HomeMy WebLinkAboutcoa.lu.gm.CampoDiFiori205 S Mill St.A93-95
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CASE LOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 9/13/95
DATE COMPLETE:
PARCEL 10 AND CASE NO.
2737-073-38-704 A93-95
STAFF MEMBER: LL
PROJECT NAME:
Project Address:
Legal Address:
CAMPO di FIORI GMOS EXEMPTION
205 S. MILL ST.
MILL ST. PLAZA BUILDING
APPLICANT:
Applicant Address:
ELIZABETH H. PLOTKE-GIORDANI
205 S. MILL ST. ASPEN
REPRESENTATIVE: SUNNY VANN
Representative Address/Phone: 230 E. HOPKINS
925-6958
Aspen. CO 81611
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FEES: PLANNING
ENGINEER
HOUSING
ENV. HEALTH
TOTAL
$ 425
$
$
$
$ 425
# APPS RECEIVED 3
# PLATS RECEIVED 3
TYPE OF APPLICATION: STAFF APPROVAL: XX - 1 STEP: 2 STEP:
P&Z Meeting Date ~ PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date N~ PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date fJ~
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REFERRALS:
city Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Zoning
Parks Dept.
Bldg Inspector
Fire Marshal
Holy Cross
Mtn. Bell
ACSD
Energy Center
School District
Rocky Mtn NatGas
COOT
Clean Air Board
Open space Board
Other
Other
;~~~~~;~~;;;~7==============~~;~;;~;~;;;;7~~~~~;~;~~~~
___ city Atty ___ city Engineer ___Zoning ___Env. Health
___ Housing ___ Open Space Other:
FILE STATUS AND LOCATION:
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MEMORANDUM
TO: Bill Dmeding, Zoning Officer
THRU: Leslie Lamont, Deputy Director of Community Development
FROM: Dave Michaelson, Planning
RE: Campo de Fiori Restaurant GMQS Exemption
DATE: September 18, 1995
SUMMARY: The applicant, Campo de Fiori Restaurant (Elizabeth H. Plotke-Giordani), represented by
Sunny Vann, seeks to increase the restaurant's existing net leasable square footage by approximately four
hundred and fifty three (453) square feet. There is no increase in FAR because the area is below natural
grade.
ZONING: Commercial Core (CC)
STAFF COMMENTS: Pursuant to Section 24-8-104 A.l.(d) the Planning Director may exempt the
expansion of commercial or office space if no new net leasable is added.
The applicant wishes to remodel an adjacent storage area to include a small bar which will serve as a
waiting area, a handicapped accessible restroom, a coat check room and a storage area. In addition, the
applicant proposes to expand the existing dining room to include a portion of the covered walkway along
the bnilding's west facade, and to enclose the restaurant's entryway. Total increase of the existing net
leasable square footage is approximately 453 square feet. To offset the resulting increase in net leasable
square footage, an eqnivalent amount of existing net leasable area located in other areas of the bOOding
will be converted to tenant storage. Pursuant to Section 3-101, such areas are exempt from the calculation
ofleasable square footage.
Two past GMQS exemptions have been approved for expansion within the Mill Street Plaza, with
approval based on the conversion of space into non-leasable square footage. In April of 1993, the Cache
Cache Restaurant expanded by 246 square feet, and converted 440 square feet to storage and corridor
space. In 1994, a second GMQS exemption was granted for a 446 square feet addition to the bnilding's
Hopkins Street facade, and the applicant converted 468 square feet of existing net leasable area to storage.
As the following table indicates, a minimum of 1,159 square feet of existing net leasable space must be
converted to accommodate both the proposed Campo De Fiori expansion and the two previous GMQS
exemption approvals.
Exemntion
Additional Net
Leasable
246 sq ft.
460 sq. ft.
453 sq. ft.
Converted to Non-Net Leasable
Cache Cache
Hopkins Street Addition
Campo de Fiori
Storage Converted to Net Leasable for
Campo De Fiori (Cache Cache/Hopkins)
TOTAL
440 sq. ft.
468 sq. ft.
862 sq. ft.
<450sq. ft.>
1,159 sq. ft.
1,320 sq. ft..
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To meet the requirement of 1,320 total non-net leasable square feet, the Mill Street Plaza has applied for
a bnilding permit to convert approximately 520 square feet of the former Suzanne's Sweaters space to
storage use. In addition, approximately 340 square feet located in the southwest comer of the bnilding's
lower level will also be designated as non-net leasable. Since the total amount of floor area converted to
non-net leasable exceeds the increase in additional net leasable square footage, no increase in the Mill
Street Plaza total square footage will occur.
RECOMMENDATION: Staff recommends approval of the GMQS Exemption for the expansion of
commercial space which does not increase the net leasable with the following conditions:
I. The existing dining room is to be expanded, and an adjacent storage area will be remodeled to
include a small bar, waiting area, restroom and coat check. Total expansion will be approximately 453
square feet, and approximately 862 square feet of net leasable space will be converted to non-net leasable
space, as shown on the architectural plans submitted with the application.
2. Prior to issuance of a Certificate of Occupancy, an inspection of the expansion and converted
non-net leasable storage space shall be conducted to confirm no new leasable space has been added to the
bnilding.
3. All representations of the applicant as depicted on the plans submitted with the application are
considered conditions of approval.
4. Prior to the issuance any bnilding permits, plans shall be reviewed for zoning compliance.
I hereby approve the GMQS Exemption for
the enlargement of commercial use which
does not increase its net leasable square
footage pursuant to Section 8-104 A. of
Chapter 24 of the Municipal Code.
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~<\n, i1t" sPetf~mmunity
Development Director
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VANN ASSOCIATES
Planning Consultants
September 15, 1995
HAND DELIVERED
Mr. Dave Michelson
Community Development Department
130 South Galena Street
Aspen, CO 81611
Re: Campo de Fiori Restaurant GMQS Exemption
Dear Dave:
Please note that my September 12, 1995, GMQS exemption application for the
Campo de Fiori restaurant is in error with respect to the amount of net leasable
square footage which must be converted to accommodate the restaurant's proposed
expansion. As the following table indicates, a minimum of approximately twelve
hundred (1,200) square feet of existing net leasable space must be converted to non-
net leasable use to accommodate both the proposed Campo de Fiori expansion and
the Mill Street Plaza building's prior GMQS exemption approvals.
Cache Cache
Less Storage Converted to
Net Leasable for Campo De Fiori
Additional
Net Leasable
(Sq. Ft.)
246
Converted to
Non-Net Leasable
(Sq. Ft.)
440
<90>
Hopkins Street Addition
Less Storage to be Converted to
Net Leasable for Campo de Fiori
460
468
<360>
Campo de Fiori
453
862
Total
- 1,159
1,320.. ()., .-:,
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To meet the above requirement, the owner of the Mill Street Plaza building has
applied for a building permit to convert approximately five hundred and twenty (520)
230 East Hopkins Avenue' Aspen. Colorado 81611' 303/925-6958' Fax 303/920-9310
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Mr. Dave Michelson
September 15, 1995
Page 2
square feet of the former Suzanne's Sweaters space to storage use. The area in
question is depicted on Exhibit 10 of my September 12 GMQS application. As
Exhibit 1 attached hereto indicates, an approximately three hundred and forty (340)
square foot area located in the southwest comer of the building's lower level will also
be designated as non-net leasable. This former retail space is presently used for
mechanical purposes. As the total amount of space to be designated non-net leasable
exceeds the increase in net leasable square footage attributable to the proposed
Campo de Fiori expansion, no increase in the Mill Street Plaza building's existing net
leasable area will occur.
Should you have any questions, or if I can be of any further assistance, please do not
hesitate to call.
Yours truly,
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EXHIBIT 1
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VANN ASSOCIATES
Planning Consultants
September 12, 1995
HAND DELIVERED
Ms. Leslie Lamont
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Campo de Fiori Restaurant GMQS Exemption
Dear Leslie:
Please consider this letter an application for a growth management quota system
(GMQS) exemption for the remodeling of the Campo de Fiori restaurant, which is
located at 205 South Mill Street in the Mill Street Plaza building (see Exhibit 1, Pre-
Application Conference Summary, attached hereto). Please note that a separate
application for HPC minor development plan approval has been submitted to Amy
Amidon, and is scheduled for review by the Commission on September 13, 1995.
Both applications are submitted by Elizabeth H. Plotke-Giordani, the owner of the
restaurant. Permission from the building's owner, Mill Street Plaza Associates, for
the Applicant to submit the application is attached as Exhibit 2. A letter from
Anthony J. Mazza attesting to Mill Street Plaza Associates' ownership of the building
is attached as Exhibit 3. Permission for Vann Associates to represent the Applicant
is attached as Exhibit 4.
Pursuant to Section 8-204.A.1.c. of the Aspen Land Use Regulations, the Community
Development Director may grant a GMQS exemption for the expansion of an existing
commercial use which does not increase its net leasable square footage. Section 8-
204.A.2. requires that an application for a building permit for the proposed expansion
be submitted prior to the Director's approval of the GMQS exemption. The Appli-
cant's building permit application will be submitted immediately following the receipt
of HPC minor development plan approval.
Proposed Remodel
As the accompanying architectural plans illustrate, the Applicant wishes to remodel
an adjacent storage area to include a small bar which will seIVe as a waiting area, a
handicapped accessible restroom, a coat check room and storage area. In addition,
the Applicant proposes to expand the existing dining room to include a portion of the
230 East Hopkins Avenue' Aspen. Colorado 81611 . 303/925-6958 . Fax 303/920-9310
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Ms. Leslie Lamont
September 12, 1995
Page 2
covered walkway which abuts the restaurant's west facade, and to enclose the
restaurant's entryway. The proposed remodel will increase the restaurant's existing
net leasable square footage by approximately four hundred and fifty-three (453)
square feet. No increase in floor area, however, will occur, as the area in question is
located below natural grade.
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To offset the resulting increase in the restaurant's net leasable square footage, an
equivalent amount of existing net leasable area located elsewhere in the building will
be converted to tenant storage. As you know, such areas are exempt from the
calculation of net leasable square footage pursuant to Section 3-101 of the Regula-
tions, as are circulation corridors, bathrooms, mechanical areas, etc.
Background
In April of 1993, the Planning Office approved a similar GMQS exemption request to
remodel and expand the Cache Cache restaurant, which is located adjacent to Campo
de Fiori. As the attached memorandum indicates (see Exhibit 5), the GMQS
exemption approval was conditioned upon the conversion of two hundred and forty-
six (246) square feet of the Cache Cache restaurant's exiting dining area to tenant
storage. As the attached floor plan illustrates (see Exhibit 6), however, approximately
four hundred and forty (440) square feet of existing net leasable area was actually
converted to storage and corridor space.
It should be noted that approximately ninety (90) square feet of the area sterilized in
connection with the Cache Cache remodel was subsequently converted back to net
leasable for use by the Campo de Fiori restaurant in the summer of 1994. This
conversion, however, was in no way inconsistent with the prior Cache Cache approval,
as in excess of two hundred and forty-six (246) square feet of non-net leasable space
continued to be provided. The nine (90) square feet of storage which was converted
to net leasable in connection with the opening of the Campo de Fiori restaurant is
shown on Exhibit 7.
