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HomeMy WebLinkAboutcoa.lu.gm.700 S Aspen St.1981 1981 RESIDENTIAL GROWTH MANAGEMENT PLAN SUBMISSION - P~OJECT PROFILE "'""...... I " .1 .:i 'I '! , i - 1. Applicant: HaC Development 2; Project Name: Gilbert and S. Aspen/Third and Main 3. Location: 700 S. Aspen/Lots C. D. E. F. G H ~nrl T, Rlnrk '1 Q . City of Aspen 4. Parcel Size: 45,000 square feet/2l.000 square feet 5. Current Zoning: L-2 / 0 - multifamilv rp~;rlpnrp~ pprmiTTPn 6. Existing Structures: Mine Dumps Apartments. Swiss Chalets. both to be removed. Swiss Chalets are in'Main Street Historic District Overlay. 7. Deveiopment Program: 36 one bedroom free market units and 12 one bedroom low income employee units on the former site; 24 one bedroom low in~ employee units on the latter site. ,.- 8. Special Review Requirements: Special review for pmploy.... "niT~ '~nd employee parking, full subdivision review, rezonin for residentia bonus overlay, condominiumization, historic preservation commission approval. 9. Miscellaneous: Not only are 50% of the units proposed for deed restriction as low ,income employee units, but also 50% of the total bedrooms and 50% of the total floor area is proposed for employee housinQ. . - Aspen/Pitkin Planning Office 130 south galena street aspen, colo~ado 81611 October 6, 1982 Mark Danielson HBC Investments 450 S. Galena Aspen, CO 81611 Dear Mark, This letter represents a summary of our meeting this morning as regards the 1981 GMP project known as Third and Main/Gilbert and South Aspen. As you know, Section 24-11.7(a) of the Municipal Code requires that you obtain a building permit for employee units within a GMP submission no later than 2 years subsequent to the date of the original application. Therefore, you must obtain all review approvals and submit plans to the Building Department as of January 1, 1983. This morning I outlined for you the review sequence for this project. Typically, we would first bring a residential project to City Council for conceptual approval, since it is presumed that P&Z has given you conceptual approval at the time it scored the application. However, in this case we are well aware that substantial architectual changes are being proposed. Therefore, it will be necessary for you to go back to P&Z for amendment to your GMP application. As Sunny and I indicated to you, based on the description you have given of your proposed changes we will likely have trouble supporting your request for amenpment. In fact, from what we understand of your proposal, we may find that you are asking approval for an entirely new project and that we must therefore recommend denial of your application. Should this occur, you would soon be approaching the January 1st deadline, from which we would not be able to recommend an extension, due to the poor performance on other GMP submissions by the applicant and due to your tardiness in coming forward to process your subdivision application. Presuming that you are successful in amending the application and receive conceptual approval for it from P&Z and City Council, you will also have to process the preliminary and final plat submissions, as well as the rezoning to RBO, employee housing exemption, em- ployee parking reduction and condominiumization. Following is a tentative schedule for completing these reviews which assumes that .-.. you receive approval at the meeting for which you are scheduled and submit your application in a timely fashion. .November 16 December 13 January 4 - P&Z - GMP Amendment; Conceptual Subdivision - Council - GMP Amendment; Conceptual Subdivision - P&Z Public Hearing - Preliminary Plat; RBO Rezoning; Employee Housing Exemption; Parking Reduction; Condominiumization January 24 - Council - 1st Reading RBO Ordinance February 21 - Council - 2nd Reading RBO Ordinance Public Hearing; Final Plat; Employee Housing Exemption; Parking Reduction; Condominiumization Obviously, this somewhat optimistic schedule would not meet your January 1 deadline and would require a 2 month extension for project approval by City Council. In terms of fees, you paid a GMP conceptual fee in 1981 based on ouroid rate schedule. Since you have already been taken through a P&Z and Council session for this fee, when we scored and allocated quota to the project, we could not apply it to the amendment of the application. Therefore, I suggest that you pay $475 which represents two steps of review before P&Z and Council regarding the amendment. This fee entitles you to 11 hours of my time. Any additional time spent on the amendment and conceptual sub- division will be billed at the rate of $45 per hour. Subsequent fees for your application include the following: Preliminary Blat -$525.00 Rezoning/Condominiumization/ Parking/Employee Housing -$475.00 Final Plat -$275.00 Of course, these fees would need to be paid in full prior to each step of the process and would also be subject to the additional billings charge. If I can be of any further assistance to you in the processing of this application, please.do not hesitate to ask. Sincerely; ~ Alan Richman Assistant Planning Director Aspen/Pitkin Planning Office 130 south galena street aspen, colorado 81611 March 16, 1981 ~~. C''Ii?_ Mark Danielsen HBC Investments 450 S. Galena, Suite 202 Aspen, Colorado 81611 Dear Mark, I am writing this letter to set out for you the application requirements for the Gilbert and S. Aspen/Third and Main 1981 Residential GMP Project. I have sat down and discussed these ideas with both Richard and Sunny so I think we can be certain at this point that my recommendations represent a Planning Office consensus. Since this project involves 36 free market and 36 employee units, a full subdivision procedure would be appropriate. However, due to the detail in- cluded in your presentation to P & Z to obtain an allocation, we feel com- fortable in waiving your conceptual presentation before P & Z, as allowed by Section 24-11.3(f) of the Code. We feel, however, that it is to your advantage to make a conceptual presentation before City Council so that they can give you some feedback on your project before you make a request for rezoning. For that conceptual presentation you would not need to prepare additional materials; instead I would write a memo based on the original GMP submission, giving Council an opportunity to hear a proposal of similar detail to that already heard by P & Z. One additional requirement you must meet at this point in the process is H.P.C. approval. We would suggest that you obtain final approval from H.P.C. prior to conceptual review by Council. This would allow you to make any modifications necessitated by H.P.C. at a very early stage in your development review procedure and insure that City Council is aware of the final details of your proposal in advance of final plat. However, if you feel that this process would unnecessarily delay the review time and you would prefer to have concurrent review by H.P.C. and City Council, we would be willing to discuss this change with you. We would insist, however, that you receive at least preliminary approval by H.P.C. before City Council would hear your conceptual request, particularly since it is normally re- quired that final H.P.C. approval be given prior to submission of a GMP applica- tion, a provision which we agreed to waive due to the moratorium. That next stage of the process would be preliminary plat before P & Z, which would be a public hearing. At that time you would submit materials Mark Danielsen March 16, 1981 Page Two to support your request for rezoning to residential bonus overlay, as well as added detail regarding your design plan, as required by Section 20-12 of the Code. At this point in the process you would also apply for condo- miniumization and special review for exemption of employee units from GMP. Since the latter review will be,based on the units' size, type, rent and consistency with the Housing Action Plan, I'd suggest that you address these points at that stage in the process. The final plat presentation before City Council would also involve these same items - rezoning, condominiumization, exemption for the employee units and final approval of the project plat. You should also note that the appropriate deed restrictions for the employee units will need to be filed before a building permit can be issued. Mark. this may sound like a time consuming process, but I think that if we work together we can expedite many of the delays. I would recommend that you initiate H.P.C. review of the proposal at your earliest con- venience, and I have alerted Collette Penne of our office that H.P.C. re- view in a timely fashion would be most appreciated. If you have any questions about getting that process underway or as to when City Council conceptual review will begin, you can contact me or her. Following these reviews you will need to do some further preparation for preliminary plat application. and then we will need time to refer your application out and to file public notice of the public hearing. Lastly. the final plat procedure :would include a first and second reading of the rezoning ordinance. with the attendant public notification also required for these meetings. I am notifying you of these requirements at this point in time so you can plan your sub- mission deadlines on this basis. Please feel free to contact me at any point in the process if you have any questions. Si ncere ly. ~ . Alan Ri chman Assistant Planner AR:jlw cc: cOl;fette Penne HBC INVESrMENI'S 450 S. Galena Suite 202 Aspen, Coloraro 81611 February 3, 1981 Mr. Alan Ricman Aspen Planning Office 130 S. Galma Street Aspen, Colorado 81611 RE: G.M.P. Sa:Jring and Appeals Procedure Dear Allen: On February 3, 1981, the City of Aspen Planning and Zoning Carrrnission sCXlred all the Growt."! Managenent Plan Applications for 1981. At that time the Camnission SCXlred the combined project of Gilbert and S. Aspen Street/Third and M'3.in Street. The result of their SCXlring on that project was a radical departure from the recxJlTI1El1dations of the Planning Office, \-ml.ch had scored the project in tenns of the strict provisions fOlU1d in the City of Aspen Municipal Code. While the planning office had given the project 60 {Xlints through strict application of code requirerrents, the P & Z carre out with il total of 52.4 points. When the final tally of the Camnissions SCXlring was prepared, it was fOlU1d that there was an incredible spread of SCXlres given by the Camnission rrernbers. Indeed, the SCXlres ranged from a low of 42 points to 61 points - a spread of 19 points:: Certainly, the code never intended, and does not allow, such arbitrary and capricious judenent: A closer investigation of the final Comnissions sCXlring revealed that twJ of the Ccmnissions' rrernbers, Jasmine Tygre, and Joan Klar, did not give any points under the provisions of financing even though the application explicitly states that financing will be done. A third rrernber, Roger lllU1t, did give the appropriate points for financing, then deducted points lU1der the bonus category, effectively negating the points given for lU1ique financing. Such sCXlring is entirely arbitrary and capricious, and not within the legal intents, ptllpOses, and provisions of the Code, and for which actions they llI3.y be personally liable. Inasmuch as tIieir SCXlring reduced the overall average of points given to the project, it is hereby requested that the SCXlring be amended to accurately reflect the provisions CXlntained lmdcr the Growth Managenent Plan, and that Jasmine Tygres and Joan Klar's scores be changed to include 10 points each for financing, resulting in a SCXlre of 57 and 52 respectively. Also, Roger HlU1t'S SCXlre must be amended to not include a negative 8 points lU1der the bonus category. The result of such changes will be an accurate average SCXlre of 56.4 points. Mr. Alan Richman February 3, 1981 Page Two " , / Such appeal and arrendirents to the SCXlring \\QuId be essential particularly if other awlicants appeal the sCXlring process and have their SCXlres aITEnded to a point where they jeopardize the ranking of this awlication for the G.M.P. allocation. One of the prirrary purposes of governrrent is to set high standards and values for the citizens to abide by. Indeed, public officials must also live by tinse values and laws, and any who Cb not sh::mld be rerroved from office. Should you have any questions or o::mnents, please do not hesitate to CXlntact Ire. -~/ / ,?( 1 -:,.. ,,/ /%-"?_--t()',:.;;' /1---'.. '~;'-~.c:e,/~- Mark A. Dariielsen I"'" .--., _./ LAW OFFICES GRUETER & EDMONDSON A PROFESSIONAL CORPORATION 430 E. MAIN STREET ASPEN, COLORADO 81611 303-9215-41544 ROBERT P. GRUETER ROBERT B. EDMONOSON GARY S. ESARY December 18, 1980 Andrew V. Hecht GARFIELD & HECHT 601 E. Hyman Ave., #201 Aspen, Colorado 81611 Re: Hans Cantrup's Employee Housing Dear Andy: This letter shall confirm the agreement between the City of Aspen and Hans Cantrup concerning the application for a G.M.P. allocation to construct employee housing at the site now known as the Swiss Villas (Chalets). This site is located on Main Street. At this time there is a moratorium for projects on Main Street which prevents review and approval by the H.P.C. According to Section 24-11.3(d) of the Aspen Municipal Code, in order to submit an application for G.M.P. allocation to construct these employee units prior final H.P.C. approval is required. The City, realizing that this prior final H.P.C. approval is impossible at this time, will allow the applicant to submit an application without prior H.P.C. approval. The applicant understands and agrees that if he is granted an allocation for these units, this allocation is contingent upon receiving final H.P.C. approval and that no building permit will be given by the Building Department for this construction until final approval is granted by the H.P.C. The applicant understands and agrees that if he receives an allocation, that he can not significantly modify this applicantC ~ when seeking H.P.C. approval. Andrew V. Hecht December 18, 1980 Page Two For this agreement the term "significantly modify" shall be construed to mean any modification which would change the point allocation. If modifications must be made that would change the point allocation, the applicant would have to go back to Council for approval. The applicant understands and agrees; if the modifications that the H.P.C. demands are of such significance that the applicant's score for G.M.P. allocation would be changed to such an extent that the applicants score would not have qualified for G.M.P. allocation, the original allocation shall be null and void. The applicant understands and agrees that this agreement does not, in any way, waive the H.P.C. approval requirement but merely defers the approval until that time when the moratorium is no longer in effect. The applicant agrees to submit his application for review by H.P.C. at that time when the moratorium is no longer in effect. Very truly yours, GRUETER & EDMONDSON, P.C. ;g~oo Acting City Attorney RBE:djf Approved: ~-4~ Andrew V. 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G- ,\',U-\: PI.~" <;- I\"'~'-(".l~ 11.\& ~v,e.v..> ~-.fl S'-\.0&,V'<; l'O ~ Z -0:: ::E ::r: u ;:2 Z -0:: >--l -0:: ::E o 0<: ~ o ::E ~ ::E loVO-l-e f~~ l\.I....v ,e....,J .ltc- o",,-~.....I.\. k<"\,,, .. <;, ~,J... Iuvv ,e.w ~"\ (.,,~ (...0"'(.1'. f-\ Fo^- e~plo'1'e. Lo"-,,,..J \,... "'1 \..& t,e w.\ll~ +0 ~ -to L.C ~ V.....l~ ,,,.. ---<- -\-...... M tide ~_-dL \~ ~O..\ 6l.,,~s Co '-- _:-t- OL... (....A::., ~ "'I "-\ \ 0 !;th. QQq~.t ~ 'I 64.. c.c~ () + "2.- ~'1. 10 v "",,l"-'1 <-o....q f + " GOONI'H MANAGEMENI' PLAN SUBMISSICll A Canbined Project: Gilbert and South Aspen Street 36 One Bedroom Free Market Units and 12 Ii:M InCXlllE One Bedroom Units along with Third and Main Street 24 Ii:M Incane One Bedroom Units " - 1 - o December 23, 1980 , , , Canbined Project: Gilbert and S. Aspen Street Thi:rd and Main Street Growth Management Plan Sul:rnission APProVAL REQUESI' sul:rnitted for G1P review as one project this suhnission CXlnsists, of developrent planning on tw:> separate la.'ld parcels: The Gilbert and S. Aspen Street portion of the project on which (36) one bedroom, free Il'arket CXlndal1inium units and (12) low incx:ma one bedroom E!IlPloyee units are planned; the Third and Main Street portion of t."!e project on which (24) low incare one bedroom units are planned. This application is sul:mitted for t.'1e 1981 G.M.P. residential quota allocation and seeks to be review=d and SCXlred under the City of Aspen Growth Managerrent Plan. An integral part of t.'1e application consists of the rezoning of toth sites to Residential Bonus OVerlay Zone, as provided for by Ordinance No. 16, Series of 1980. The application thus desires to be given t.'1e 1980/81 G.M.P. residential developrent allotIrent, and approved for CXlnstruction under the G.M.P. by ITeans of rezoning too sites to Residential Bonus OVerlay. The respective locations of the tw:> project entities are sh:Jwn on the Project location map. The review criteria denoted in t.be Growth MaI'lagem=.Tlt AllotIrent Application is tasica1ly, and !lOst easily, structured for evaluation of a project proposed for developrent on a single land parcel. To facilitate review and evaluation of t'us project, which CXll'1bines developrent on tw:> land parcels, we have suhnitted each developme.'lt aJI11POnent in a separate section of this portfolio. Each of the tw:> parcels proposed for developrrent have been treated individually as their respective ampliance with GMP =iteria. The Gilbert and South Aspen Street portion is discussed in the first portion of the sul:rnission and the Third and /-Iain Street portion in the latter portion. ..' - 2 - ~ .', o , Combined Project: Gilbert and S. Aspen Street Third and Main Street , , Growt.I} Managenent Plan suhnission APPROVAL RmJESTEj): An iIrq;lortant aspect of this c:::anbined project is the focus on musing needs for the low inCXlrne enployee. Proposed are 72 cM3lling nnitsthat have a total of 72 bedrooms. Of these nnits, 50% of the total number of bedrooms are devoted to meet low income errployee musing needs. The merit of the low incare musing provided by this project cannot be measured only as a percentage of total units or bedrooms. Their nore iIrq;lortant value in meeting the low income musing need must CXlnsider that fnnctional design, quality, and size of nnits are being provided at the lowest rental category nnder the City of Aspen Growth ManageI1'eIlt Plan and Housing Price Guidelines. The low inCXlrne rents achieved nnder the Housing price Guidelines can only be achieved by inpleI1'eIlting the free market portion of the application. The unit distribution proposed for this project purposely combines SOllE errployee musing along with free market nnits. However, J::oth of the sites allow the develoj:(lEIlt of one bedroom nntis with nore open space amenity, quality construction and overall appeal equal to free market nnits and recreational facilities, thus a higher quality enployee product. This project offers major and irrrrediate relief for the errployee musing deficit at a location within walking distance of all enployrrent, smpping, and recreational destinations. If approved by GMP review, CXlnstruction of t.'1e low income housing will begin prior to CXlnstruction of any free market units, which oould be volnntarily phased if appropriate. - 3 - o . , " -'" , , GEOmI W\NAG1ENr PLAN SUBMISSION Gilbert and South Aspen Street site (36 Free Market Units and 12 IDw Incare Units) sutrnitted. to: City of Aspen Planning Depart:rrent 130 South Galena Street Aspen, Colorado 81611 Applicant: HBC Developnent 450 S. Galena Suite 202 Aspen, Colorado 81611 (303) 925-8610 Architects: pie1stick Gibson and Associates 520 E. Cooper Avenue Aspen, Colorado 81611 (303) 925-1666 I""'" '-' - 4 - '"'. I ! -' GROhTH MA1\IAGMENJ' PIAN sumnSSION Gilbert and South Aspen Street Site .(36 Free ~1arket Units and 12 Low Inc;CJ)1'e Units) Introduction: 1. Project Na:rre: 700 S. Aspen Street 2. Location: 700 S. Aspen Street city of Aspen 3. Parcel Size: 45,000 + square feet 4. Current Zoning District: L-2 zone with RMF pennitted use City of Aspen 5. Zoning which application is filed under: Rezoning to Residential Bonus Overlay (R.B.O.) 6. Total Number of Units Proposed and bedr=m mix: 48 CXlndominbm llilits total, mrrprised of (36) one redroom free narket units, and (12) low incorre one bedroom llili t,s. 7. Size of units: All units average 800 square feet each. 8. Price range for sale or rent: (36) units sold at =rent mrket prices; (12) low inCXlrre units under appropriate price guidelines. 9. Program Narrative: The site is planned around a center "green" or CXlurtyard surrounded on three sides by tmits and open to Aspen Street on the east in fulfillment of the open space requirement. Below the sod roof is CXlvered parking. The 48 one bero:oom units are arranged in 3 buildings. 36 tmits are free- narket tmits (typically the upper levels), and 12 tmits are low-incorre employee tmits (typically the ground level). Each lmit is equipped with a recirculating-tYl-"'" air heating fireplace with an external CDIT1bustion air supply. The exterior rreterials are native stone, cedar siding, exposed glu-lam reCllll, and cedar shake roofing. The exterior paving is to re blacktop and the landscaped areas to re sodded and sprinklered in addition to evergreen and aspen groves. - . - " - Combined Project: r Gilbert and S. Aspen S~t Third and Main Street " ; Growth Managerrent Plan sul::Jnission: Gilbert and S. Aspen Street Site 10. Description of Surrounding zoning and Land Uses: As sOOwn on the Vicinity Map, the project is located at 700 S. Aspen Street in the L-2/RMF. Surrounding zoning is L-2/RMF. Surrounding land uses are a mix of lodges, CXlrmercial facilities, multi- family and single-family units. Irttrediately surrounding conplexes are the Shadow r.t:>untain Condominiums, Lift 1 Condominiums, Caribu condominiums, Silver Shadow Condominiums, Holland House IDdge, Skiers Chalet and IDdge. The site itself is c=ently used as the location of the Mine Durrps Apart- rrents. The existing units are quite old and dilapidated, and in advanced stages of detereoration. The existing use and CXlndition are thus not in a=rdance with surrounding land uses. The approval of this application will therefore greatly up-grade the site and significantly :iJnprove CXlIIpatability with surrounding land uses. Distances to: A. Elemental:".! school: approximately 1/2 mile B. Hiddle and High schools: approximately 2 miles C. Existing sc]-ool bus routes: wit'llll 1/4 mile D. Existing parks and playgrounds: within 1/4 mile E. Hospitals: approximately 2 miles F. Airport: located 5 1/2 miles away - 6 - ,~" '. Combined Project: Gilbert and S. Aspen Street Third and Main Street '~L,../ ,Growt.lt Managenent Plan Suhnission: Gilbert and S. Aspen Street Site PUBLIC SERVICES (aa) Water System The evaluation is the capacity of the public water system to provide for the needs of the proposed develorrnent wii:.OOut treat:Irent plant or other facility upgrading beyond i:.OOse provided by the developer. The project water demand is directly related to ~'1e fixture unit CXlunt, CXlnsisting of probable current ASHRE guide standards. The develorrnent is participating in a 12" D.I.P. interconnect between M:march and S. Aspen Streets whic~ will enable t."!e water system to provide an upgraded level of service to this project as well as the imrediate neighOOrhood. A project review by Mr. James Markalunas indicates ~!]at no foreseeable deficiencies exist wit.'1 regard to providing water service at adequate pressure levels and no substantive impact on the treat:Irent plant. Reference A. Site Context Map, this section B. Project review letter from Mr. James J. Markalunas, Aspen \'later Departrrent, this section. (bb) Sewer System , The evaluation is t.'1e capacity of the public sewage disposal system to serve the proposed developrent wii:.OOut system extensions and wi~~ut treat:Irent plant upgrading. The project site is served by an existing 8" sewer line in serviceable CXlndition extending up S. Aspen Street and located directly adjacent to the project site. - 7 - ,... "", Combined Project: "-__ Gilbert and S. Aspen Street 'J;'hird and Mlln Street Growth Management Plan Sul:mission: Gilbert and S. Aspen Street Site Applying the Colorado State Departrrent of Health Standard of 100/ga1./day/person to project occupancy standards of 1. 5 persons per one-bedroom \ID.it, the total project \'.'QuId generate 7,200 gallons per day. This v.ould add less than 1/4 of one percent to the plant: ~.apacity, thus is well within the service capability of the present capacity. A preliminary project review by Mr. Heiko Kuhn indicates that no foreseeable deficiencies exist with regard to providing sewage service to this project and no substantive inpact on the treatrrent plant. Reference A, Site Context Map, this section B. Project review letter from Mr. He:iko Kuhn, District Manager, Aspen Sanitation District, this section (ee) Storm Drainage The evaluation is the capacity of drainage facilities to adequately dispose of surface nmoff without public drainage system expansion. The drainage CXlntrol systen for this project will CXlllect and retain all site nmoff and interrupted subsurface flow with on-site drainage facilities. The project shall have a series of drywells and retention wells sufficiently sized to retain and disperse site surface and roof water nmoff. Consistant with standard engineering practice, the drywells will have overflow outlets extending to S. Aspen Street. A planted diversion berm will be created at the uphill side of the project to divert excessive surface drainage away from building developrrent that \'.'Quld result from abnonnal precipitation. - 8 - Ccmbined Project: C Gilbert and s. Aspen Street Third and Main Street " ,...,,, Growth Managenent Plan SuI::n1ission: Gilbert and S. Aspen Street Site (dd) Fire Protection The evaluation is the ability of the Fire Depa.rt1rent to provide fire response to the project acCXlrding to the established response standards. The project site is located approxinate1y 6 city blocks from the fire station and can expect a naximum response time of 4 1/2 minutes frcI'l alert siren to equirxnent arrival at site fire location. The project developnent will provide an on-site fire hydrant which, in addition to serving this project, will upgrade the protection system for the irrm=diate neighlxlrhood. Applicant will provide the looping of an 8" pipeline on l'bnarch to Aspen Street. The building develOJ:Xllerlt will be additionally protected by a CCI1pletely sprinklered parking garage and ionic SllDke detection in individual units. A fire hydrant ,rill be installed at the center of the CXlllplex on Aspen Street. Reference A. Project Vicinity Map, this section B. Project review letter by Mr. Willard C. Clapper, Chief, Aspen Volunteer Fire Depa.rt1rent (ee) Parking Design The evaluation is the design of required parking with respect to visual irrpact, exposed paving, oonvenience and safety. 48 parking spaces are provided (one per unit). Of these, 32 are under the buildings next to the stairs, and 12 are under the sod-roof, structure in center of the 'CXlurtyard'. The remaining four are open-air at the west of the site. All parking surfaces are to be blacktopped and sloped to storm drains with drywells. The parking facilities will thus rraximize ronvenience and safety while creating no visual impact. The arrount of exposed pavement will thus be minimized to the greated extent possible. Corrbined Project:,. Gilbert & s. Aspen Stree... Third and Main Street , ~ Growth Managerrent . Plan Sul:Jnission: Gilbert and s. Aspen Street Site (ff) R:lads The evaluation is the capacity of existing roads to service project generated traffic wit.l-out substantially overloading or altering existing traffic patterns. As shown on the Site Context Drawing, this section, the project is located on S. Aspen Street approximately one and ~ block sout11 of Durant Avenue. Exalnination of the traffic irrpact. of the project is primarily based on v.crk generated by the UMl'A transportation study and on recent conversations ,,':it.'1 Mr. Steve ~, Alan H. Voorhees & Associates, Inc., traffic consultant for t.'1e lJlI1I'A study. The table below presents the trip type and trip frequencies per day per unit for a project unit as estimated by Mr. Lockw:Jod. The 6.5 trips per unit is less that the 10.0 trips per unit for a typical residential unit, because the project CXlnsists of one-bedroan units generating less people than larger aPart:nent or CXlndaminium units. Total trips are estinated bebleen autarobile and non-aut:arobile trips. Estinated Estinated Non-Autarrobile Estinated Non- Trip Type One-Way Trips Trip percentage Autarrobile Trips Skiing/ Recreation* .75 60% .5 l~rk 2.00 75% 1.5 stopping and Entertainment 1.25 75% .9 Personal Business 1.00 50% .5 Other 1.50 25% .4 TOTAL 6.50 60% (Average) 3.8 *The 60% non-aut:arobile average for recreation trips assurres approximately 75%-80% of ski trips are non-autorrobile but only 50%-55% of stlllIlEr recreation trips are non-aut:arobile. Due to the project's intrediately CXlnvenient location to downtown Aspen, Lift 1A and Rubey Park ski buses, it is estinated a high percentage (60% to 75%) of skiing, v.crk, soopping and entertairurent trips will be non-aut:arobile trips. Combined Project: t",\ Gilbert & S. Aspen Stre6......