 . 52200 - 63062 - 09000 - 0??oo - 63066 - 09000 - 0??oo . 63069 . 09000 Name: Address: GMP/GENERAL . GMP/DETAILED GMP/F1NAL SUB/GENERAL SUB/DETAILED SUB/FINAL ALL 2-STEP APPLICATIONS ALL 1.STEP APPLICATIONS ENVIRONMENTAL HEALTH HOUSING ENVIRONMENTAL COORD. ENGINEERING SUB-TOTAL COUNTY CODE ALMANAC COMP. PLAN COPY FEES OTHER SUB-TOTAL <tl ./_, . I , 'An 1',- ,-/, JI, . < ~--jJQ, 00 ,-q-QO. CU 7) 'J q yr ' I' " -I TOTAL Y Phone: Project: '-" Check" Additional Billing: Date: " at Hours: