HomeMy WebLinkAboutcoa.lu.gm.204 E Durant Ave.9A-86
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IV. All "One Step" Appl ications 5 $ 680 .00 ~
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Cp&.i CC MEETING DATE: ,\!'vI b PUBLIC' HEARING: YEs', NO IJ~\~
DATE REFERRED: ~ INITIALS: - '7IFI~
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~ity Atty /Aspen Consol. S.D. School District I~
~ity Engineer Mtn. Bell Rocky Mtn. Nat. Gas
~Housing DiL _ Parks Dept. _ StateHwy Dept (Glenwdl
~ Aspen ~Iater _ H.oly Cross Electric _ Statellwy Dept (Gr.Jtnl
.City Electric Fire Marshall _ Bldg: Zoning/Inspectn
",/ Envir. Hlth. ~Fire Chief Other:
~ Roaring Fork Energy Center
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CASELOAD SUMMARY SHEET
Ci ty of Aspen
2135-/31-05-(lXL
c.:..s E NO. qA- gb
STAFF: <;<3
DATE RECENED::3~14 -[j-
DATE RECENED COMPLETE:
PRill ECT NAME: C
APPL ICANT :
Applicant Addr ss/Ph
REPRESENTATNE: G./1:::>5
Representative Address/Phone:
Type of Application:
I. GMP/Subdivision/PUD
l.
2.
3.
Conceptual Submission
Preliminary Plat
Fi nal PIa t
20
12
6
$2,730.00
1 , 6 40 . 0 0
820.00
II.
Subdivision/PUD
l.
2.
3.
Conce pt ual Submi ssion
Preliminary Plat
Final Plat
14
9
6
$1,900.00
1,220.00
820.00
III. All "Two Step" Appl ica tions !
11
$1,490.00
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A drainage plan sholdng
site runoff water shall
the City Engineer prior
,
retention on the pro~erty of all on- ~
be suhmittec to the satisfaction of
to issuance of a buildinq permit.
3 .
Thc b<<l- mature spruce tree$ on the southeast ~~,,' hl- ..
~~. -,,:Otk,,',IC'k
",orner of the property shall not be cut C:C\oln and shall be
Incor~rated into the Carriage /louse desic;n. '-
A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
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a. Retention of "spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge ImprOveElent Di st rict.
Planting of no fewer than tl~elve mountain ash (caliper
of 3 inch minimum), 18 1 ilac bushes, 8 potentilla and
35 tammy juni per on the property and adj acent rights-
of-I'lay in a screening arrangement similar in concept to
that shown in the amendcd application.
c.
d.
Two streetlights and conduits for tHO more streetlights
shall be installed a s to bc consi stent wi th the Lodge
Improvcment District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
e. SideHalks ane curbs shall he redesigned to be consis-
tent ~lith the Lodge ImproveElent District plan.
4. The applicant shall agree to join the Special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the City Attorney.
5. The on-site manager's efficiency apartment and two dormitory
units as represcnted in the current a pplication shall be
deed restricted to the 10\~ income employee housing guide-
lines prior to issuance of a ccrtificate of occupancy.
6 .
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Cabi ns L 2 and 3 at the SI~iss Chalets shall be deed
restricted to the 101~ income t':Rployee housing guidelines
prior to the issuance of a certificate of occupancy. If
Kitbzuchl Lodge units are approved by the Housing Authority
to be acceptabl e subst i tut i on for th e 5w i ss Chal et s em pI oyee
cabins, subject to upgrading as appropriate, then the}' shall
be low income deed restricted instead of the S~liss Chalets
prior to the issuance of a ccrtificate of occupancy.
Housing Authority revie~l must bc accomplished prior to City
Council approval of the G~IP amendment, and an interest in
thc units must be demonstrated at the time of p&Z scoring,
or the annlication must be tabled pursuant to Section 24-
'Revie\~cd by:
y' . >,spen P&Z')
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City cL ,lcil Carr:t,()" H,,y
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C) Rcvie\-lcG By:
;.spcn P&Z
Ci ty Council
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Revic\~cd by: 1\spen pc.z (City council1
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~iJWl.' ~'l-k.l GMP~.lt.-ui~M-tij 1. ~ !;3b.,'k, '3d'13r,~)S-,A"H ilnJ-l~dJ~1
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1. A drainagc plan sho~/ing retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the City Engineer prior to issuance of a building permit.
2. The mature spruce tree on the southeast corner of the
property shall not be cut do~m and shall be i ncor pora ted
into the Carriage House design.
3. A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
a. Retention of two of the four spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement District.
c. Planting of no fewer than twclve mountain ash (caliper
of 3 inch minimum), 18 lilac bushes, 8 potentilla and
35 tammy juniper on the property and adjacent rights-
of-way in a screening arrangement similar in concept to
that shown in the amended appl ication.
d. Two streetlights and conduits for two more streetlights
shall be installed as to be consistcnt with the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
e. Sidewalks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
4. The appl icant shall agree to join the Special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the City Attorney.
5. The on-site manager's efficiency apartment and two dormitory
units as represented in the current application shall be
deed restricted to the low income employee housing guide-
lines prior to issuance of a certificate of occupancy.
6. Employee Units 1, 2, and 3 of the Kitzbuehl Lodge as
upgraded according to the Housing Authority's recommenda-
tions shall be deed restrictcd to the low income employee
housing guidelines prior to the issuance of a certificate of
occupancy.
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MEMORARDUM
FROM:
RE:
DATE:
Aspen Ci ty Council
Robert S. Anderson, Jr.
Alan Richman, Planning and Development
Carriage House GMP Extension
November 10, 1986
Director ~
TO:
TH RlJ :
===========~=======================~============================
SUMMARY: The Planning Office recommends that you grant a 180 day
extension to the Carriage House allocation.
PREVIOUS COUNCIL ACTION: On June 9, 1986 Council granted an
extension of the Carriage House Lodge GMP allocation to 6/30/86
to allow the applicant to submit plans to the Building Department
to construct the facility.
BACKGROORD: In order to comply with the provisions of Section 24-
l1.7(a) of the Code, the applicant submitted plans to the
Building Department to construct the Carriage House in June,
1986. According to the UBC, the applicant has 180 days (Le.,
until December, 1986) to obtain said permit or to obtain an
extension on the plan check from the .Building Inspector.
However, Section 24~11.7(a)(2) states that the applicant_m~st
obtain the permit within 120 rather than 180 days or the allo-
cation shall automatically expire. Council can grant an exten-
sion of said de~J:1J,in~ by up to 180 days on a showing of."..g.Q,QJL
cause and diligence, provided that saia extension has been
requested prior to the end of the deadline period.
PROBLEM DISCUSSION: The principal problem with respect to this
request is that the applicant has requested it subsequent to the
end of the deadline period, since over 120 days has passed since
the plans were first submitted. Therfore, while the applicant is
still on target for complying with the Building Code, his
allocation is in violation of this zoning provision and has
technically expi red.
It is my recollection that Council purposely set a 120 day period
for the deadline to obtain a permit, in order that construction
would proceed expeditiously once an allocation is granted. It is
clear now that by establishing two different .clocks. for
applicants to follow in .the zoning and building codes, we have
created unnecessary confusion for applicants. The problem of
variations between our codes is one. of the key findings of our
Code Simplification study, and is something we intend to correct.
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It seems unfair to me to penalize this applicant, who was aiming
to obtain a permit by December, by catching him between the two
deadl ines. We recommend that an extension be granted and that
staff work to resolve the differences between the two Codes in
our simplification effort.
RECOl'll'llSllDBD MO'rIOR:
-Move to grant an extension of 180 days to the allocation to
the Carriage House."
CITY MANAGER' S RBCOl'll'llSllDATIOR:
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GIBSON & RENO . ARCHITECTS
November 6, 1986
Mr. Alan Richman
Aspen/Pitkin County Planning Department
130 South Galena Street
Aspen, Colorado 81611
RE: CARRIAGE HOUSE
Dear Alan:
On behalf of my client Ralph Melville, and in accordance with
Sec. 24-11.7 (a)(2), I wish to request a time extension of 120
days to the normal plan checking and building permitting period.
As you know, plans sufficient for Building Permit were submitted
to the Building Department in June, 1986, along with the required
plan check fee.
Since June, the plans have been undergoing review by the Building
Department, Zoning Official, Engineering Department, and Planning
Department, are currently in midst of this process.
- -
I request this consideration only because the review
been, and is presently, a process over which neither
client have any great degree of control.
process"-has
I nor my
,.- --
Once the permit is obtained, construction is anticipated to begin
within the suggested time period of 120 days (i.e. Spring, 1987).
Thank you for your consideration.
Respe:tf~~::it~ed'
Ilr:tiI. Gib. on. AlA
DFG/rm
c: Ralph Melville
418 E. COOPER AVENUE . ASPEN. co ncl\(X) S1811
303/825-5988
SCHMUE~ORDON MEYER
1t"JGRAND AVENUE, SUITE 212
G~NWOOD SPRINGS, COLORADO 81601
(303) 945-1004
CONSUL TlNG ENGINEERS & SURVEYORS
July 17, 1986
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Mr. Steve Burstein
City of Aspen
130 South Galena
Aspen, Colorado 81611
Re: Carriage House
Dear Steve:
I have reviewed the plans for the Carriage House and offer the follow-
ing counnents:
A - The street scape appears adequate for the districts
preliminary design. The district will have sidewalk
width and street tree planting details by January,
which the Carriage House should adapt should they
proceed with these projects at their expense prior to
district construction. We would anticipate district
construction on Durrant in 1988.
B - The exterior of the building will be an enhancement to
the district. We feel it will upgrade the entire
neighborhood within the district.
Sincerely,
ON MEYER, INC.
RT:ls/5726
MEMORANDUM
TO:
Steve Burstein, Planning Department
Elyse Elliott, Engineering Department
FROM:
DATE:
July 10, 1986
RE:
Carriage House
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I have reviewed the proposed drainage plan and found that it
meets our approval.
EE/co/CarriageHouse
TO:
FROM:
RE:
DATE:
MEMORANDUM
Bill Drueding, Zoning Official
Steve Burstein, Planning Office tCl
Carriage House Plans Check for Compliance with Conditions
of Approval
July 11, 1986
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1. Retention of pine trees as approved.
2. 10 mountain ash caliper of 2 1/2" rather than 12@ 3' caliper.
12 lilac bushes caliper rather than 18.
9 potentilla (groupings) rather than 8.
31 tammv juniper rather than 35.
3.
4.
5 .
"Bus-stop gazebo" onsite plan appears to be a bench. (Note:
there may be more detailed building plans in submittal~
6.
2 new street lights provided as represented - and conduits for
2 more streetlights (note: streetlights must be reviewed by
CCLC prior to Certificate of Occupancy) .( (;""0" ",I <,,( ,." ".;,.. rl." ",),/1'31)
Drainage plan must be submitted to satisfaction of Engineer-
ing Department prior to building permit (Note: Dave Gibson
said he will present Engineering Department with drainage
plan) .
Site plan must be reviewed by Engineering Department especially
regarding consistency with the Lodge Improvement Di strict plan. NeT,: I i,
(cr,11f.rd ~,~ Tl~:'f)~I'" '2f,
a. Bill Ness should be consulted: re: enough room forl".,~I..,',1,iif
roots of spruce tree on corner of Aspen & Durant (less n, rIi.')"j,
than 6' from edge of building) (3/4 of drip area)
is a standard to leave for tree roots, according to
Gibson) .
7. Employee units on site should be measured for conformity.
Questionable that Unit 13 is employee dorm unit, should be
checked. Gibson said Unit 10 is employee unit in present
plans.
8. Modifications in elevations include:
a. Skylights on roof over lobby.
b. Change in railing.
c. Loss of lintels and sills on all but end window detailing.
(Note: Gibson said he would consider putting in sills
and lintels).
d. Loss of stashes in windows.
-/
e. Glass brick instead of double windows on west elevators.
f. window de1;qn-i-n<!J--Gn-2~d floor of west elevation.
~"-".\,~ ,<;r.t~11.::.0
Alan believes these(are all minor changes that are wi thin the
architect I s ability to change without further review.
SB .711
MEK>RANDU M
FRO/-':
Aspen Planning and Zoning Commission
Steve Burstein, Planning Office
Carriage House GHP Amendment/Employee Housing GflP
Exemption/Change in Use
May 6, 1986
TO:
RE:
DATE:
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ZONING: L-l
LOCATION: 204 E. Durant Avenue, Lots K, L, M, Nand 0, City and
Townsite of Aspen (NE corner of Aspen and Durant)
Lor SIZE: 14,965 square feet
APPLICANT's REQUEST: The applicant requests approval to amend
the 1982 Carriage House Lodge GMP application to place 23 lodge
units and 3 employee units on site and 3 employee unit off site.
The architecture and site plan have changed. The applicant also
requests a GMP Exemption for his employee housing project and a
Gr-lP Exemption for a Change in Use from lodge to residential units
for the off-site employee housing at the Swiss Chalet.
BACKGROUND: The original Carriage House GMP application was the
only project in 1982 seeking developnent allotment in the L-l/L-2
Lodge GMP Competition. The proj ect met the threshold and
received a GMP allocation for 26 lodge units and GMP exemption
for six employee units. The six multi-family units on the parcel
Vlere not included in the 1982 application request as HBC Invest-
ments hoped to use them for credits for transfer to another sitc.
On May 13, 1985, Council granted a 180 day extension for the GI.IP
allocation, and again on November 25, 1985, Council granted
another 180 day allocation expiring on June 1, 1986. Mr. Ralph
rrelville purchased the property from the Cantrup estatc and has
redesigned the project.
1. GMP Amendment Rescoring - Attached for your review is a
proposed rescoring of the Carriage House lodge GMP applica-
tion The submission is being rescored in conformance with
the procedures of Section 24-ll.7(b) of the ~Iunicipal Code.
This regulation requires rescoring of substantial changes to
GMP proposals to determine whether the allocation should be
confirmed or rescinded. If the scoring remains above the
minimum threshold and the applicant's position relative to
1
others in the competition does not change, the Commission
makes a recommendation to Council as to the appropriateness
of the changes and any further conditions of approval.
The Planning Commission originally awarded the project a
score of 60.9 points (prior to the bonus p::>ints section)
which placed it above the threshold of 54 points. The
Carriage House proposal was the only appl ication in the 1982
lodge competition; and therefore, there is no potential
change in the p::>sition of this project relative to the G!.~p
project s.
The Planning Office recommends a revised score of 611.2
points, while we recommended a score of 54 points for the
original appl ication. Some of the important differences in
the scores for the project include:
1. The site design calls for cutting down three of the
four spruces on the edges of the property as well as a
number of younger deciduous trees. Three of the
spruces are large mature trees contributing shade and
beauty to the streetscape. The 1982 plan retained the
spruces. The recommended scoring decreased to 1 for
this flaw, even though the rest of the landscaping and
sitc design is very good.
2. Energy conservation commitments in the current plan are
improved and are scored higher than in the 1982 review.
3. The accessory recreational facil ities are ratcd higher
than thosc represented in the 1982 application due to
larger space and an improved design.
4. Recommended score for the provision of employee housing
has been increased because of changes in the calcula-
tion of points in the current version of the Growth
Hanagement Quota System. The percentage of employees
housed by the proj ect has been calculated as the same.
Following is a summary of your prior and our proposed
scores:
P&Z Ori gi nal
Score
Recommended
Revised Score
1.
Public Facilities
and Services
Quality of Design
Amenities Provided
for Guests
Employee Housing
Bonus Points
6.7
7
2.
3 .
28.1
17.5
23
19
4.
5.
8.6
.28
11.2
o
TOTAL
60.9
60.2
2
APPLICABLE SECTIONS OF CODE: Section 24-11.7 (b) states the
requirements and criteria by which a GMP amendment application
shall be reviewed. In part, the Section states:
"The Planning and Zoning Commission shall rescore the
original application in order to deterI:line whether:
(1) The applicant would no longer meet the minimum
threshold he must achieve in each category or for
all categories to receive an allocation; or
(2) The applicant's position relative to the other
applicant's during the competition would have
changed.
Should either of the above two (2) conditions be met, the
commission shall make a recommendation to the City Council
as to whether the applicant's allocation should be rescind-
ed. Should the above conditions not be met, the commission
shall make a recommendation to the City Council as to the
a ppropria tene ss of thc amendment s to the ori gi nal propo sal
and any further conditions of approval which the appl icant
shall meet."
PROBLEM DISCUSSION: The amended Carriage House appl ication meets
the two criteria of Section 24-11.7(b) by exceeding the minimum
threshold and having no other competition in 1982 against which
its position \~ould change. Therefore, the application should be
viewed as a primarily acceptable project to which further
conditions of approval may be appropriate. The Planning Office
believes that the following areas should be addressed in condi-
tions of approval:
1. Drainage Plan - The appl icant has committed to a drainage
system that will retain all runoff from the site on the
property. Due to the large subsurface area this design to
accommodate all runoff requires different components than
represented in the amended appl ication. A new plan should
be submitted meeting the Engineering Department's approval.
2. Sidewalks, Curbs and Plantings - The applicant has agreed to
modify the site plan to be more compatible with the Lodge
Improvement District Plan (Preliminary), including wider
sidewalks with brick edging and clustering of plantings
adjacent to rights-of-ways. The number of plantings and the
overall landscaping concept seem appropriate and should be
retained. Two streetlights compatible with the plan and
agreeablc to the Commercial Core and Lodging Commission and
conduits for two more streetlights are also part of the
Carriage House commitment. The applicant agrees to join thc
Lodge Improvement District upon formation.
3
3. Removal of Spruce Trees - The Planning Office and Parks
Director are concerned with the loss of the large spruce
trees on the site. It is highly desireable that the two
trees on the southeast and southwest corners of the property
be incorporated into the Carriage House design even though
this would require changing the subsurface space.
4. FAR - It should be noted that according to the Planning
Office understanding at this time, the subsurface area is
exempt from FAR. The Building Department will need to make
the interpretation of countable ano uncountable FAR space
upon review of construction documents; and this project must
comply with Code requirements in this regaro.
5. Off-Site Employee Housing - The appl icant has di scusscd off
site employee housing conversions at either the Swiss Chalet
or the Kitzbuehl Lodge. The Housing Authority recommended
approval of the use of the Swiss Chalet units (two dorm
units and two dorm cabins) but has not had a chance to
review the Kitzbuehl alternative in which ~lr. r.1elville has
recently expressed interest. If this substitution is to
occur, the units should meet the approval of the Housing
Authority prior to Council approval. Through Housing
Authori ty review, the degree of upgrading needed to be
acceptable employee housing should be established. The
number of employees housed and the square footage should be
no less than the Swiss Chalet alternative.
As of the time of writing no proof of ownership or interest
in the Swiss Chalet has been shown by the applicant. If
there is no such proof by the time of the P&Z meeting, then
the applicant cannot claim any points for converting the
units, Aspen Ordinancc No.2, Series of 1986, amending
Section 24-l1.10(d) of the Code. Should this be the case,
we suggest that the application be tabled until interest in
the employee units can be shown.
RECOMMENDATION: The Planning Office rccommends the Planning
Commi ssion to confi rm the recommended rescoring of the amended
Carriage House application and to recommend Council to confirm
the G~\P allocation for the project subject to the following
conditions:
1. A drainage plan shOldng retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the City Engineer prior to issuance of a building permit.
2. The two mature spruce trees on the southeast and southwest
corner of the property shall not be cut down and shall be
incorporated into the Carriage House design.
4
3. A revised site plan shall be submitted to the sati sfaction
of the Planning Office and Engineering
the areas below. The landscaping,
streetlights shall be installed prior
certificate of occupancy.
Department addressing
sidewalks. curbs and
to the issuance of a
a. Retention of spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement ni st rict.
c. Planting of no fewer than twelve mountain ash (caliper
of 3 inch minimum), 18 1 Hac bushes, 8 potentilla and
35 tammy juniper on the property and adjacent rights-
of-way in a screening arrangement similar in concert to
that shown in the amended appl ication.
d. Two streetlights and conduits for h/o more streetlights
shall be installed as to be consistent with the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
e. Sidev/alks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
4. The applicant shall agree to join the Special Improvement
Di st rict f or the lodge ar ea and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the City Attorney.
5. The on-site manager's efficiency apartment and two dormitory
units as represented in the current application shall be
deed restricted to the low income employee housing guide-
lines prior to issuance of a ccrtificate of occupancy.
6. Cabins 1, 2 and 3 at the Sldss Chalets shall be deed
restricted to the low income tf"ployee housing guidelines
prior to the issuance of a certificate of occupancy. If
Kitbzuehl Lodge units are approved by the Housing Authority
to be accept abl e subst i tut ion for th e Swi ss Chal et s em pI oyee
cabins, sUbject to upgrading as appropriate, then they shall
be 10\~ income deed restricted instead of the Svliss Chalets
prior to the issuance of a certificate of occupancy.
Housing Authority review must be accomplished prior to City
Council approval of the GMP amendment, and an interest in
the units must be demonstrated at the time of P&Z scoring,
or the application must be tablcd pursuant to Section 24-
11.10(d) of the Code, as amended.
5
II. Employee Housing GMP Exemption and Change in Use.
Applicants Request: The applicant requests an employee
housing GHP Exemption for the three units proposed on site
and threc cabins off site. The three units off site are at
the SWiss Chalets, used alternately short-term and long-term
and presently in the lodge inventory.
Applicable Sections of the COde: Section 24-1l.2(f) and (j)
of the 11unicipal (',Ode state the requirements for the GI'1P
Exemptions for deed restricted employee housing and change
in use respectively. Relevant criteria for employee housing
GHP excmptions include: community need, compliance with any
adopted housing plan and proposed price categories.
Relevant criteria for the change in use GI~P Exemption
include: traffic impact, utility requirements and fire and
police protection requirements.
Problem Discussion: The Planning Office and Housing
Authority believe that the proposed low income deed re-
stricted employee housing units on site needed for employces
generated by the lodge project and are adequatc in size and
price category for the intended users.
The SWiss Chalet off site employee units also appear to meet
a community need and aE low income units would be appropri-
ately priced. Their conversion to long term employee unit s
would not negatively impact traffic nor change util ity or
safety requirements.
Recommendation: l'le recommend approval of the requested GrIP
Exemption for employee housing for manager's unit and tlVO
dorm units on site and the two dorm cabins and one effici-
ency cabin at SI'liss Chalets as represented in the applica-
tion subj ect to deed restriction to the low income employee
housing guidelines prior to issuance of a cert ificate of
occupa ncy . Thi s recommendation is condi ti oned upon docu-
mentation being submitted by the applicant prior to or at
your meeting demonstrating an intercst in thc units.
without said documentation, the application must be tabled,
pursuant to Section 24-11.10(d) of the Code, as anended.
SB.9
)-
6
CITY OF ASPEN
PLANNING AND ZONING COMMISSION EVALUATION
L-l, L-2 GMP SCORE SHEETS
PROJEct:
Carriage House GNP Amendment
DATE: 4/30/86
1. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES (Maximum 10
points) .
The Commission shall consider each application with respect to
the impact of the proposed building or the addition thereto upon
public facil ities and services and shall rate each development by
assigning points according to the following formula:
2
Project requires the provision of new services at
increased public expense.
proj ect can be handled by the existing level of service
in the area of any service improvement by the applicant
benefits the project only and not the area in general.
proj ect in and of itself improves the quality of
service in a given area.
o
1
The following services shall be rated accordingly:
a. WATER - Considering the ability of the water system to serve
the development and the a ppl icant' s commitment to fi nance
any system extensions or treatment plant upgrading required
to serve the development.
RATING: 1
(Multiplier: 1)
PO INT S :
1
COMMENTS: The current appl icant is makinq approximately the <:am..
commitment as H.B.C. Investment had made to abandon existin9
lines which have a history of service problems and to install one
line of minimum size 4 inches. Accordi n9 to the Water Depart-
ment. this improvement benefits the service to the Carriage House
and does not in itself improve the Quality of service in the
area. The recommended rating has not changed.
b. SEWER - Considering the ability of the sewer system to serve
the development and the applicant's commitment to finance
any system extensions or treatment plant upgrading required
to serve the development.
RATING: 1
(Multiplier: 1)
POINTS:
1
.
COMMENTS: The applicant commits to replace and realign 150
linear feet of 8 inch sewage line in the alley. Because of the
encroachment of the subgrade parking area into the al1E:Y this
realignment is necessary. It does not improve service in the
area according to the Sanitation nif'.trict. The recommended
rating has not changeo.
c. STORM DRAINAGE - Considering the degree to which the
applicant proposes to retain surface runoff on the dcvelop-
ment site. If the developnent requires use of the City's
drainage system, considering the commitment by the applicant
to install the necessary drainage control facilities and to
maintain the system over the long-term.
RATING: 1
(Multi pli er: 1)
POINTS:
1
COMHENTS: The applicant has committed to retain 100 percent of
runoff on site and has agreed to present a orainage 1'1 an to the
satisfaction of the Engineering Department. The recommended
scoring has not chan'i,leo.
d. FIRE DEPARTMENT - Considering the ability of the Fire
Department to provide fire protection according to its
established response without the necessity of establishing a
new station or requiring the addition of major equipment to
an existing station, the adequacy of available ~later
pressure and cap:icity for providing fire fighting flows; and
the commitment of the appl icant to provide fire protection
facilities which may be necessary to serve the project,
including, but not limited to, fire hydrants and ~later
storage tanks.
RATING: 1
(~Iultiplier: 1)
POINTS:
1
COM~IENTS: Existing fire hydrants in the area and the close
proximity to the firehouse (6 blocks) provide adeqlJi.:+-,t: fire
protecti on. Peter Hirth. Fi re Chief. rev iewed the appl ication and
found no problems with what is proposed. The recommended rating
has not changeo.
e. ROADS - Considering the cap:icity of major linkages of the
road network to provide for the needs of the proposed
development without substantially altering the existing
traffic patterns, creating safety hazards or overloading the
exi st i ng st r eet sy st em; and the appl icant 's commitment to
finance the necessary road system improvements to serve the
incrcased usage attributable to the developnent.
RATING: 2
(Multiplier: 1)
POINTS:
2
COI1~lENTS: Applicant agrees to pave the Block 77 all~. in!;tall
two new !;treet light!; and construct a bus stop gazeho. Both
paving and the bu!; !;top were commitments in the former applica-
tion. The recommended rating has not changed.
2. QUALITY OF OR IMPROVEMENT TO DESIGN (Maximum 39 points).
Thc Commission shall consider each application wi th respect to
the quality of its exterior and site design and any improvements
proposed thereto, and shall rate each development by assigning
points according to the following formula:
0 Indicates a totally def ici ent de sign.
1 Indicates a maj or design flaw.
2 Indicates an acceptabl e (but standard design) .
3 Indicates an excell ent design.
The foIl owing shall be rated accordingly:
a. ARCHITECTURAL DESIGN - Considering the compatibility of the
proposed building or any addition thereto (in terms of size,
height, location and building materials) with the existing
nei ghborhood development s.
RATING: 2
(Multi pli er: 3)
POINTS:
6
COmlENTS: The three storv structure ~1ith a maior subsurface
level has an FAR of approximately 1:1 on the 15.000 s.L dte.
HeiQht from the existing ground grade to the peak of roof will be
approximatelv 32 feet. Size and hei9ht of the proposal are
apJ;>roximately the reme as the ori9inal desic./n. The character of
design and materials {poured-in-olace concrete floors. brick.
patterned concrete. redwood !;iding. shingle siding and metal
roofing to make for a more interesting !;tructure than the
oric./inal proposaL The style. size and material!; appear to he
compatible in this neic./hhorhood. <;liven the other lodc./es. multi-
family and victorian houses nearhY, The recommended rating has
not change d.
b. SITE DESIGN - Considering the quality and charactcr of the
proposal or the improvements to the existing landscaping and
open spa ce areas, the ext ent of under groundi ng of util iti es,
and the provision of pedestrian amenities (path, benches,
etc.) to enhance the design of the development and to
provide for the safety and privacy of the users of the
development.
RATING: 1
(t1ultiplier: 3)
POINTS:
3
COMMENTS: Open space proposed is 28 percent of the site.
compared to 29 percent represented in the first proposal but
calculated to be only 19 percent by Dave Gibson. The front yard
sodded areas and proJ;Osed tree and bush landscape scheme should
complement the buildinll desilln and help screen the structure from
Durant Avenue. The site plan includes 12 mountain ash. 35 tammy
junipers. and 26 lilac and potentilla bushes. Applicant is
willinll to rearrange landscapinll and sidewalks to standards of
the Lodge Improvement District. Utilities and most parking will
be undergrounded. Three of the four very large spruce trees are
to be removed. as well as a number of younger deciduous trees on
the periphery of the property. The 1982 proposal did not require
removal of the spruces. This is a major site design flaw and the
recommended scoring has decreased.
c. ENERGY CONSERVATION - Considering the use of insulation,
solar energy devices, passive solar orientation and similar
techniques to maximize conservation of energy and use of
solar energy sources in the lodge or any addition thereto.
RATING: 3
(Multi plier: 1)
POINTS:
3
COt11,lENTS: Energy commitments including hot water heat. pasdve
solar exposure with mass floors. and 12 solar collectors to help
heat the outdoor swimming pool are considered very good conserva-
tion measures by the RoarinQ Fork Energy Center. One COnven-
tional fireplace is planned for the hotel lobbv. and one certi-
fied woodburning devise maybe installed else\~here in the hoteL
The recommended rating has increased.
d. PARKING AND CIRCULATION - Considering the quality and
efficiency of the internal circulation and parking system
f or the proj ect, or any addi ti on thereto, incl uding the
proposed automobile and service vehicle access and 10aeJing
areas, and the design features to screen parking from public
views.
RATING: 3
(Multiplier: 3)
POINTS:
9
CO~j~mNTS: Applicant proposes to provide five paved surface
spaces off the all~ and 26 underground spaces. As the di ning
area is to be for primary use of the hotel guests. no parking
requirement applies to this part of the project: and the parking
commitment exceeds the minimum parkin'i) requirement of one space
per bedroom. One on-street space will be removed from Aspen
Street. The number of underIJround spaces on this appl ication
(26) exceeds those in the original proposal /221 and surface
spaces are fewer. Garage access off Aspen Street ap~ears to work
better than the ori'i)inal design with access in the all~. The
recommended ratin'i) has not changed.
e. VISUAL IMPACT - Considering the scale and location of the
proposed buildings or any addition thereto, to maximize
public views of surrounding scenic areas.