- Third am Main Street o .' Growth Managerrent' Plan Sul:mission: Gilbert and S. Aspen Street Site , As sh:>wn, potentially 60% of t.l1e total projected trips per unit l.nll be non- autarrobile trips. The estimated 2.8 autarrobile one-\'laY trips per day are equivalent to a resident's using his car on an average of approximately one t:ine per day. The walking and public transportation CXlnvenience of the project's location plus the project' s low resident population results in very minimal traffic inpact created by tOO project. Reference: A. Site Context Map, this section (gg) Energy The evaluation is ability of the project, its spaces and users, to rraximize the conservation of energy. Consistant with the solar geography of the site, all project construction will be designed and built to rraximize solar utilization and to minimize heat loss, thus reducing the demand placed on the fossil fuel resource for space heating. The following techniques will be :inplerrented in this project. Insulation Significantly exceeding regulatory tllermal standards, exterior walls will be insultate to R=26 to 28 min.; roof c:xmposites to R=42; floor cc:rnposite to R=20, foundation perimeters to R=14. Architectural design configures buildings to optiIrize therrral characteristics of the p:roejct. Exterior wall exposure is minimized by staggered tmit concept (carmon wall), and by vertical space organizati,on (Minimum ratio or exterior surfaces per square foot of occupied space). All buildings are oriented 1.nt.'1 highest use interior spaces to the south to achieve vieh' while rraximizing passive solar heating potential. Glazed openings on non-south exposures will be limited to Unifom Building Code minimums (to carply l.nth ventilation requirerrents). Opening surround details will be required to minimize heat loss due to infiltration. Partial flat roof surfaces are designed for all units to retain the additional insulation value of snowfall layers. - .LL - Canbined Project: Gilbert & S. Aspen Stre[' Third and Main Street " , Growth Managenent. Plan Sul:Jnission: Gilbert and S. Aspen Street Site Devices Consistant with solar geography of site, solar CXlllectors will be utilized for darestic rot water heating. Electric energy will be designated for primary space heating to reduce fossil fuel derrand. (Approximtely 50% of electric power used in Aspen area is hydrogenerated). Auto!':atic the:rnostats will be specified to CXlntrol night time space tenperatures. Fire place design lrill use Cbuble ~r CXlntrol, exterior combustion air, glazed fire opening, and heat return ducting. Humidification will be used to reduce te:uperature required to achieve equal oomfort levels. Reference : A. Architectural Drawings: Physical Design and Program Section. gx:IAL FACILITIES AW SERVICES (aa) Public Transportation The evaluation is the ability of the project to be serviced by public trans- portation. As sOOwn on the Vicinity Map, this section, the project is located 400 feet from t.~ Durant Avenue bus route and 1200 feet from the Ruby Park Transit Station. These distances equate to a 2 and 6 minute walYing distance, respectively, t.l1us rrost easily accessible. Reference A. Project Vicinity Map: this section B. Site Plan: Physical gesign and Program Section (bb) Police protection The evaluation is the ability of the Police Department to provide norrral pro- tection services to the project wit."! current personnel and equiprrent. Conversations with Aspen Police Depart1!1ent personnel indicate the average response tL-re to this project I~uld be l-l!-, minutes and that this project WJuld not eh'tend present patrol routes. No additional police personnel will be required to provide normal protection services to the project. - 12 - Corrbined Project: r' Gilbert & S. Aspen St:reE!!-" Third ann Main Street Growth Managerrent Plan Su1:Inission: Gilbert and S. Aspen Street Site The project is bounded on one side by public roadway t.1-jus facilitating access and visual contorl from patrol vehicles. Additionally, a private se=ity patrol services will be retained on a continuing basis to provide nomal protection services thus reducing t.'1e frequency necessary for publid police patrol. Reference A. Site Plan: Physical Design and Program Section (=) Child Care Facilities The evaluation is t.'1e provision of a child care facility Nithin the Project. A child care facility will be provided for this project. Space requirerrents will CXlnfonn to the Minimum Rules and Regulations for c.'1ild Care Centers - Colorado State Depart:rrent of Social Services.. In addition to interior space and outdoor play area provided for the project generated children (ages 1-8), the child care facility will be large enough to absorb certain of the needs of t.'1e :irmediate neighl:orhJod. (dd) BicyclejPedestrian Paths The evaluation is the location of the project relative to pedestrian and bicycle path systems. The project is located 1 block from the proposed City bike and pedestrian trail. As SW'iIl on the Site Vicinity Map, this section, t.'1ese SYSt8l1S are within easy pedestrian access of the Project. Additionally CXlnnecting to the city sidewalk system, t.'1e Project development \orill provide sidewalks along the S. Aspen Street perimeter of the site. Reference A. Site Vicinity Map: this section B. Site Plan: Physical Design and Program Section (ee) Recycling Facilities The evaluation is the provision of refuse recycling facilities in the project development. - 13 - Ccmbined Project:'''' Gilbert & S. Aspen Str~L Third and r-lain Street Growth Managerrent Plan SuhT1ission: Giltert and S. Aspen Street Site Such facilities will be provided in the park garage fCrtion of the project, CXlnveniently accessible to I:x:lth occupants and pick up of the separated refuse by the recycle center vehicle. Cbnsistant with the re<XJllUendation of the City Recycling Center t.'1e Project \orill have separate containers for glass, tin, aluminum, and newspapers in a location accessible to a parked 5 ton flatbed truck, 20 feet long. (ff) Design Features for the Handicapped The evaluation is the ability of the project to acccmrodate safe, CXlnvenient novenent for handicapped persons. The site and building design will pernri.t unobstructed IlDvement (for a wheel chair confined person) fran any location in the covered parking garage to virtually every CXlndaninium unit. This is a=tplished by I1'eCll1S of hydraulic elevator and path surfaces which will not exceed a slope of 1:15 (V.B.C. requirenents) . Reference A. Site Plan: Physical Design and Program Section B. Floor Plan: Physical Design and Program Section (gg) Proximity to CormErcial Support Facilities The evaluation is convenient walking distance from the project to =cial support facilities. This project is located 3 blocks fran t.'1e C-C Zone and approxilrately 3% minutes walking distance fran the Galena Street Mall, thus are easily accessible pedestrian destinations fran t.'1e project. Reference A. Site Vicinity Map: this section 1"-', Corrbined Project: ,",,",, Gilbert and S. Aspen Street Third and Main Street - 14 - r ''''' ~..,' Growth Managenent Plan Submission: Gilbert and S. Aspen Street Site Enployee Housing The evaluation criteria specifically relates to sooring an awlication based upon the percentage of the total developrent that is devoted to deed restricted units. This project complies with toth F .A.R. and bedroom criteria to achieve a 50% low inCXlrre deed restricted total developtEnt ratio. The ratios are as calculated below: Bedroom Criteria: a) 36 low incare one bedroom units; each unit CXlunts as 1. 0 bedroom; total of 36 bedrooms. b) 36 one bedroom free market units = 36.0 bedrooms. Total number of bedrooms: 72 bedrooms Percentage of developnent based upon arrount of deed restricted bedrooms = 50.0%. Percentage of free market bedrooms = 50.0%. F.A.R. Criteria: a) 36 ION incarre one bedroom units @ 800 square feet b) 36 one bedroom free market units @ 800 square feet = 28,800 square feet. 28,800 square feet. 57,600 square feet. = TOl'AL : Total arrount of developnent devoted to low incarre deed restricted musing based upon F.A.R. criteria: 50.0% Total square feet devoted to free market units: 50.0% This application was prepared and sul:rnitted pursuant to 24-10.4 (b) (3), as arrended, of the Aspen City Code which states that "For the purposes of this section, 1% of the total develq:ment shall nean 1% of the total floor area and 1% of the total number of bedrooms with the developnent." - - 15 - .c, ,"" Combined Project: Gilbert and S. AsPf'.Il Street Third and Main Street Growth Managerrent Plan Suhnission: Gilbert and S. Aspen Street Site As stated, this project will be 50% employee on a bedroom and total floor area basis. Ho~ver, the applicant suhnits that to require the employee units to be of ()()!1'jJarable size with the free-market units is an error t.l1at results in a severe hardship to the developer. Indeed, the review criteria based upon F .A.R. was never intended to produce employee ul'1its equal to tl1e size of free market units, or vice versa. The CastlejHeadgate application review bears this CXlncept out, for the City Planning and Zoning Conrnission required the developer to further reduce the size of employee units L'1 t.'1e plan, creating a larger dispacity between size of free market and errployee units. It is believed that producing free market tourist lmits of a size equal only to units that an errployee can afford does not prorrote a first rate free market ac=rm:x1ation. Indeed, such a requireJ118l1t aL.