In April of 1994, the Planning Office approved a second GMQS exemption request
for an addition to the Mill Street Plaza building's Hopkins Street facade. The
addition was constructed in the fall of 1994 and is presently occupied by the Elizabeth
Locke jewelry store. As the attached memorandum indicates (see Exhibit 8), the
GMQS exemption approval was conditioned upon the conversion of four hundred
and sixty (460) square feet of existing commercial net leasable area to storage. As
the attached floor plan illustrates (see Exhibit 9), the required storage is presently
located on the building's lower level and is utilized by both the Campo de Fiori
restaurant and the Eddie Bauer retail store.
Based on the two previous approvals, the Mill Street Plaza building must maintain a
minimum of approximately seven hundred and six (706) square feet of storage or
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Ms. Leslie Lamont
September 12, 1995
Page 3
other non-net leasable area (e.g., bathrooms, corridors, mechanical areas, etc.) at all
times. As the attached exhibits illustrate, this requirement is presently being met and
exceeded by the building's owners.
Review Requirements
To be eligible for the requested GMQS exemption, the Applicant need only demon-
strate that the proposed remodel will not increase the Mill Street Plaza building's
existing net leasable area. As discussed previously, the proposed remodel will
increase the Camp de Fiori restaurant's net leasable area by approximately four
hundred and fifty-three (453) square feet. Consequently, an equal or greater amount
of existing net leasable square footage must be removed from elsewhere in the
building.
A building permit application has been submitted to the City in connection with the
proposed remodeling of the former Suzanne's Sweaters space which is located on the
Mill Street Plaza's main level. As the attached floor plan illustrates (see Exhibit 10),
approximately five hundred and twenty (520) square feet of the former shop's existing
net leasable area is to be converted to tenant storage. As this figure exceeds the
increase in net leasable area attributable to Campo de Fiori, no increase in the Mill
Street Plaza building's existing net leasable area will occur.
As the Applicant wishes to renovate her restaurant during the fall off-season, your
timely response would be sincerely appreciated. Should you have any questions, or
require additional information, please do not hesitate to call.
Yours truly,
cc: Bill Drueding
Elizabeth H. Plotke-Giordani
Anthony J. Mazza
c:\bus\city.applapp29395.exe
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PRE-APPLICATION CONFERENCE SUMMARY
S U r'\r"V\Y Ci! I d--
EXHIBIT 1
PROJECT: Campo defiori
APPLICANT'S REPRESENTATIVE: Sunnv Vann
REPRESENTATIVE'S PHONE: 5-6958
OWNER'S NAME: M&W properties (applicant Elizabeth H. plotke-
Giordani)
SUMMARY
1. Type of Application: GMOS Exemption
2. Describe action/type of development being requested:enclosure
of front entrv to create an airlock entrv. interior remodel
to relocate existinq storaqe space and convert storaqe to net
leasable
addition of square footaqe but it is not an increase in floor
area or net leasable
3. Areas is which Applicant has been requested to respond, types
of reports requested:
Policy Area/
Referral Aqent
Comments
Water Dept. contact for tap fee requirements -
zoninq
4. Review is: (P&Z Only) (CC only)
. staff only>
5. --PuoTic=Hearing: (YES) (N*)
(P&Z then to CC)
6. Number of copies of the application to be submitted: 3
7.
What fee was applicant requested to submit:
approval
$425 (staff
8.
Payment form Attached for signature: (YES)
(NO)
9. Anticipated date of submission: sept. 12. 1995
10. COMMENTS/UNIQUE CONCERNS:
frm.pre_app
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EXHIBIT 2
September 12, 1995
HAND DELIVERED
Ms. Leslie Lamont
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Permission to Apply
Dear Ms. Lamont:
As a partner in Mill Street Plaza Associates, which is the owner of the Mill Street Plaza
Building, please consider this letter authorization for Elizabeth H. Plotke-Giordani to
submit such applications as may be required to obtain approval for the remodeling of her
restaurant, Campo De Fiori.
Should you have any questions, or if I can be of any further assistance, please do not
hesitate to call.