RATING: 1
(llultiplier: 3)
POINTS:
3
COM/1ENTS: In the review of the 15'82 application the Plannin<;)
Off ice recommended a rating of one ];Oint due to the height and
mass of the structure. views blocked from the Deep Powder and
LimelilJht Lod'i)es and inconsistency with the one-story Aspen ~',anor
next door. It was noted that the three story South];Oint Condos
and Lift One have alreaqy created si'i)nificant negative impacts in
the area. The current application has not si'i)nificantly changed
the height and mass of the structure and this impact will not be
reduced. The architecture with varied roof lines up to 32 feet
hi'i)h and curved corner will makes the buildinIJ somewhat less
obtrusive from street level.
3. AMENITIES PROVIDED FOR GUESTS (Maximum 21 points).
The Commission shall consider each application wi th respect to
the quality and spaciousness of its proposed services for guest s
as compared to the size of the proposed lodging project or any
addition thereto. The Commission shall rate each developnent by
assigning points according to the following formula:
o Indicates a total lack of guest amenities.
1 Indicates services which are judged to be deficient in terms
of quality of spaciousness.
2 Indicates services which are judged to be adequate in terms
of quality and spaciousness.
3 -- Indicates services which are judged to be exceptional in
terms of quality and spaciousness.
The following shall be rated accordingly:
-.
a. Availability of or improvements to the cxisting on-site
cornrnon meeting areas, such as lobbies and conference areas,
in relation to the size of the proposed lodging project or
any addi tion thereto.
RATING: 3
(Hulti pli er: 3)
POINTS:
9
COM~lENTS: The project includes a lobby of 601 s.L and a din-
in<;1/meeting room of 1.417 s.L The comhined total is ahout 210
s.L less than the ori9inal application. The meetin9 space
appears to he hetter arran\1ed in terms of street access and
proximity to the suh\1rade pool arca (with windows and doorways1
than the original plan and represents 23% of the total rental
area. The recommended ratin\1 has not changed.
b. Availability of or improvements to the existing on-site
dining facilities, including any restaurants, bars and
banquet facil ities, in relation to the size of the proposed
lodging project or any addition thereto.
RATING: 2
(~]ultiplier: 2)
POINTS:
4
CO 11MENTS : A di ni nQ/meet i n9
kitchen are included in this
needs of the lodge Quests.
changed.
c. Availability of or improvements to the existing on-site
accessory recreational faci1itics, such as health clubs,
pools and other active areas, in relation to the size of the
proposed lodging project or any addition thereto.
room. 10hby space and 498 s. f.
project. The proposal meets the
The recommended ratin\1 has not
RATING: 3
(r1ultiplier: 2)
POINTS:
6
COM~mNTS: The swimmin\1 pool. pool terrace. steam room. exerci se
room and locker room are all larQer than in the ori9inal pro-
posal. and represent an excellent recreational amenity of the
proj ect. 3394 s. L of space (exempt from FAR) i", provided for
these uses. The recommended rating has increased.
4. CONFORMANCE TO LOCAL PUBLIC POLICY GOALS (Maximum 15 points)
The Commission shall consider each application and its degree of
conformity with local planning policies, as follows:
a. PROVISION OF EMPLOYEE HOUSING
The Commission shall award points as follows:
o to 40% of the additional lodge employees generated by the
project who are housed on or off-site
1 point for each 4% housed.
41 to 100% of the additional lodge employees generated
by the project who are housed on or off-site
1 point for cach 12% housed.
RATING: 11.2
(Multiplier: 1)
POINTS:
11.2
COI1MENTS: The applicant has committed to house the equivalcnt of
10.25 low income pmployees. Two units on-site and three units
off-site {in the swiss chalet or Kietzbuhl1 \~ill be provided. In
the original application it was calculated that ten (101 em-
plqyees would be generated bv the Carriage House. However. the
Planning Office calculated and the Housing Authority concurred
that there would be a total of 19 employees. The current
apI>licant has assumed that the same approximate level of services
will be provided in the hotel as it is presently desi..ned. The
numbpr of 10d\le units is now 23 compared to 26. Similar dining
and recreational spaces are provided. Therefore. 54% of the
employees will be housed. The Housing Authority has apI>roved
thi s proposal. The recommended scor in.. has chan\1pd due to
amendments to the Growth /'anagement Ouota System.
5. BONUS POINTS (Maximum 6 points)
The Commission members may, when anyone determines that a
project has not only incorporated and met the substantive
criteria of Section 24-11.6(b) (1), (2), (3) and (4), but has also
exceeded the provisions of these subsections and achieved an
outstanding overall design meriting recognition, award additional
bonus points not exceeding ten 910) percent of the total points
awarded under Section 24-11.6(b)(1), (2), (3) and (4), prior to
the application of the corresponding multiplier. Any Commission
member awarding bonus points shall provide a ~][itten justifica-
tion of that award for the public hearing record.
RATING: 0
(l1ultiplier: 1)
POINTS:
o
6 . TOTAL POINTS
Poi nt s in Category 1 : 6 (Minimum of 3 pts. required)
Poi nt s in Category 2: 24 (Minimum of 11.7 pts. required)
Poi nt s in Category 3: 19 (Minimum of 6.3 pts. required)
Poi nt s in category 4: 11.2 (Minimum of 5.25 pts. required)
SUBTOTAL : 60.2 (60% threshold = 57.6 pts. )
Bonus Points:
TOTAL POINTS: 60.2 (Total of 96 Avail abl e)
Namc of Commission member: Aapen/Pitkin Planning Office
SB.6
Revie\~ed by: l,spen PLZ (City Co~il--:;
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1. A drainage plan sho~ling retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the City Engineer prior to issuance of a building permit.
2. The mature spruce tree on the southeast corner of the
property shall not be cut dmm and shall be incorporated
into the Carriage House design.
3. A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
4.
a. Retention of two of the four spruce trees on the site.
5.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement District.
c. Planting of no fewer than twclve mountain ash (caliper
of 3 inch minimum), 18 lilac bushes, 8 potentil1a and
35 tammy juniper on the property and adjacent rights-
of;/ay in a screening arrangement similar in concept to
that shown in the amended application.
d. Two streetlights and conduits for two more streetlights
shall be installed as to be consistent with the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
e. Sidewalks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
The appl ican t shall agree to join the special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the city Attorney.
The on-site manager's efficiency apartment and two dormitory
units as represented in the current application shall be
deed restricted'to the low income employee housing guide-
lines prior to issuance of a certificate of occupancy.
Employee unit 1, 2, and 3 of the Kitzbuehl Lodge as
upgraded accor "ng to the Housing Authority's recommenda-
t ions shall b deed restr ictcd to the low income em pI oyee
housing guidel es prior to the issuance of a certificate of
occupancy. I
6 .
".,.'''-.
'~,,y
,
,
l"iE!10Ml'IDD!-1
TO: l1ayor and Council
TIlRU: Eon Hitchell, ',cting City Hanaqer
FROH: Jim Gibbard, Engineering D2partlllcnt ttJ-.
DATE: June 3, 1986
RE: carriage House GMP- Spruce Tree Removal
smnV.EY: The Engineering Department
spruce tree on the northvlC::;t corner
stJ:eet intersection not be removed.
reconlmenc1c; tha't
of the Durant:
the
and
large
Aspen
PREVIOUS COUNCIL ACTIOn: Council, on }lay 27, 1986, approved the
GMP allocation for the Carriage House Amended GNP project subject
1-.0 several condi t:ion5. The question of whether or not the large
spruce tree on the southwe::;t cOr!wr of this property cou),d be
rpmoved on the grounds that it is an obstruction to line of site
Has brought up and it was decided to refer it to the Enc;ineering
Department for recoml'tendation.
BACKGEOUND: 'l'he Carriage House site design calls for cutting down
the mature spruce tree located on the southeast cornc,r of
property. This design has a subsurface area v!hich could not be
constructed v!ithout the removal of the tree.
PROBLEI1 DISCUSSION: Heasurements were taken indicating the
position of the tree relative to the edge of the curb on both
Durant and Aspen Streets and the posit,ion of the stop sign
,relati ve to the corner of the intersection. Line of sight Vias
calculated using criteria established in A Policy on Geometric
Design of Rural Highl-iays from the Americ2.n Association of state
Highway Officials. The results indicated line of sight at this
intersection was more than adequate with 'the tree in question in
its present location.
ALTERNATIVES: The Engineering Department does reconn.:end the
removal of a large lilac bush located northwest of the spruce
tree near the edge of Aspen street. This bush creates an
obstruction to line of site at the Aspen and Durant S.treet
intersection according to calculations.
RECOtll1ENDATION: The
because there is no
this tree should not
Engineering Department recommends
obstruction to line of site in this
be removed.
that,
case,
jg/treeremn
cc: Jay Hammond
........
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,
~
GIBSON & RENO . ARCHITECTS
':',&@rn
Dr: U~I~7
i'
L MAy 2 8 I9&; , i
,/
JLYJ
May 28, 1986
Me. Steve Burstein
Assistant Planner
130 So. Galena Street
Aspen, Colorado 81611
RE: CARRIAGE HOUSE GMP AMENDMENT
Dea r Steve:
As you know, the City Council last night approved the Carriage
House Amended GMP Application, the Change of Use of the existing
on-site units to short-term, and the Employee Housing GMP
Exemption.
At the same time, the Council requested additional information
and a possible change of bui Iding design concerning the large
spruce tree on the Southwest corner of the property. Although
the Council did not grant a formal extension to the GMP
expiration date before which building permit drawings must be
filed (June 1, 1986), I understand that the Planning Office
feels that an informal extension of a minor period of time
(a couple of weeks) is warranted in order to satisfy the
Council's request, before the submission of final building
perm it plans.
I am presently in touch with the City Engineer's office to
attempt to get a recommendation on the Traffic impacts of
the tree at the earliest possible date.
If you differ or disagree with the interpretation of the informal
'time extension' as discussed above, please contact me immediately.
Otherwise, I will proceed on this basis,
p;;fl
David F, Gibson, AlA
DFG:mr
cc: Alan Richman
Ralph Melville
418 E. COOPER AVENUE #207
ASPEN. COLORADO 8'1611
303/925'5968
t"....
........
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MEMORANDUM
FROM:
Aspen City Council
Ron Mitchell, Acting City Manager
Steve Burstein, Planning OfficeG-\-\
Carriage House GMP Amendment: Spruce Trees Condition and
Extension Request
TO:
THRU:
RE:
DATE:
June 3, 1986
---------------------------------------------------------------------
---------------------------------------------------------------------
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BACKGROUND: On May 27, 1986, City Council unanimously passed a motion
to confirm the Gl'lP allocation for the Carriage House Amended G~IP
Project subject to five (5) conditions stated in the May 20, 1986
Planning Office memorandum, while tabling action on the conditions
pertaining to the spruce tree located on the southwest corner of the
property. In addition, it was noted in the Planning Office memorandum
that the GI4P allocation for the Carriage House would expire on June 1,
1986, but no request for extension was entertained.