-rost eliminates the eronomic viability of a project, and at t.'1e same time ffic'1.ndates free mrket units to be unappealing to t.'1e vast segrrent of the free mrket that supports our conmunity' s eronomy. Therefore, the applicant respectively urges the City of Aspen to, Silclultaneously with the processing of t.l1e 1981 residential applications, ar.end the aJ:ove mentioned section of the Municipal Code such that the sroring criteria is based upon the bedroom ratio and not total floor area. Should t.'1e section be amended, this application w:luld be allo'MOd to increase t.'1e size of the free rrarket units in acoordance with applicable zoning restrictions, and points achieved in sooring w:luld not change. . Errployee Relocation: The applicant il'1tends to relocate all employees =rently living at the Gilbert ai1d South Aspen Street site to ot.'1er existing units owned by t.'1e applicant. The Mine Dump Apartments s!1all be r6lDved to make way for the G.M.P. allocation on that site. The existing ar>artrrents are not, and never have been, de0H restricted in any manner. Constl:uction of all units shall be mde in aCCXlrdance with Municipal Code requirerrents. Applicant shall begin =nstl:uction after all additional and necessary approvals are given. If such approvals are obtained on a timely basis, CXlnstl:uction shall begin within one year of said approvals. t Canbined Project: , Gilbert and S. Aspen Sh .t Third and Main Street o .' Growth Managenent ' Plan Sul:rnission: Gilbert and South Aspen Street Site . Residential Bonus Overlay Rezoning Applications which apply for a Residential Bonus OVerlay re?Qning should achieve several objectives. The Gilbert, and South Aspen Street site rorrplies with t.'1E!se purposes and objectives in the following IlE.,"mer: 1. Ccxrplial'1ce wit.'1 the Planned unit Development Staterrent of purposes as set forth in Section 24-8.1 of the Municipal Code of the City of Aspen. The P.U.D. enCXlurages innovation and variety in the development 0:" land so that the resulting project will enhance t.'1e design, c'1aracter and 'quality of new development and the neighlnrhood. The proposed project will clearly m=et these objectives by rreans of eliminating the existing ML'1e D\mp Apart:ments 1rf.1ic!1 are an eyesore, very old, and much in need of repair and replacing it with a new project that m=ets =rent building CXldes and is architecturally aopealing in design 1rf.1ile greatly improving the quality of development of the site. The proposed project will make nore efficient use of land t.'1rough mgher density, creation of new emplovee housinq, and develop:ent of facilities that are nuch r.nre =nducive to land use located at the nountain base with skiing operations adjacent to the property. Public streets, utilities and goverrll"el1tal services will be nore efficiently utilized by placing tourist and efI1Ployee use at an area tllat is located by priP'e tourist attractions (ski lift) and major transportation routes (Durant Street). The type, design, and layout of this residential development helps to pre- serve the sites natural and scenic features by maintaining the view plane frcm the site and using the nountains natural characteristics to provide for scenic qualities of the project. As there are many high density tourist uses in t.l1e area and the location is at t.'1e base of Ilmmtain skiing operations, the site will finally achieve a beneficial land use relationship wit]'! the surrounding area. 2. Rezoning t.'1e site will help ccmply with the Housing Action Pla'1 as it will help provide errployee housing, t.'1e need of which is given in the employee housing annual production goals of t.'1at plan. In as much as t.'1is G.M.P. application CXlnsists of tw:> separate sites for one total project, rezoning to R.B.O. is necessary in order to provide t.'1e necessary employee housing. As the free market units subsidize the errployee units to a large extent, the tw:> sites must be rezoned to allow the additional density necessary in order to make t.'1e project eCXlnamically viable. Indeed, even t.'1e "free market" site at Gilbert and S. Aspen Street provides an additional 12 units of employee housing. The Housing Action Plan identifies (in Table 3) a 1980 shortfall of over 200 units, CXlntaining rot."! rental and ownership units. This project will help alleviate that smrtfall and provide the COIlll1llnity with a vitally needed asset in terms of employee musing. , . Combined Project: Gilbert and S. Aspe.'1. StJ:io"'"'t Third and Main Street , Growth Managenent . Plan Suhnission: Gilbert an::1 S. Aspen Street Site 3. Both free rrarket and er.ployee tmits have been designed and will be CXlnstructed to achieve maximum CXlnstruction quality and aest.'1etic appearance. All the free rrarket an::1 employee dwellings are one bedroom IIDits, having 800 square feet. The employee tmits are sized in accordance with the Aspen MIIDicipal Code which allows a maximum employee one bedroom tmit size of sao square feet. All employee tmits t.'1us maximize allowable IIDit size. The free rrarket tmits are also at a maximum of 800 square feet in order to mintain the 50% F .A.R. ratio reconnended by the planning office for sCXlring purposes. The free rrarket tmits w::mld be of a larger size if it were rot for the sCXlring ratio as recomrended. Consequently t.'1e rode does rot allow for naxiDization of free rrarket tmit size in a G.M.P. application even though it is reCOTIT:'e11ded in the Overlay Ordinance (No. 16, Series of 1980) . 4. Geographic disbursal of deed restricted tmits and integration \'lith other types of developtEllt is achieved by placing employee IIDits on tw::> sites. This site integrates deed restricted IIDits aIlDng free rrarket IIDits, \lfuile t'1e Third and r1ain Street site provides employee housing in an area where t.'1ere is little to no employee housing. Total integration is thus achieved by t.'1is project. 5. This particular site is already developed, and CXlntains old buildings in need of replacerrent. Consequently there W::lUld be no adverse enviroJ1Ile11tal irrq;lacts resulting f:rom new CXlnstruction, and new developtEllt will upgrade t:.'1e site a11O. inprove CXlnditions greatly. Social irrq;lacts will t'1erefore be minimized by such upgrading and rel=ation of tenants to other properties owned by t:.'1e applicant shall be done prior to any new construction on that site. Social irrq;lacts are furtl1er reduced by placing employees directly in town, close to recreational, v.ork, and shopping areas. 6. Rezoning of this site will ensure c:orrq:>atibility with surrolIDding land uses and zoning, including area and bulk requirenents of the IIDderlying zone district. This is readily apparent when the surrolIDding neighborhood is viewed, for it contains rrany high density tourist use facilities, including the South Point and Lift One Condominiums, Skiers Chalet Restaurant and Lodge Units, Holland House Inn, Aspen Ski Corporation Lift lA, and Shadow fDIIDtain Condominiums. There are some areas of the neighborhood which .remain undeveloped. This site shall custer developrent on already developed property and hence minimize any adverse effects of such developtEllt upon surrolIDding areas. This rezoning will not reduce any open space in the area. 7. This project site is located very near the min transportation route of Durant Street and within a srort walking distance to t:'1e Ruby Park bus terminal. The location is close to all v.ork, shopping, and recreational facilities. The proposal CXlnsequently diSCXlurages autonobile use while providing for IIDique parking provisions wit.'1 undergrolIDd facilities for storage of autonobiles. Ccaltlined Project: Gilbert and S. Aspen St t Third and Main Street , o ~ Growth Managenent' Plan Sul:xnission: Gilbert and s. Aspen Street Site . 8. All utilities are inrrediately available to the site location and are adequate for such a project, as per the letters included in the G.M.P. application fran tiPse agencies. The central location of both sites creates no problem for utility h::Jokups. , . , /-",-- t'') .CITy/r;' ..'!~.:-~2SPEN . 'l 130 squ . ;Cfla)treet aspen';.'V:~~9'" 81611 December 29, 1980 Mark A. Danielsen 450 S. Galena Street Suite 202 Aspen, Colorado 81611 RE: Aspen and Gilbert Street Project Dear Mr. Danielsen: I have received the development proposal for the above referenced project, which I understand to consist of 48 one bedroom condominium units. The project developer will participate in a new 12" D. I.P. interconnect from an existing 8" line in Monarch St. one block east to the proposed site on Aspen St. The Monarch St. main will serve the development requirements of 80 gpm satisfac- torily with approximately 40 - 50 psi pressure. In my opinion this development would warrant additional bonus points under Section 24-10.4(b) (5) due to the efforts of the developer in providing both service to the project and in enabling the water department to provide an upgraded service to the immediate neighborhood. Ve~y TrUldY urs 1 ' ~ ). V?1~.:! 7 '4 0 ~ faJt~,__~.CJ ~es J. rlcalunas , ", ~, JIet~oItlal1 !//.l1dalwl1 P~.t 565 NORTH MILL STREET ASPEN. COLORADO 81611 TELEPHONE I 925.2537 December 29, 1980 Mark Danielson 450 S. Galena Suite 202 Aspen, Colorado 81611 Dear Mr. Danielson: This letter is to inform you that Aspen Metropolitan Sanitation District can service your proposed building project of 48 - 1 bedroom units on Aspen Street subject to the capacity of the plant. If the Project is built in 1981 we will have sufficient plant capacity to handle this project. Sincerely ~ f;:'f Heiko Kuhn, Manager Aspen Metropolitan Sanitation D)dtrict HK/ld . . ,--, ~~"...... cJ~~~cl/UbPff~ 420 E, HOPKINS STREET ASPEN. COLORADO 81611 MARK A. DANIELS8N 450 S. GALENA ST. SUITE 202 ASPEN COLO. 81611 REi Gilbert And Aspen Building Lots 13,14 IS 16 17 18 19 -20 Block II Mark Danielsen; I Have Reviewed The Development Proposal For The Above Project Wi~h Regards To Fire Protection. It Is My Understanding That The Project Is A Portion Of A Groweth Management Plan Submission Which Will IncludeA Total Of 72 Units,Approximatly 45000 Sq. Feet. This Site Will Have 48 Units,Of Which All Are One Bedroom Units. Of These Units Are Free Market Units ,And 12 Of These Units Will Be Set Up As Employee Units. The Two Kearest Fire Hydrants Are Located Up The Hill At The West Side Of Aspen Street On Summit Street,And All So On The Northwest Corner Of Aspen And Durant Street. These Hpdrants Have Been ~ested And will Provide Adequate Pressure Levels For Good Fire Protection For The Complex. I Would Recommend The Looping Of An 8" Pipeline On Monarch To Aspen Street And Installation Of A Hydrant At The Center Of The Complex On Aspen Street. The Location Of The prmject Relative To The Fire Station Permits The Prompt Responce Time Necessary To Deal With Fire Related Problems. It Is My Opinion That The Development Proposed For This Site Poses No Foreseeable Deficiencies Related To Fire Protection. -~:If.~r Willard C.Clapper . . Chief Aspen Vol. Fire Dept. SuJ:::mitted to: Applicant: Architects: , . ."