Sincerely,
Anthony J. Mazza
Mill Street Plaza Associates
205 South Mill Street, Suite 301A
Aspen, CO 81611
(303) 925-8032
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FJit.AJo.."K. J. WOODS. m
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_1 & W PROPERTIES
SUITS 301.'.
205 SoUTH MILL SrBEE'r
AsPEN. COLOR.A.DO 81811
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EXHIBIT 3
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'I'E:U:PHONE S2:S~32
FAX a25-SS9a
December 28, 1992
TO WHOM IT ~~y CONCERN:
Please be advised that the Mill Street Plaza Euildi~g is
owned by Mill Street Plaza Associates, which is comprised of Frank
J. Woeds, III and Anthony J. Mazza and a minor i~~e=est by Joa~
Slattu.m.
The existinc mortcace on the Mill Street Plaza Buildinc
is held by Cor~ercial-Federal-Mortgage.
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EXHIBIT 4
September 12, 1995
HAND DELIVERED
Ms. Leslie Lamont
AspenlPitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
Re: Permission to Represent
Dear Ms. Lamont:
Please consider this letter authorization for Sunny Vann of Vann Associates, Planning
Consultants, to represent me in the processing of my application for a GMQS exemption
for the remodeling of my restaurant, Campo de Fiori, which is located in the Mill Street
Plaza Building in the City of Aspen. Mr. Vann is hereby authorized to act on my behalf
with respect to all matters reasonably pertaining to the aforementioned application.
Should you have any questions, or if I can be of any further assistance, please do not
hesitate to call.
Sincerely,
diM~ i/})e
Elizabeth H. Plotke-Giordani
Campo de Fiori Restaurant
205 South Mill Street
Aspen, CO 81611
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MEMORANDUM
TO:
Bill Drueding, zoning Officer
FROM:
Leslie Lamont, Planning
RE:
Cache Cache Restaurant GMQS Exemption by planning
Director
DATE:
April 30, 1993
================================================================
SUMMARY: The applicant, Phillipe Mollicchi, as represented by
sunny Vann, seeks to exchange 246 square feet of net leasable
square feet for 246 square feet of storage in order to expand the
main dining area.
ZONING: Commercial Core, CC
STAFF COMMENTS: pursuant to Section 24-8-104 A.1. (d) the planning
Director may exempt the expansion of a commercial or office space
if no new net leasable is added.
The applicant, seeking to expand the main dining area, proposes the
following:
* eliminate a second dining room;
* turn 246 square feet of the second dining area into storage;
* move the existing office space into the remaining space of
the second dining room;
* extend the main dining room to include the area under the
covered walkway for a total expansion of 246 square feet.
Zonin~ and Engineering questioned whether this expansion was
encroaching into non-conforming open space. When the building was
built, in the early '80'S, the definition of open space pertained
to unobstructed open space from the ground to the sky. The second
floor balcony that overhangs the courtyard prevents the open area
below to be considered calculable open space.
The 246 square foot dining room expansion is not considered net
leasable because 246 square feet of storage space is being created
in exchange.
RECOMMENDATION: Staff recommends approval of the GMQS Exemption
for the expansion of commercial space which does not increase the
new leasable with the following conditions:
1. The dining room is to be expanded by 246 square feet (excluding
the old office space) and 246 square feet of the second dining room
shall be converted to storage only.
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2. Prior to issuance of a certificate of occupancy, an inspection
of the expansion and converted storage and office space shall be
conducted to confirm no new leasable has been added to the
restaurant space.
3 . All representations made by the applicant and on the submitted
plans shall be adhered to during development.
4; prior to issuance of any bui~ding permits, plans shall be
reviewed for zoning compliance.
I hereby approve the GMQS Exemption for
the enlargement of a commercial use which
does not increase its net leasable square
footage pursuant to section 8-104 A. of
C9tpter.24 of he Mu iCtfal.c.ode.