PROBLEM DISCUSSION: Attached is the memorandum from Engineering
Department dated June 3, 1986, recommending retention of the subject
spruce tree. The Planning Office continues to support the position
that the tree is a site specific and community amenity and it should
not be removed.
In David Gibson's letter, a request is made for a minor extension of
the GMP Allocation. The Planning Office supports a three week
extension for the Carriage House application to enable the appl icant
to prepare working drawings taking into account the retention of trees
and other conditions of approval passed by Council. We bel ieve that
the intention of Section 24-11.7 (a) (4) is being met by this short
extension because the applicant has been proceeding through an
additional review process so to build a more desireable project which
has taken additional time.
RECOMMENDED MOTION: "Move to change and approve the additional
conditions of approval for the confirmation of the GMP allocation to
the Carriage House amended project:
2
The mature spruce trees on the southeast and southwest corners of
the property shall not be cut down and shall be incorporated into
the Carriage House design.
-"
~f\ G.~
LA - \ 3(a) Retention of three of the four spruce trees on the site."
"Move to extend the GMP allocation granted to the Carriage House for
twenty-one (21) days, expiring on June 30, 1986."
MEMORANDUM
TO:
Aspen City Council
FROM:
Ron Mitchell, Acting City
Steve Burstein, Planning OfficeG-H
y~
Manager ~
THRU:
RE:
Carr iage House GMP Amendment: Spruce Trees Condition and
Extension Request
DATE:
June 3, 1986
=====================================================================
BAClGROURD: On May 27, 1986, City Council unanimously passed a motion
to confirm the GMP allocation for the Carriage House Amended GMP
Project subject to five (5) conditions stated in the May 20, 1986
Planning Office memorandum, while tabling action on the conditions
pertaining to the spruce tree located on the southwest corner of the
property. In addition, it was noted in the Planning Office memorandum
that the GMP allocation for the Carriage House would expire on June 1,
1986, but no request for extension was entertained.
PROBLEM DISCUSSION: Attached is the memorandum from Engineering
Department dated June 3, 1986, recommending retention of the subject
spruce tree. The Planning Office continues to support the position
that the tree is a site specific and community amenity and it should
not be removed.
In David Gibson's letter, a request is made for a minor extension of
the GMP Allocation. The Planning Office supports a three week
extension for the Carriage House application to enable the appl icant
to prepare working drawings taking into account the retention of trees
and other conditions of approval passed by Council. We bel ieve that
the intention of Section 24-11.7 (a) (4) is being met by this short
extension because the applicant has been proceeding through an
addi tional review process so to build a more desireable project which
has taken additional time.
RECOMMENDED MOTION: "Move to change and approve the additional
conditions of approval for the confirmation of the GNP allocation to
the Carriage House amended project:
2 The mature spruce trees on the southeast and southwest corners of
the property shall not be cut down and shall be incorporated into
the Carriage House design.
3(a) Retention of three of the four spruce trees on the site."
"Move to extend the GNP allocation granted to the Carriage House for
twenty-one (21) days, expiring on June 30, 1986."
r
.......
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MEMORANDUM
TO:
City Attorney
City Engineer
Housing Director
Aspen Water Department
Environmental Health Dept.
Aspen Consolidated San. District
Fire Chief
Roaring Fork Energy Center
FROM:
Steve Burstein, Plan~ing Office
RE:
CARRIPGE HOUSE GMP AMENDMENT
Parcel ID# 2735-131-05-002 (Case No. 09A-96)
DATE:
March 25, ]986
-------------------------------------------------------------------
-------------------------------------------------------------------
Attached for your review is an application submitted by Ralph Melville
requesting an amendment to the design of the Carriage House (located
at 204 E. Durant Avenue) which was granted an allocation for 23 lodge
units in the ]982 Lodge Development Growth Management Competition.
P1elUle review this application and submit your referral comments to
the Planning Office no later than April 15, ];986, in order to give
this office appropriate time to prepare for its presentation at a
public hearing before the Aspen Planning and Zoning Commission.
If you have any questions, please feel free to contact our office.
Thank you.
"..,,,,,
,[. .......
,.......
ME"MORANDUM
TO:
STEVE BURSTEIN, PLANNING OFFICE
DATE:
ANN BOWMAN, HOUSING OFFICE
MAY 27, 1986
CARRIAGE HOUSE GMP AMENDMENT Parcel IDi 2735-131-
05-002 (Case No. 09A-96)
FROM:
RE:
ISSUE: Do the units at the Kitzbuhl meet the standards (and
upgrades required) of the Housing Authority for dormitory units?
BACKGROUND: An allocation was granted in December, 1982 for a
lodge of 26 free market and 5 employee units <15,000 sf) to
H.B.C. Investments. At the time of approval 6 additional short-
term units (3,694 sf) existed on the site, which Cantrup indic-
ated he intended to rebuild on another site. (permission never
obtained. )
Subsequently, the project was sold to Ralph Melville who allowed
the existing units to be used long term. Two six-month extens-
ions and an alley encroachment license have been granted to allow
the new owner to revise the design.
The applicant (Hr. Melville) proposes that the employee housing
be situated at the Kitzbuhl in three units housing five employees
(see attached drawings) with the following proposed upgrades:
1) Emp. Unit 1 (two employees) 319.11 sq.ft.
Provide new double bed - Murphy Type fold down unit
Provide new light fixture
@ Existing box for new bath exhaust fan
Recarpet and repaint entire unit
2) Ernp. Unit 2 (one employee) 209.8 sq.ft.
Expand bath to include lav.; relocate door.
Rearrange and expand kitchen
Rebuild closet
Provide new double bed (Hurphy Type)
Repaint entire unit; recarpet bath
Replace bath light fixture; new exhaust fan
1
,"
...~
3) Emp. Unit 3 (two employees) 319.11 sq. ft.
Expand bath to include lav; relocate door
Re-arrange and expand kitchen
Build new closets (2)
New exhaust fan in bath
Provide new double bed with Murphy Type folding dining
table
Repaint & recarpet entire unit.
The square feet for the units exceed the dormitory code however,
the planning and zoning (see attached memo from steve Burstein)
requests a HIGH level of upgrade for the units.
HOU SING AUTHORITY RECOMMENDATION: The Housing Authority recom-
mends approval of the application amendment with the upgrades
pr opo sed and asks that all uni ts have new carpet, linol eurn and
paint, new window coverings, and the kitchen units cleaned and
upgraded where necessary, bathroom tile should be replaced and
regrouted and a general upgrade to the units should be approved
by the Housing Staff when completed before the certificate of
occupancy is given to the Carriage House.
2
,.~
.r'- ...,
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M E' MaR AND U M
TO:
STEVE BURSTEIN, PLANNING OFFICE
DATE:
ANN BOOMAN, HOUSING OFFICE
MAY 27, 1986
CARRIAGE HOUSE GMP AMENDMENT Parcel IDt 2735-131-
05-002 (Case No. 09A-96)
FROM:
RE:
ISSUE: Do the units at the Kitzbuhl meet the standards (and
upgrades required) of the Housing Authority for dormitory units?
BACKGROUND: An allocation was granted in December, 1982 for a
lodge of 26 free market and 5 employee units (15,000 sf) to
H.B.C. Investments. At the time of approval 6 additional short-
term units (3,694 sf) existed on the site, which Cantrup indic-
ated he intended to rebuil d on another si te. (perrni ssion never
obtained. )
Subsequently, the project was sold to Ralph Melville who allowed
the existing units to be used long term. Two six-month extens-
ions and an alley encroachment license have been granted to allow
the new owner to revise the design.
The applicant (Mr. Melville) proposes that the employee housing
be situated at the Kitzbuhl in three units housing five employees
(see attached drawings) with the fOllowing proposed upgrades:
1) Ernp. Unit 1 (two employees) 319.11 sq. ft.
Provide new double bed - Murphy Type fold down unit
Provide new light fixture
@ Existing box for new bath exhaust fan
Recarpet and repaint entire unit
2) Ernp. Unit 2 (one employee) 209.8 sq.ft.
Expand bath to include lav.; relocate door.
Rearrange and expand kitchen
Rebuild closet
Provide new double bed (Murphy Type)
Repaint entire unit; recarpet bath
Replace bath light fixture; new exhaust fan
1
. ~ ~
.......
.r.....
.....'
3) Emp. unit 3 (two employees) 319.11 sq. ft.
Expand bath to include lav; relocate door
Re-arrange and expand kitchen
Build new closets (2)
New exhaust fan in bath
Provide new double bed with Murphy Type folding dining
table
Repaint & recarpet entire unit.
The square feet for the units exceed the dormitory code however,
the planning and zoning (see attached memo from Steve Burstein)
requests a HIGH level of upgrade for the units.
HOD SING AUTHORITY RECOMMENDATION: The Housing Authod ty recom-
mends approval of the application amendment with the upgrades
proposed and asks that all units have new carpet, linoleum and
paint, new window coverings, and the kitchen units cleaned and
upgraded where necessary, bathroom tile should be replaced and
regrouted and a general upgrade to the units should be approved
by the Housing Staff when completed before the certificate of
occupancy is given to the Carriage House.
2
MEMORANDUM
FROM:
Steve Burstein, Planning Department .~k1
Elyse Elliott, Engineering Department~
June 3, 1986
Carriage House - Removal of Corner Tree
TO:
DATE:
RE:
==================================================================
We have reviewed the location of the large spruce tree at the
corner of Durant and Aspen Streets and determined that it does
not interfere with a safe vehicle sight-line.
This was reviewed according to specifications established by
National and Pitkin County standards. However, according to the
Aspen Municipal Code Section 7-141-g(a):
On corner lots, no fence, retaining wall, shrub, tree or
similar obstruction shall be erected or maintained which
obstructs the traffic vision, nor on corner lots shall any
fence, retaining wall, shrub, tree or similar obstruction be
erected or maintained which exceeds a height of forty-two
(42) inches, measured from street grade, within thirty (30)
feet from the lot corner.