~" "r."", - 16 - GRJ,ffl! Mi\NAGEMENT PLAN SUBMISSION Third and Main Street Site (24 IDw InCXlme Er.ployee Units) City of Aspen Planning Departrrent 130 South Galena Street Aspen, Colorado 81611 HBC Deve10prent 450 Sout.h Galena Street SUite 202 Aspen, Colorado 81611 (303) 925-8610 Pielstick, Gibson and Associates 520 East Cooper Avenue Aspen, Colorado 81611 (303) 925-1666 r "'. - 17 - ) ,o'f, - GRCNI'H MANAGEMENT PLAN SUBMISSION . Third and r1ain Street Site (24 Ii::M Inc:one ntployee Units) Introduction: 1. Project Name: Third and r1ain Project 3. Parcel size: Lots C, D, E, F, G, H, I: Block 119 City of Aspen 21,000 square feet 2. Location: 4. Current zoning District: "0" zone witl, RMF permitted Use City of Aspen 5. Maximum Buildout Under Current Zoning: 16 one bedroom units 6. ZOning under IVhich Application Is Filed: Rezoning to Reside.'1tial Bonus Overlay 7. Maximum Buildout under R.B.O. Zone: 33 one bedrcx:rn units 8. Total N\.1JTher of Units Pro- posed and Bedroom Mix 24 low inc:one one bedroom units 9. Size of Units: All one bedroor;l units have 800 square feet 10. Price Range for Sale or Rent: ' All low inc:one one bedroom employee units will rreet appropriate housing price guide- lines as adopted by City Council 11. Program Narrative: The site plan is organized to accamodate a total of 24 units. To reduce visual impact on Main Street (as requested by H.P.C.), 14 of the 24 units are placed entirely below grade as garden level units. The remaining 10 are placed in separate "CXlttage-type" dwellings to the back of the lot, with a tv.o--story group of units at the east end of the site. A sod roof on the units toward Main Street will CXlq:>letely screen them fran view from the street and give t.l1e appearance of a fenced lawn area. The garden units along t.'1e alley will sUP?Jrt a parking deck arove their rear portion and a sod roof with skylights on their front portion. The units will face into a landscaped, bemed interim CXlurtyard with an arcaded pat.'1 winding down the center, and a pool at one end. , . - 18 - o /', ,,~ CoiIDined Project: Third and Main Street Gilbert and s. Aspen Street , ' . Growth Managerrent Plan SuJ::mission: Third and Main Street Site The architecture of the buildings will be a snall diminutive scale, very much like tlle existing Victorian miner's CXlttages at this end of Main Street, with steeply pitched roofs, porches, gables and fences. The open space will be alx>ut 2 1/2 times that required, or 62% of t.'1e site! 12. Surrounding Zoning and Land Uses As soown on the Vicinity Map, the project is located on Third and Main. The project and the inmadiate environs are zone O=Office/RMF. Surrounding land uses are lodges, condominiums, apartment units and assorted single-family residential units. Building canplexes in the inmediate surrounds are: single family residence, rooming oouses, lodges, medical offices, restaurants, mlti-family residents. Distances to: A. Elenentary Schxll: alx>ut 500 yards B. Middle al'ld High Sch=ls: approxirrately 2 miles c. Existing bus route: within 1 block D. Existing parks and playgrounds: 2 1/2 blocks E. Hospital: alx>ut 2 miles F. Airport: located some 5 1/2 miles away . . - 19 - o ,-<'.-" COOlbined Project: Third and Main Street Gilbert and S. Aspen Street " .', ',;.,,"; Growth Managenent _ Plan Suhnission: Third and Main Street Site PUBLIC SERVICES (aa) Water System The evaluation is the capacity of the public water system to provide for the needs of the proposed develqxrent with:mt treabrent plant or other facility upgrading beyond those provided by the developer. , The project is presently served by a 8" water main located in Hopkins Avenue, adjacent to the project site, which will provide good flow at adequate pressure to the proposed developrent. A project review by Mr. Jarres Markalunas indicates t.llat no foreseeable deficiencies exist with regard to providing water service at adequate pressure levels and no substantive :ir.pact on the treabrent plant, which is currently utilized at approxirrately only 80% capacity, will result from the project developrent. Reference A. Site Context Map, this section B. Project review letter from Mr. Jarres J. Markalunas, Aspen Water DepartIrent, this section (bb) ~ System The evaluation is the capacity of the public sewage disposal system to serve , the proposed developrent without system extensions and with::mt treabrent pla'1t upgrading. The project site is served by an existing 8" s~ line in serviceable CXlndi- tion extending along Hopkins Avenue and located directly adjacent to the project site. A preliminary project review by Mr. Heiko Kuhn indicates that no foreseeable deficiencies exist wit.11 regard to providing sewage service to this project and no substantive impact on the treatrrent plant, which is currently utilized at approximately 80% capacity, will result from this project developrent. Reference A. Site Context ~1ap, this section B. Project review letter fran Mr. Heiko Kuhn, District Manager, Aspen Sanitation District, t..'1.is section - 20 - r"", /, ~."" Ccxnbined Project: Third and Main Street Gilbert and S. Aspen Street Growth Managerrent Plan Sul::rnission: Third and Main Street Site (ee) Stonn Drainage The evaluation is the capacity of drainage facilities to adequately dispose of surface runoff without public drainage system expansion. The drainage CXlntrol system for this project will CXlllect and retain all site runoff and interrupted subsurface flow with on-site drainage facilities. The project shall have a series of dry wells and retention water runoff. Consistant with standard engineering practice, the dry wells will have over- flow outlets extending to Main Street. Reference A.' Site Plan: Physical Design and Program Section (dd) Fire Protection The evaluation is t.1le ability of t.'1e Fire Departffient to provide fire response to the project a=rding to the established response standards. The project site is located approximately 2100 L.F. (6 city blocks) from t.he fire station and can expect a max:imum response t~ of 4 1/2 minutes from alert siren to equiprent arrival at site fire location. The project site is served by (2) hydrants with adequate static pressure for fire protection. 'I\-X) adja- cent roadways, Main Street and alleyway, provide imrediate access for fire vehicles. ' The building developrent will be additionally protected by a dry standpipe system, and ionic srroke detection in individual nnits. A project review by Mr. \'Villard Clapper indicates no foreseeable deficiencies exist with regard to fire protection. A new hydrant will be installed at the CXlrner of Third and Main Street. Reference: A. Project Vicinity ~lap, this section B. Site Plan: Physical Design and Program Section C. Project review letter by Mr. Willard C. Clapper, Chief, Aspen Volnnteer Fire Department , . - 21 - ~, ", ,/ /'" '-" Ccm>ined Project: Third and Main Street Gilbert and S. Aspen Street Growth Managenent Plan Subnission: Third and Main Street Site (ee) Parking Design The evaluation is the design of required parking with respect to visual irrpact, exposed paving, CXlnvenience and safety. Twenty-four spaces are provided as surface parking. All access is off the alley and they are not visible fran ei,ther Main or Third Streets, but are screened by fencing, wildings and planting. The parking surface is blacktop over a heated CXlncrete deck, which should insure ice-free surface for CXlnvenience. Reference: A. Site Plan, Physical Design and Program Section 24 spaces required and provided in nnderground garage (ff) Roads The evaluation is the capacity of existing roads to service project traffic with:mt substantially overloading or altering traffic patterns. As stDwn on t.l1e Site Context Drawing, this section, the project is l=ated on Third and Main Street. Examination of the traffic irrpact of the project is primarily based on mrk generated by the UMI'A transportation study and on recent CXlnversations with Mr. ,Steve Lockwood, Alan M. Voorhess & Associates, Inc., traffic CXlnsultant for the UMI'A study. , The table below presents the trip type and trip frequencies per day per tmi t for 'a project nnit as estirrated by Mr. Lockv.uod. The 6.5 trips per nnit is less than the 10.0 trips per nnit for a typical residential nnit, because the project CXlnsists of one-bedroom tmits generating ,less people than larger apartrrEnt or CXlndorninium nnits. Total trips are estirrated between autonDbile and non-autonDbile trips. - 22 - o ,^' " carbined Project: Third and Main Street Gilbert and s. Aspen Street " " Growth Managenent Plan Sul::rnission: Third and Main Street Site Estimated Estimated Non-Autorrobile Estimated Non- Trip Type One-Way Trips Trip Percentage Autarobile Trips SkiingjRecreation* .75 60% .5 W:lrk 2.00 75% 1.5 Shopping and 1.25 75% .9 Entertainrrent Personal Business 1.00 50% .5 Other 1.50 25% .4 6.50 60% (Average) 3.8 *The 60% non-autorrobile average for recreation trips assume approximately 75%-80% of ski trips are non-autorrobile but only 50%-55% of SllllllEr recreation trips are non-autorrobile. Due to the project I s CXlnvenient location to downtown Aspen and public trans- portation, it is estimated a high percentage (60% to 75%) of skiing, \\Drk, shopping and entertainrrent trips will be non-autarobile trips. As shown, potentially 60% of t:.'1e total projected trips per \ll1it will be non- autorrobile trips. The estimated 2.8 autorrobile oneway trips per day are equivalent to a resident I s using his car on an average of approximately one time per day. The walking and public transportation CXlnvenience of the project's location plus the project's low resident population results in minimal traffic impact created by the project. Current detail traffic CO\ll1ts are not available for the area to quantitatively estimate traffic impact. (gg) Energy The evaluation is ability of the project, its spaces and users, to maximize the CXlnservation of energy. Consistant with the solar geography of the site, all project