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ing Director
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EXHIBIT 8
MEMORANDUM
TO:
Bill Drueding, Zoning Officer
FROM:
Leslie Lamont, Senior Planner
DATE:
April 4, 1994
GMQS Exemption for Commercial Expansion - Mill Street
Plaza
RE:
==--==============================================================
SUMMARY: The applicant, Mill Street Plaza Associates, Anthony
Mazza, seeks to add floor area to the Mill Street Plaza without
adding net leasable square footage or reducing the open space below
the 25% requirement for the CC zone district.
LOCATION: 205 South Mill Street, Commercial Core, Aspen
APPLICANT: Mill Street Plaza Associates, Anthony Maize, as
represented by Sunny Vann
PROPOSAL: The applicants propose to increase the 9,oor area of the
ground level of the Mill Street Plaza with a 400 square foot
addition. The applicant proposes to eliminatev460 square feet of
commercial net leasable square footage in the lower level of the
plaza in the northwest corner of the building.
In addition, the proposed addition will reduce the required amount
of open space on the parcel. A 25% open space requirement exists
in the Commercial Core. For th~parcel that represents 4,500 sq.
ft. Currently, the parcel has 4,910 sq. ft. of open space based
upon the recent Code interpretation with regard to open space. The
applicant's proposal will decrease the amount of required open
space on the parcel from 4,910 sq. ft. tov'4,510 sq. ft., leaving
10 sq. ft. of open space left to comply with the 25% requirement
of the CC zone district.
STAFF COMMENTS: Pursuant to Section 24-8-104 A.1(d), the expansion
of an existing commercial or office use in a building which does
not increase its net leasable square footage shall be exempted by
the Planning Director.
The applicants propose to add 400 square feet of floor area onto
the East Hopkins street side of the plaza building. In order to
avoid adding net leasaple square footage, the applicant proposes
to convert 460 square feet of net leasable space in the lower level
to on-site tenant storage which is not considered net leasable
according to the definition of net leasable in Chapter 24 of the
Municipal Code.
The HPC has reviewed this proposal and granted final development
review at their January 26, 1994 meeting.
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The proposed addition has been downsized to preserve the mid-block
pedestrian link on the East Hopkins Street side of the building and
to avoid reducing the required open space on the parcel below 25%
percent. The applicant is utilizing the recent Planning Director
Code Interpretation that acknowledges exiting open space on the
site whether that open space technically meets the code's
definition of open space. The interpretation recognizes previously
approved open space and areas of a parcel that look feel and act
like open space although the space may not comply with the
definition of the open space in the code. The code definition is
better utilized for new development verses negatively impacting
existing development.
RECOMMENDATION: Staff recommends approval of the GMQS Exemption
to add 400 square feet of floor area, as represented and approved
by the HPC in their January 26, 1994 meeting, with the following
condition of approval:
~. Prior to the issuance of any building permits for the new
addition, the applicant shall convert the net leasable area in the
lower level and the zoning officer shall inspect the converted
space.
~ The applicant shall prepare a calculation sheet for the
building permit file which includes the remaining percent of open
space on the parcel and the floor area square footage and net
leasable square footage of the parcel with the proposed/approved
addition.
I hereby approve the GMQS Exemption for the
addition of 400 square feet of floor area,
pursuant to ~ection 2478-104.A.1(d).
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Diane-- Moore, Planning Director
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(303) 920-5090 3 p _ ''7u 1/
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City Land Use Application Fees:
00113-63850-041 Deposit
-63855-042 Flat Fee
-63860-043 HPC
-63875-046 Zoning & Sign Permit
MROII Use Tax
County Land Use Application Fees:
00113-63800-033 Deposit
-63805-034 Flat Fee
-63820-037 Zoning
-63825-038 Board of Adjustment
Referral Fees:
00113-63810-035
00115-63340-163
00123-63340-190
00125-63340-205
00113-63815-036
County Engineer
City Engineer
Housing
Environmental Health
County Clerk
Sales:
00113-63830-039
-69000-145
County Code
Copy Fees
Other
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Phone:
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Total
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