EE/co/CarriageHsTree
NEl10Ri\l'!UtJl.l
TO: Mayor and Council
THRU: Ron Mitchell, Acting City M6.jliVJOl:
FROM: Jim Gibbard, Engineering Department {j::J'
DATE: June 3, 1986
RE: Carriage House GMP- Spruce Tree Removal
Smml'.RY: The Engineering Department: recommends that the large
spruce tree on the northwest corner of the Durant and Aspen
StJ:'eet intersection not be removed.
PREVIOUS COUNCIL ACTIOH: Council, on May 27, 1986, approved the
GMP allocation for the Carriage House Amended G!1P project subject
to several conditions. The question of whether or not the large
spruce tree on the southwest corner of this property couJ.d be
removed on the grounds that it is an obstruction to line of site
was brought up and it was decided to refer it to the EncJineering
Department for recommendation.
BACKGROUND: The Carriage House site design calls [,'r cutting down
the mature spruce tree located on the souUleast corner of
property. This design has a subsurface area which could not be
constructed without the removal of the tree.
PROBLEM DISCUSSION: Measurements were taken indicating the
position of the tree relative to the edge of the curb on both
Durant and Aspen Streets and the position of the stop sign
,relative to the corner of the intersection. Line of sight was
calculated using criteria est:ablished in A Policy on Geometric
Design of Rural Highways from the Americ2.n Association of state
Highway Officials. The results indicated line of sight at this
intersection was more than adequate with the tree in question in
its present location.
ALTERNATIVES: The Engineering Department does recommend the
removal of a large lilac bush located northwest of the spruce
tree near the edge of Aspen Street. This bush creates an
obstruction to line of site at the Aspen and Durant Street
intersection according to calculations.
RECOl1MENDATION: The
because there is no
this tree should not
Engineering Department recommends
obstruction to line of site in this
be removed.
that,
case,
jg/treeremn
cc: Jay Hammond
\.\\:: GIBSON &. RENO. ARCHITECTS
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May 28, 1986
Mr. Steve Burstein
Assistant Planner
130 So. Galena Street
Aspen, Colorado 81611
RE: CARRIAGE HOUSE GMP AMENDMENT
Dear Steve:
As you know, the City Council last night approved the Carriage
House Amended GMP Application, the Change of Use of the existing
on -site units to short-term, and the Employee Housing GMP
Exemption.
At the same time, the Council requested additional information
and a possible change of building design concerning the large
spruce tree on the Southwest corner of the property. Although
the Council did not grant a formal extension to the GMP
expiration date before which building permit drawings must be
filed (June 1, 1986), I understand that the Planning Office
feels that an informal extension of a minor period of time
(a couple of weeks) is warranted in order to satisfy the
Council's request, before the submission of final building
permit plans.
I am presently in touch with the City Engineer's office to
attempt to get a recommendation on the Traffic impacts of
the tree at the earliest possible date.
If you differ or disagree with the interpretation of the informai
'time extension' as discussed above, please contact me immediately.
Otherwise, I will proceed on this basis.
Y71 ~u;,/2
I/!!/~r
David F. Gibson, AlA
DFG:mr
cc: Alan Richman
Ralph Melville
418 E. COOPER AVENUE #207
ASPEN, COLORADO 81611
303/925'5968
./'-'
MEMORANDUM
FROM:
Aspen City Council
Ron Mitchell, Acting City Manager
Steve Burstein, Planning OfficeG-H
TO:
THRU:
RE:
Carriage House GMP Amendment: Spruce Trees Condition and
Extension Request
DATE:
June 3, 1986
=====================================================================
BACKGROUND: On May 27, 1986, City Council unanimously passed a motion
to confirm the GMP allocation for the Carr iage House Amended G~IP
project subject to five (5) conditions stated in the May 20, 1986
Planning Office memorandum, while tabling action on the conditions
pertaining to the spruce tree located on the southwest corner of the
property. In addition, it was noted in the Planning Office memorandum
that the GMP allocation for the Carriage House would expire on June 1,
1986, but no request for extension was entertained.
PROBLEM DISCUSSION: Attached is the memorandum from Engineering
Department dated June 3, 1986, recommending retention of the subject
spruce tree. The Planning Office continues to support the position
that the tree is a site specific and community amenity and it should
not be removed.
In David Gibson's letter, a request is made for a minor extension of
the GMP Allocation. The Planning Office supports a three week
extension for the Carriage House application to enable the applicant
to prepare working drawings taking into account the retention of trees
and other conditions of approval passed by Council. We believe that
the intention of Section 24-11.7 (a) (4) is being met by this short
extension because the applicant has been proceeding through an
additional review process so to build a more desireable project which
has taken additional time.
RECOMMENDED MOTION: "Move to change and approve the additional
conditions of approval for the confirmation of the GMP allocation to
the Carriage House amended project:
2 The mature spruce trees on the southeast and southwest corners of
the property shall not be cut down and shall be incorporated into
the Carriage House design.
3(a) Retention of three of the four spruce trees on the site."
"Move to extend the GMP allocation granted to the Carriage House for
twenty-one (21) days, expiring on June 30, 1986."
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1. A drainage plan sho~ting retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the city Engineer prior to issuance of a building permit.
2. The mature spruce tree on the southeast corner of the
property shall not be cut dmm and shall be incorporated
into the carriage House design.
3. A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
a. Retention of two of the four spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement District.
c. Planting of no fewer than twclve mountain ash (caliper
of 3 inch minimum), 18 lilac bushes, 8 potentilla and
35 tammy juniper on the property and adjacent rights-
Of;lay in a screening arrangement similar in concept to
that shown in the amended application.
d. Two streetlights and conduits for two more streetlights
shall be installed as to be consistent wi th the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
e. Sidewalks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
4. The applicant shall agree to join the Special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the city Attorney.
I
5. The on-site manag~r's efficiency apartment and two dormitory
units as represented in the current application shall be
deed restricte I to the low income employee housing guide-
lines prior to . suance of a certificate of occupancy.
6.
Employee Unit
upgraded accor
tions shall b
housing guidel
occupancy.
1, 2, and 3 of the Ki tzbuehl Lodge as
ng to the Housing Authority' s recommenda-
deed restricted to the low income employce
es prior to the issuance of a certificate of
, .,
'1
,
JV1EHOR1\ND!JI.l
TO: !1ayor and Council
THRU: Ron Hi tchell, l,cting City 11ailivJer
FRO!1: Jim Gibbard, Engineering Departmcnt CfJ'
Dl\TE: June 3, 1986
RE: Cdrriage House Gl-lP- Spruce Tree removal
SUl'lYU>.HY: The Enginoi2rin<] Drepartmont
spruce tree on the nortll\vest corner
street intersection not be removed.
rCCODln1Cnds that
of the Durant
tbe
and
large
Aspen
PREVIOUS COUNCIL ."IC'l'I011: Council, on Hay 27, 1986, approved the
GNP allocation for th,~ Carriuge House Amended GNP project subject
to several condit:ions. The question of whether or not the large
spruce tree on the southweE't corner of this property couJ.d be
removed on the grounds that it is an obstruction to line of site
was brought up and it was decided to refer it to the Engineering
Department for recomEendation.
BACKGROUND: The Carriage House site design calls for cutting down
the mature spruce tree located on the southeast corner of
property. This design has a subsurface area vlhich could not be
constructed withou't the removi3.l of 'the tree.
PROBLEH DISCUSSION: Heasurements I~ere taken indicating the
position of the tree relative to 'the edge of the curb on both
Durant and Aspen Streets and the position of the stop sign
,relative to the corner of the intersection. Line of sight was
calculated using criteria est,ablished in A Policy on Geometric
Design of Rural TIigh\oiays from the Americ2.n Association of State
Highway Officials. The results indicated line of sight at this
int:ersect,ion I,ras more than adequate with the tree in question in
its present location.
ALTERNATIVES: The Engineering Department docs recoml,lOnd the
removal of a large lilac bush located northwest of the spruce
tree near the edge of Aspen Street. Thi.s bush creates an
obstruction to line of site at the Aspen and Durant Street
intersection according to calculations.
HEC0l-1HENDATION: The
because there is no
this tree should not
Engineering Department recommends
obstruction to line of site in this
be removed.
that,
case,
jg/treeremn
cc: Jay Hammond
"..."
\:
May 28, 1986
Dr:@D~~I~!
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GIBSON & REND . ARCHITECTS
Mr. Steve Burstein
Assistant Planner
130 So. Galena Street
Aspen, Colorado 81611
RE: CARRIAGE HOUSE GMP AMENDMENT
Dear Steve:
As you know, the City Council last night approved the Carriage
House Amended GMP Application, the Change of Use of the existing
on-site units to short-term, and the Employee Housing GMP
Exemption.
At the same time, the Council requested additional information
and a possible change of building design concerning the large
spruce tree on the Southwest corner of the property. Although
the Council did not grant a formal extension to the GMP
expiration date before which building permit drawings must be
filed (June 1, 1986), I understand that the Planning Office
feels that an informal extension of a minor period of time
(a couple of weeks) is warranted in order to satisfy the
Council's request, before the submission of final building
permit plans,
I am presently in touch with the City Engineer's office to
attempt to get a recommendation on the Traffic impacts of
the tree at the earliest possible date,
If you differ or disagree with the interpretation of the informal
'time extension' as discussed above, please contact me immediately.
Otherwise, I will proceed on this basis,
p;;fi..
David F. Gibson, AlA
DFG :mr
cc: Alan Richman
Ralph Melville
418 E. COOPER AVENUE #207
ASPEN, COLORADO 81611
303/925.5968
.
IlEMORANDOM
TO:
Aspen City Council
THRU:
Ron Mitchell, Acting City Manager
FROM:
Steve Burstein, Planning Office
RE:
Carriage House GMP Amendment/Employee Housing GMP
Exemption/Change in Use
DATE:
May 20, 1986
----------------------------------------------------------------
----------------------------------------------------------------
SUMMARY: The PI anning Off ice and PI anning Commission recommend
that Council (1) confirm the GMP allocation for the Carriage
House amended appl icati on; (2) approve the requested GI1P exemp-
tion for the employee housing on-site and at the Kitzbuehl Lodge;
and (3) approve th e requested GMP exempti on for change in use of
the existing residential units to lodge units. In addition, the
applicant may verbally request another extention to the GMP
allocati on, as it will expi re on June 1, 1986, in order to have
time to prepare working drawings sufficient for issuance of a
building permit.