construction will I::e designed and built to maximize solar utilization and to minimize heat loss, thus reducing the demand placed on the fossil fuel resource for space heating. The following techniques will be inplenented in this project. , . - 23 - :......,,''''-, -"'" ...... Q:lrbined Project: Third am Main Street Gilbert am S. Aspen Street Growth Managsnent Plan Subnission: Third and Main Street Site Insulation Significantly exceeding regulatory thenral standards, exterior walls will be insulated to R:26 to 28 min.; roof CXlllpJsites to R:42; f1=r carp:lsite to R:20, foundation perimeters to R:14. Architectural Architectural design CXlnfigures building to optimize t.'1ennal characteristics of the project. Exterior wall exposure is minimized by connon walls and earth sheltering. The massive walls and earth CXlvering retard heat loss while stabilizing the internal -terqJerature, thus reducing daily heating requirsnents significantly. The 14 garden level units are exposed to the exterior on only one wall, which is the window wall facing into the CXlurtyard. For t.l-Je south facing units, large glass areas and a ITOSS (6 inches thick) f1=r slab will be used for energy CXlllection and retention. For t.'1e north facing units, the glass areas will be srraller and large south oriented skylights will bathe the living areas in light. The above-grade buildings, in addition to their hig!l insulation values will rraximize south facing windows and Skylight windows. Additionally, all units will feature solar-heated dorrestic water systems and 17 units will feature energy efficient ~-burning stoves. Devices Consistant with solar geography of site, solar CXlllectors will be utilized for dorrestic hot water heating. Electric energy will be designated for primary space heating to reduce fossil fuel demand (approximately 50% of electric power used in Aspen area is hydro-generated). Automatic thenrostats will be specified to CXlntrol night time space temperatures. Energy efficient heating stoves will use external combustion air supply. Reference: A. Architectural Drawings; Physical Design and program Section SJCIAL FACILITIES AND SERVICES (aa) Public Transportation The evaluation is the ability of the project to be serviced by public trans- portation. As shown on the Vicinity Map, this section, the project is located on bus routes and has a bus stop on the same bl=k as the subject project. - 24 - Combined Project: #' Third and Main Street Gilbert and S. Aspen Street f", ,","; Gro.lth Managanent ' Plan Sul:rnission: Third and Main Street Site Reference: A. Vicinity Map, this section B. Site Context Map, this section (bb) Police Protection The evaluation is the ability of the Police Department to provide no:rmal protection services to the project with =ent personnel and equiprent. Conversations with Aspen Police Departrrent personnel indicate the average response time to this project w:mld be 1-2 minutes and that this project WJuld not extend present patrol routes. No additional police personnel will be required to provide no:rmal protective services to the project. The project is bounded by tWJ roadways (Third and Main and the alleyway) , facilitating access and visual CXlntrol from patrol vehicles. Additionally, a private security patrol service will be retained on a CXlntinuing basis to provide no:rmal protective services, thus reducing the frequency necessary for public police patrol. Reference A. Site Context Map, this section (ee) Child care Facilities The evaluation is the provision of a child care facility within tJ1.e project. A child care facility will be provided for this project, to be located at a grade level within the enployee housing ccrnplex. Space requirenents will confonn to the !-tiniinum Rules and Regulations for Child care Centers - Colorado State Department of Social Services. In addition to interior space and outdoor play area provided for the project generated children (ages 1-8), the child care facility will be large enough to absorb certain of the needs of the imrediate neighl:x:lrhood. (dd) BicyclejPedestrian Paths The evaluation is the location of the project relative to pedestrian and bicycle path systans. "<><..~ Within easy access of path systems, the project is: 300 ft. from proposed pedestrianjbicycle trail; 450 ft. to Glory Hole Park; 1600 ft. to the downtown pedestrian mall system. Linking to the city sidewalk system, a sidewalk will be provided by the project developrent along Third and Main Street. - 25 - Canbined Project: Third am Main Street ........... Gilbert am s. Aspen Street ,_....., --- Growth Managenent Plan Sul::mission: Third and Main Street Site Reference: A. Vicinity Map, t.'ris section B. Site Plan, Physical Design and Program Section (ee) Recycling Facilities The evaluation is the provision of refuse recycling facilities in the project developnent. Such facilities will be provided near the parking area of the project, CXln- veniently accessible to both occupants and pick up of the separated refuse by the recycle center vehicle. Consistant with t.'1e reccmrendation of the City Recycling Center the project will separate CXlntainers for glass, tin, aluminum, and newspapers in a location accessible to a parked 5 ton flatbed truck, 20 feet long. Reference : A. Site Plan, Physical Design and Program Section (ff) The evaluation is the ability of the project to aC<XJImDdate safe, convenient IlOvenent for handicapped persons. The site and building design will pennit UIXlbstructed IlOVement (for a wheel chair CXlnfined person) fran 5 designated surface parking spaces to the 5 ground floor one bedrocm units. This is acccmplished by walking surfaces which will not exceed a slope of 1:15 (V.B.C. requirement). Reference: A. Site Plan, Physical Design and Program Section (gg) Proximity to Ccmnercial Support Facilities The evaluation is CXlnvenient walking distance from the project to CXlI111lercial support facilities. The project is conveniently located 5 blocks frcrn the Ccmnercial Core Area (C.C.). Reference: A. Vicinity Map, this section - 26 - o " , " Carbined Project: Third and Main Street Gilbert and S. Aspen Street ......,.... -"'" , Growth Management Plan SuJ:.:rnission: Third and Main Street Site Ehployee Housing The evaluation is the percentage of low and IIDderate inrome rousing units provided by the developrent proposal. The Third and Main Project is a substantial part of the employee housing portion of a c:orrplete GMP proposal which a:xnbines tv..o developrent locations (Third and Main and Gilbert and s. Aspen Street) as the total project sutrnission. The total project suJ:.:rnission is canprised of 72 total units of which 36 units are designated as single bedrocm free market CXlndominiums and 36 units as lo.v inrome one bedroom employee units. As shown by the typical unit plan on this section, each one bedroom unit is approxirrately 800 s.f. and is additionally supported by COllITOn recreational area, laundry, storage and day care facilities. Larger than normal this one bedrocm is designed to accorrnodate shared living space for a minimum of 2 occupants. Upon receiving GMP approval the Third and Main Street project c:orrprising of all employee housing \\Quld be CXlnstructed prior to CXlnstruction of any free market units. ' All 36 one bedroom errployee units will be rented or sold in a=rdance with the housing price guidelines and inCXlme eligibility guidelines established by the City Council. The rental structure for the errployee units is designed to permit a necessary low inCXlITe support group to maintain affordable rousing within walking distance of major enployment generators in Aspen. This project is within easy walking distance of all major errployment, shopping and recreational destinations in Aspen. Provisions for Unique Financing (10 Points) 100% applicant financing upon sale of 5 one bedroom units. Provisions for Bonus Points Low CXlst housing portion has exceptional design features meriting additional recognition: - 27 - o ,.-... .... Canbined Project: Third and Main Street Gilbert and S. Aspen Street '-' Growth Management ' Plan Sulxnission: Third and Main Street Site 1. Spacious one bedrocrn units at the maximum of 800 sq. ft. allowed. 2. Parking full screened fran public view, over heated slab of pavenent. 3. Pool and recreational facilities for =cupants. 4. Child care facilities on premises. 5. Private entrances and seni-private terrace. 6. Exceptional quality design and earth sheltered CXlnstruction. Reference: A. Typical, Unit Floor Plan: This Section B. Architectural Drawing: Physical and Design Program Section , . Combined Project: Third and Main Street ~.-/ Gilbert and S. Aspen Street " ,'" Growth Management ' Plan SuJ:mission: Third and Main Street Site Historical District OVerlay: The Third and Main Street site is located within the Historical District OVerlay. As such, normal circumstances w:)Uld warrant Historical Preservation Carrrnittee (H.P.C.) approval prior to G.M.P. submission. However, as there is a ITDratorium on for all of Main Street, H.P.C. approval is not possible at this time, and has been deferred until after the G.M.P. review process is cxxrpleted, and allocation has been made. The agreement between the city and the applicant with regard to H.P.C. approval is made part of this application. See attached. Residential Bonus OVerlay Rezoning: Applications which apply for a Residential Bonus OVerlay rezoning should achieve several objectives. The Third and Main Street site cxxrplies with these purposes and objectives in the following manner: 1. Conpliance with the Planned Unit Developrrent Statement of Purposes as set forth in Section 24-8.1 of the Municipal Code of the City of Aspen. The P.U.D. enCXlurages flexibility, innovation and variety of land develo]:lllel1t. 