ZONING: L-l
LOCATION: 204 E. Durant Avenue, Lots K, L, M, Nand 0, City and
Townsite of Aspen (NE corner of Aspen and Durant)
LOT SIZE: 14,965 square feet
APPLICANT' s REQUEST: The appl icant requests approval to amend
the 1982 Carriage House Lodge mlP application to place 23 lodge
units and 3 employee units on site and 3 employee units off site.
The architccture and site plan have changed. The applicant also
requests a GMP Exemption for his employee housing and a GMP
Exemption for a Change in Use of the existing residential units
to lodge units.
BACKGROUND TO GMP AMENDMENT RESCORING: The original Carriage
House GMP application I~as the only project in 1982 seeking
development allotment in the L-l/L-2 Lodge GMP Competition. The
project met the threshold and received a GMP allocation for 26
lodge units and GMP exemption for six employee units. The six
multi-family units on the parcel were not included in the 1982
application request as HBC Investments hoped to use them for
credits for transfer to another site.
1
On May 13, 1985, Council granted a 180 day extension for the GMP
allocation, and again on November 25, 1985, Council granted
another 180 day allocation expiring on June 1, 1986. Mr. Ralph
Melville purchased the property from the Cantrup estate and has
redesigned the project.
ADVISORY COMMITTEE ACTIONS: The Planning Office recommended a
rescoring of the amended application which the Planning Commis-
sion voted to confirm on May 6, 1986.
The Carriage House GMP Amendment was rescored in conformance with
the procedures of Section 24-l1.7(b) of the Municipal Code. This
regulation requires rescoring of substantial changes to GMP
proposals to determine whether the allocation should be confirmed
or rescinded. As the scoring remai ned above the minimum thres-
hold and the applicant's position relative to others in the
competi tion did not change, the Commi ssi on is recommending to
Council that the proposed changes are appropr iate subj ect to the
six (6) conditions listed in the recommended motion, and Council
should continue the GMP application.
The Planning Commission gave a revised score of 61.2 points to
the amended application, while the score for the original
application was 60.9 points (prior to the bonus points section).
Some of the important differences in the scores for the project
include:
1. The site design calls for cutting down three of the
four spruces on the edges of the property as well as a
number of younger deciduous trees. Three of the
spruces are large mature trees contributing shade and
beauty to the streetscape. The 1982 plan retained the
spruces. The scoring decreased to 1 for this flaw,
even though the rest of the landscaping and site design
is very good.
2. Energy conservation commitments in the current plan are
improved and are scored higher than in the 1982 review.
3. The accessory recreational facilities are rated higher
than those represented in the 1982 application due to
larger space and an improved design.
4. The score for the provision of employee housing has
been increased because of changes in the calculation of
points in the current version of the Growth ~Ianagement
Quota System. The percentage of employees housed by
the project has been calculated as the same.
Following is a summary of the Planning Commission's 1982 and
1986 scores:
2
~
P&Z Origi nal P&Z Revised
Score (1982) Score (1986)
1. publ ic Facil ities 6.7 7
and Services
2. Quality of Design 28.1 23
3. Amenities prov ided 17.5 19
f or Guests
4. Employee Housing 8.6 11.2
5 . Bonus Points .28 0
TOTAL 60.9 60.2
PROBLEM DISCUSSION: The Carriage House application should be
viewed as a primarily acceptable project to which further
conditions of approval may be appropriate. The Planning Office
believes that the following areas should be addressed in review
of the requested confirmation of GMP allocation:
1. Drainage Plan - The applicant has committed to a drainage
system that will retain all runoff from the site on the
property. Due to the large subsurface area this design to
accommodate all runoff requires different components than
represented in the amended application. A new plan should
be submitted meeting the Engineering Department's approval.
2. Sidewalks, Curbs and Plantings - The applicant has agreed to
modify the site plan to be more compatible wi th the Lodge
Improvement District Plan (Preliminary), including wider
sidewalks with brick edging and clustering of plantings
adjacent to rights-of-ways. The number of plantings and the
overall landscaping concept seem appropriate and should be
retained. Two streetlights compatible with the plan and
agreeable to the Commercial Core and Lodging Commission and
conduits for two more streetlights are also part of the
Carriage House commitment. The applicant agrees to join the
Lodge Improvement District upon formation.
3. Removal of Spruce Trees - The PI anni ng Off ice and Parks
Director are concerned with the loss of the large spruce
trees on the site. It is highly desireable that the two
trees on the southeast and southwest corners respectively of
the property be incorporated into the Carriage House design
even though this would require changing the subsurface
space. The Planning Commission recommended that the spruce
tree on the southwest corner be retained, but the other one
can be cut down.
4. FAR - It should bc noted that according to the Planning
3
Office understanding at this time, the subsurface area is
exempt from FAR. The Building Department will need to make
the interpretation of countable and uncountable FAR space
upon review of construction documents; and this project must
comply with Code requirements in this regard.
5. Employee Housing - The appl icant has committed to prov ide
three (3) low income employee housing units on-site which
the Housing Authority has reviewed and approved. The three
(3) off-site low income employee units at the Kitzbuehl
Lodge will be reviewed by the Housing Authority on ~lay 21,
1986. The Planning Commission recommended approval of the
Ki tzbuehl segment of the employee housing program provided
that Housing Authority approval is received prior to Council
approval for the units upgraded as necessary. At the
Council meeting, the Housing Authority's recommendation will
be presented.
RECOMMENDED MOTION: "Move to confirm the GMP allocation for the
Carriage House Amended G~IP project subject to the following
conditions:
1. A drainage plan sho~ling retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the City Engineer prior to issuance of a building permit.
2.
The mature spruce tree on the southeast corner of the
property shall not be cut down and shall be incorporated
into the Carriage House design.
A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
.1-"---
3 .
I,-~--
r
)
a.
Retention of two of the four spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement District.
c. Planting of no fewer than twelve mountain ash (caliper
of 3 inch minimum), 18 lilac bushes, 8 potentilla and
35 tammy juniper on the property and adjacent rights-
of-way in a screening arrangement similar in concept to
that shown in the amended application.
d. Two streetlights and conduits for two more streetlights
shall be installed as to be consistent wi th the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
9) (+) t" I)
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e. Sidewalks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
4. The appl icant shall agree to join the Special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the City Attorney.
5. The on-site manager's efficiency apartment and two dormitory
units as represented in the current application shall be
deed restricted to the low income employee housing guide-
lines prior to issuance of a certificate of occupancy.
6. Employee Uni ts 1, 2, and 3 of the Ki tzbuehl Lodge as
upgraded according to the Housing Authority' s recommenda-
tions shall be deed restricted to the low income employee
housing guidelines prior to the issuance of a certificate of
occupancy.
EMPLOYEE HOUSING GMP EXEMPTION AND CHANGE IN USE
Applicants Request: The applicant requests an employee housing
GMP Exemption for the three units proposed on site and three
units off site. The applicant also requests a GMP exemption for
a change in use of the residential units on-site to lodge units.
Applicable Sections of the Code: Section 24-11.2(f) and (j) of
the Municipal Code state the requirements for the GMP Exemptions
for deed restricted employee housing and change in use respec-
tively. Relevant criteria for employee housing GMP exemptions
include: community need, compliance with any adopted housing plan
and proposed price categories. Relevant criteria for the change
in use GMP Exemption include: traffic impact, utility require-
ments and fire and police protection requirements.
Problem Discussion: The Planning Commission and Housing Au-
thority believe that the proposed low income deed restricted
employee housing units on site are needed for employees generated
by the lodge project and are adequate in size and price category
for the intended users. The off site employee units also appear
to meet a community need and as low income units would be
appropriately priced.
The Change in Use of the residential units on-site should create
negligible impacts in service demands and the low and moderate
income housing inventory. Those impacts are being adequately
mitigated through the proposed improvements and housing provi-
sions of the Carriage House project.
5
RECOMMENDED MOTIONS: "Move to approve the requested GMP Exemption
for employee housing for the manager's unit and two dorm units on
site and employee hosuing units 1, 2, and 3 of the Kitzbuehl
subject to deed restriction to the low income employee housing
guidelines prior to issuance of a certificate of occupancy."
"Move to approve the requested GMP Exemption for change in use
from the six (6) on-site residential units to,lodge units."
'L,'''-{' i,A
SB.93
L' '\ k\\ . '-/
G) A r, L (
6
/
.
MEMORANDUM
FROM:
Aspen City Council
Ron Mitchell, Acting City Manager
Steve Burstein, Planning Office ~
Carriage House GMP Amendment/Employee Housing GMP
Exemption/Change in Use
TO:
THRU:
RE:
DATE:
May 20, 1986
======:=========================================================
SUMMARY: The Planning Office and Planning Commission recommend
that Council (1) confirm the GMP allocation for the Carriage
House amended applicationl (2) approve the requested GMP exemp-
tion for the employee housing on-site and at the Kitzbuehl Lodgel
and (3) approve the requested GMP exemption for change in use of
the existing residential units to lodge units. In addition, the
applicant may verbally request another extention to the GMP
allocation r as it will expi re on June 1, 1986, in order to have
time to prepare working drawings sufficient for issuance of a
building permit.
ZONING: L-l
LOCATION: 204 E. Durant Avenue, Lots K, L, M, Nand 0, City and
Townsite of Aspen (NE corner of Aspen and Durant)
LOT SIZE: 14,965 square feet
APPLICANT's REQUEST: The applicant requests approval to amend
the 1982 Carriage House Lodge GMP application to place 23 lodge
units and 3 employee units on site and 3 employee units off site.
The architecture and site plan have changed. The applicant also
requests a GMP Exemption for his employee housing and a GMP
Exemption for a Change in Use of the existing residential units
to lodge units.
BACKGROUND TO GMP AMENDMENT RESCORING: The original Carriage
House GMP application was the only project in 1982 seeking
development allotment in the L-l/L-2 Lodge GMP Competition. The
project met the threshold and received a GMP allocation for 26
lodge units and GMP exemption for six employee units. The six
multi-family units on the parcel were not included in the 1982
application request as HBC Investments hoped to use them for
credits for transfer to another site.
1
On May 13, 1985, Council granted a 180 day extension for the GMP
allocation, and again on November 25,1985, Council granted
another 180 day allocation expiring on June 1, 1986. Mr. Ralph
Melville purchased the property from the Cantrup estate and has
redesigned the project.
ADVISORY COMMITTEE ACTIONS: The Planning Office recommended a
rescoring of the amended application which the Planning Commis-
sion voted to confirm on May 6, 1986.