'Ibward this end the CXlncept for the Third and Main Street site is a result of the applicants flexibility and innovation in site planning. Indeed, the site plan presented in this G.M.P. application is a result of input and recomrendations made by the H.P.C. which desired a greater variety in the type, design, and layout of the buildings. The H.P.C. recomrended several individual buildings spread out over all seven lots. Their desire was to build law on the west side and build high on the east end, with all buildings CXlntaining CXlntemporary materials in a victorian design. Such a site plan and architecture will improve the design of the new developrrent while maintaining the historic character of Main Street, and resulting in a higher quality project. Their input and reCXlrrmendations were made so as to relate the type, design and layout of this residential developrrent to enCXlurage the preservation of the site's unique, natural, and scenic features. One example was the reconmendation to build law on the east end so as to preserve the view and solar orientation from Mary Perkins residence, allowing for the maintenance of a greenhouse and a view plane frc:m that part of Main Street. Such site planning and archi- tectural design achieves a beneficial land use relationship with surrounding areas. Thus, the objective is net of creating a rrore desirable environ- I1'eI1t than w::mld be possible through strict application of other sections of the rode. As the site is located on Third and Main Street in town, the location maximizes use of public streets, and main transportation systems available. Utilities are imnediately available, as are governrrental services in terms of police and fire protection, transportation, water, and sewer access. The rezoning will also make rrore efficient use 0:' the land as it will enable a slightly higher density project to be placed on the property for the sole purpose of deed restricted, law inCXlne errployee rousing. This Canbined Project: Third and Main Street Gilbert and S. Aspen Str'eet o ,'."'- .... Growth Management. 'C_" Plan Sutmission: Third and Main Street Site . ~ ' site also maximizes open space, allowing for develop:nent to occur via the R.B.O. rezoning while maintaining serre 62% of the land as open space! 2. Rezoning this site will rorrply with the Housing Action Plan as it will help meet employee housing annual production goals by creating serre (24) low incx:rne one bedrocm employee housing units. The housing action plan identifies (in Table 3) a 1980 shortfall of over 200 units, CXlntaining both rental and ownership units. This project will help alleviate that shortfall and provide the corrmunity with a vitally needed asset in terms of employee housing. 3. All employee units have been designed and will be ronstructed to achieve maximum CXlnstruction and aesthetic quality. All the units are one bedroom, built in aCCXlrdance with the Aspen Municipal Code which allows for a maximum of 800 square feet per unit. All employee units thus maximize allowable unit size. 4. This site is part of a project that CXlnsists of twJ sites, both of which CXlntain deed restricted employee housing. The total project thus achieves geographic disbursal of deed restricted units and integration with other types of develop:nent through locating employee housing both on a separate land parcel along Main Street where there is currently little or no employee housing and also integrating such employee housing amidst a free market project. 5. This site shall minimize adverse environmental and social impacts through its rorrpliance with H.P.C. site plan and architectural reo::mrendation, its location along a main transportation CXlrridor and im:nediate availability of all governrrental services and protection agencies. The site also utilizes land previously developed to help negate any environmental impacts. Social impacts are further reduced by placing employees directly in town, close to wxking areas and Shopping centers. 6. Cornpatability with surroilllding land uses and zoning is ensured through rorrpliance with H.P.C. reo::mrendations, the CXlnmittee that has been designated to achieve such CXlrrpatability along Main Street. Rezoning the site will not result in maximum density in terms of number of units allo~ under the overlay. Indeed the area in which the site is located does not have a uniform corrmunity neighl:orhood. There exists a rrenage of various land uses and architectural styles, including the following: North Side South Side 1st & Main Street Tyrolean Inn Christrras Inn Residential Victorian Innsbruck Inn 2nd & Main Street Residential Victorian Copper Horse Applejack Inn Aspen Medical Center Combined Pro~ect: Thi,rd and Main Street ,'" Gilbert and S. Aspen Sti." "t a ,......" <,../ Growth Management Plan Sul:mission:Third and Main Street Site N:>rth Side South Side 3rd & Main Street Floradora Bldg. Aspen Dental Arts Bldg. Victorian Residence Swiss Chalet Residence 4th & Main Street Mesa Store Ullr Lodge Christiana Lodge 5th & Main Street Residence Attorney's Office Victorian Residence Hyrran & 3rd Street St. M::lritz Lodge The high density use of many areas of Main Street aDd the proposed density of this particular site are CXlnsequently CXJITpatible. The Victorian architectural design will also provide a develor:ment in a=rdance with the character and historic nature of Main Street. In addition there are many areas of Main Street and the neighborhood which are primarily undeveloped in aCCXlrdance with maximum area and bulk requirements of the underlying zone district. This developnent will also mitigate any adverse effects of such developnent t.'1rough allowing 62% of the property to rerrain as open space. 7. The project location is along a major transportation route and is close to all =rk and smpping areas. The proposal thus disCXlurages autarobile use and provides for the relatively unique rreasure of sod roof parking for storage of autarobiles. 8. All utilities are imrediately available to the site l=ation and are ade- quate for the project, as per appropriate letters fran these agencies as included in this application. ~"<~.' ,,\ ~: ,- ''>J,. CITX/r' . - ASPEN 130' 1 '). SOU , j(,:i:a 'street \ " ,~ aspen\$.~~~ 81611 December 29, 1980 Mark A. Danielsen 450 S. Galena Street Suite 202 Aspen, Colorado 81611 RE: Main and Third Street Project Dear Mr. Danielsen: I have reviewed the development proposal for the above referenced project, which consists of 24 one bedroom employee units. The project site is presently served by a 8" C.I.P. water main running adjacent in Third Street. This line may be tapped with 6" O.I.P. which would serve the project demands of 40 gpm including a new fire hydrant, if required, satisfactorily with approximately 80 psi pressure. It is my opinion that the development proposed for this site poses no foreseeable deficiencies related to water services. \ .1-~"rY TrU14Y 10, ~~71 t} J .....><<'). -/1/!. . " ,',' - t,C;:L j-aL-L<-,,~,,= ( J es J. ar alunas '-_.~ A~'EN SANITATION DIS"J;.~ICT o P. O. Box 528 Tele. 925.3601 ASPEN, COLORADO 81611 " l December 29, 1980 Mark A. Danielsen 450 S. Galena Suite 202 Aspen, Colorado 81611 Dear Mr. Danielsen; In regards to the proposed building project of 24 one bedroom units with 250 fixtures generating 40 gallons per minute at 3rd and Main, I forsee no problem in providing sanitation service to this project pending official Aspen Sanitation District Board approval. Aspen Sanitation Board meets January 12 and will discuss this. Sincerely ;..JJ. #- Heiko Kuhn, Manager Aspen Sanitation District HKl1d / , . ,", o .... .~" c&~~~~iW!PJF~ . 420 E_ HOPKINS STREET ASPEN. COLORADO 81611 MARK A. DANIELSEN 450 S.GALENA ST. SUITE 202 ASPEN COLO. 8I6I1 RE; Swiss Chalet Employee Units Lots C,D,E,F,G,~,I BLOCK 38 Mark Danielsen; I Have Reviewed The Development Proposal For The Above Referenced Project With Regards To Fire Protection. It Is My Understanding That The progect Is The Employee Housing Portion Of A Groweth Managemwnt Plan Submission Which Will Include (24) One Bedroom Units. The Two Nearest Fire Hydrants Are Located At The No~hhwest Corner Of Fourth And Main Street,And At The Southeast Corner Of Hopkins And Third Street. These Hydrants Have Been Tested And Will Provide Adequate Pressure Lvels For Good Fire Protection For The Project. While This Project Is Accessable From Main Streeet And The Alley Behind, I Would Recommend That While In The Planning Stage That A New Hydrant Be In- stalled At The Corner Of Third And Maim Street. The Location Of The Project Relative To The Fire Station Permits The Prompt Responce Time Necessary To Deal With Fire Related Problens. It Is My Opinion That The Development Proposed For This Site Poses No Foreseeable Deficiencies Related To Fire Protectioh. 1;U:/'f/~kr Willard C.Clapper Chief Aspen Vol. Fire Dept. GMP EVALUATION REPORT AND SUMMARY The submission for this project maximizes use of public and social facilities thereby minimizing any adverse environmental impacts and thus should achieve maximum points in those specific categories. As a result the following point evaluation is anticipated for this project: Project Name: HBC Development Location: (Free Market & Employee) Gilbert & S. Aspen St. 48 Unit s (Employee) Third & Main St. 24 Units A. Public Facilities and Services (21 Points) No foreseeable difficiencies exist in any of these areas. 1. Water 3 2. Sewer 3 3. Storm Drainage 3 4. Fire Protection 3 5. Parking 3 6. Roads 3 7. Energy 3 21 Total B. Social Facilities and Services (14 Points) The project in and of itself improves social facilities and quality of services in the area. 1- 2. 3. 4. 5. 6. 7. Public Transportation Police Protection Child Care Trail System Recycling Facilities Handicapped P roximi t y to Commercial Support 2 2 2 1 2 2 2 D Total C. Employee Housing (40 Points) Low Income Housing 50% of Project Sq. Ft. 50% of Project 20 Points D. Unique Financing 10 Points RECAP: A. Public Facilities & Services B. Social Facilities & Services C. Employee Housing D. Unique Financing ANTICIPATED TOTAL: 21 Points 13 Points 20 Points 10 Points 64 Points 85 Points Maximum Available 45 Points to be eligible (.I~ Ll uLJ LJ U uk ,.J . 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