The Carriage House GMP Amendment was rescored in conformance with
the procedures of Section 24-l1.7(b) of the Municipal Code. This
regulation requires rescoring of substantial changes to GMP
proposals to determine whether the allocation should be confirmed
or rescinded. As the scoring remained above the minimum thres-
hold and the applicant's position relative to others in the
competition did not change, the Commission is recommending to
Council that the proposed changes are appropriate subj ect to the
six (6) conditions listed in the recommended motion, and Council
should continue the GMP application.
The Planning Commission gave a revised score of 61.2 points to
the amended application, while the score for the original
application was 60.9 points (prior to the bonus points section).
Some of the important differences in the scores for the project
incl ude :
1. The site design calls for cutting down three of the
four spruces on the edges of the property as well as a
number of younger deciduous trees. Three of the
spruces are large mature trees contributing shade and
beauty to the streetscape. The 1982 plan retained the
spruces. The scoring decreased to 1 for this flaw,
even though the rest of the landscaping and site design
is very good.
2. Energy conservation commitments in the current plan are
improved and are scored higher than in the 1982 review.
3. The accessory recreational facil ities are rated higher
than those represented in the 1982 application due to
larger space and an improved design.
4. The score for the provision of employee housing has
been increased because of changes in the calculation of
points in the current version of the Growth Management
Quota System. The percentage of employees housed by
the project has been calculated as the same.
Following is a summary of the Planning Commission's 1982 and
1986 scores:
2
"
P&Z Original P&Z Revised
Score (1982) Score (1986)
1. Public Facilities 6.7 7
and Services
2. Quality of Design 28.1 23
3. Amenities Provided 17.5 19
f or Guests
4. Employee Housing 8.6 11.2
5 . Bonus Points .28 0
TO'l'AL 60.9 60.2
PROBLEM DISCOSSION: The Carriage House application should be
viewed as a primarily acceptable project to which further
conditions of approval may be appropriate. The Planning Office
believes that the following areas should be addressed in review
of the requested confirmation of GMP allocation:
1. Drainage Plan - The applicant has committed to a drainage
system that will retain all runoff from the site on the
property. Due to the large subsurf ace area th is design to
accommodate all runoff requires different components than
represented in the amended application. A new plan should
be submitted meeting the Engineering Department's approval.
2. Sidewalks. Curbs and Plantings - The applicant has agreed to
modify the site plan to be more compatible wi th the Lodge
Improvement District Plan (Preliminary), including wider
sidewalks with brick edging and clustering of plantings
adjacent to rights-of-ways. The number of plantings and the
overall landscaping concept seem appropriate and should be
retained. Two streetlights compatible with the plan and
agreeable to the Commercial Core and Lodging Commission and
conduits for two more streetlights are also part of the
Carriage House commitment. The applicant agrees to join the
Lodge Improvement District upon formation.
3. Removal of Spruce 'l'rees - The Planning Office and Parks
Director are concerned wi th the loss of the 1 arge spr uce
trees on the site. It is highly desireable that the two
trees on the southeast and southwest corners respectively of
the property be incorporated into the Carriage House design
even though this would require changing the subsurface
space. The Planning Commission recommended that the spruce
tree on the southwest corner be retained, but the other one
can be cut down.
4. FAR - It should be noted that according to the Planning
3
Office understanding at this time, the subsurface area is
exempt from FAR. The Building Department will need to make
the interpretation of countable and uncountable FAR space
upon review of construction documents; and this project must
comply with Code requirements in this regard.
S. Eaployee Housing - The appl icant has committed to provide
three (3) low income employee housing units on-site which
the Housing Authority has reviewed and approved. The three
(3) off-site low income employee units at the Kitzbuehl
Lodge will be reviewed by the Housing Authority on May 21,
1986. The Planning Commission recommended approval of the
Ki tzbuehl segment of the employee housing program provided
that Housing Authority approval is received prior to Council
approval for the units upgraded as necessary. At the
Council meeting, the Housing Authority's recommendation will
be presented.
RECOMMENDED MOTION: "Move to confirm the GMP allocation for the
Carriage House Amended GMP project subject to the following
condi ti ons :
1. A drainage plan showing retention on the property of all on-
site runoff water shall be submitted to the satisfaction of
the City Engineer prior to issuance of a building permit.
2. The mature spruce tree on the southeast corner of the
property shall not be cut down and shall be incorporated
into the Carriage House design.
3. A revised site plan shall be submitted to the satisfaction
of the Planning Office and Engineering Department addressing
the areas below. The landscaping, sidewalks, curbs and
streetlights shall be installed prior to the issuance of a
certificate of occupancy.
a. Retention of two of the four spruce trees on the site.
b. Tree clustering that is consistent with the concepts
and plans of the Lodge Improvement District.
c. Planting of no fewer than twelve mountain ash (caliper
of 3 inch minimum), 18 lilac bushes, 8 potentilla and
35 tammy juniper on the property and adjacent rights-
of-way in a screening arrangement similar in concept to
that shown in the amended application.
d. Two streetlights and conduits for two more streetlights
shall be installed as to be consi stent wi th the Lodge
Improvement District plan and agreeable to the CCLC.
CCLC review shall be accomplished prior to the issuance
of a building permit.
4
e. Sidewalks and curbs shall be redesigned to be consis-
tent with the Lodge Improvement District plan.
4. The applicant shall agree to join the Special Improvement
District for the lodge area and any other special improve-
ment districts that include this property upon formation of
such districts and shall state this commitment in an
agreement acceptable to the City Attorney.
5. The on-site manager's efficiency apartment and two dormitory
units as represented in the current application shall be
dee d rest r i cted to the low income employee housing guide-
lines prior to issuance of a certificate of occupancy.
6. Employee Units 1, 2, and 3 of the Ki tzbuehl Lodge as
upgraded according to the Housing Authority's recommenda-
tions shall be deed restricted to the low income employee
housing guidelines prior to the issuance of a certificate of
occupancy.
EMPLOYEE HOUSING GMP EXEMPTION AND CHANGE IN USE
Applicants Request: The applicant requests an employee housing
GMP Exemption f or the three units proposed on si te and three
units off site. The applicant also requests a GMP exemption for
a change in use of the residential units on-site to lodge units.
Applicable Sections of the Code: Section 24-11.2(f) and (j) of
the Municipal Code state the requirements for the GMP Exemptions
for deed restricted employee housing and change in use respec-
tively. ReI evant cri teria f or employee housing GMP e xempti ons
include: community need, compliance with any adopted housing plan
and proposed price categories. ReI evant cri teria f or the change
in use GMP Exemption include: traffic impact, util ity require-
ments and fire and police protection requirements.
proble. Discussion: The Planning Commission and Housing Au-
thority believe that the proposed low income deed restricted
employee housing units on site are needed for employees generated
by the lodge project and are adequate in size and price category
for the intended users. The off site employee units also appear
to meet a community need and as low income units would be
appropriately priced.
The Change in Use of the residential units on-site should create
negligible impacts in service demands and the low and moderate
income housing inventory. Those impacts are being adequately
mitigated through the proposed improvements and housing provi-
sions of the Carr iage House proj ect.
5
RECOMMENDED MOTIONS: "Move to approve the requested GMP Exemption
for employee housing for the manager's unit and two dorm units on
site and employee hosuing units 1, 2, and 3 of the Kitzbuehl
subject to deed restriction to the low income employee housing
guidelines prior to issuance of a certificate of occupancy."
"Move to approve the requested GMP Exemption for change in use
from the six (6) on-site residential units to lodge units."
8B.93
6
SYNOPSIS:
LODGE DEVELOPMENT
GROWTH MANAGEMENT PLAN
AMENDED APPLICATION
An allocation was granted in December, 1982 for a lodge of 26
free market and 5 employee units (15,000 SF) to H.B.C.
Investments. At the time of approval 6 additional short-term
units (3,694 SF) existed on the site, which Cantrup indicated he
intended to rebuild on another site. (Permission never
obtained.)
Subsequently, the project was sold to Ralph Melville who allowed
the existing units to be used long term. Two six-month
extensions and an alley encroachment licence have been granted to
allow the new owner to revise the design. The Amended Design, as
herein described, seeks to improve upon the Quality of Design and
Amenities, and to reduce service and visual impacts, while
retaining the Spirit of the Approved Application. We request the
following Special Review:
1. Approval of the Application, as Amended
2. G.M.P. Exemption and Deed Restriction of the Employee
Housing
3. Change of Use from Long Term to Short Term of the
existing multi-family units
For convenience and clarity, we have compared the Amended
Application side-by-side with the former Application, since we
understand that the two are to be scored comparatively one
against the other, under the 1982 Scoring Criteria.
1
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The printed portionl of this form approved by the
Colondo Rul Eleate Conl.llni..ion (SC 22.2.81)
THIS IS A 11llALIIlSTIUIIENT. IF NOT UNDEmOOO, lfU~ TAl DR OTHER COUNSEL SIIIULD IE CONSULTED IEFORE S1ININI
COMMERCIAL
CONTRACT TO BUY AND SELL REAL ESTATE
(Seller's Remedy limited to Liquidated Damages)
Maltch
-:-.. u].~ ,
b vi ~ '
1:l8he &8
,tobeheldb}'
" as earnest money and part payment ror the following described real estate in the
Ralph Melv,-Ue
thesumof$ 20,000.00 intheformof
MalU! PeltkJ.n6
86
.19~
L The undersigned agent hereby acknowledges h8vin~ received from
a check
CJ.tl/ 06 A<lpen
Lot6 A thltough G
CJ.:ty and Town6J.te 06 A<lpen
Known M "SWJ.M Chalet"
County of
PJ.:tkJ.n
,Colorado, to wit:
Block
38
tOjZ"l'ther with all easements and rights of way appurtenant thereto, all improvements thereon and all fixtures of a permanent nature currently on the
premises except as hereinafter provided, in their present condition, ordinary wear and tear excepted, known as No.
435 W. Main St. A~pe.n, CO 81611 ,and hereinaCtercalled the Property.
(Street Address, City, Zip)
2. Subject to the provisions oCparagraph 17. the undersigned person(s)~ Ra~ph Mel.v..i.f.l.e. On.. a~~.i.gM
I
[I
I
(as joint tenants:tenants in common), hereinafter called
Purchaser, hereby agrees to buy the Property, and the undersigned ownerls), hereinafter called Seller, hereby agrees to sell the Property upon the
terms and conditions stated herein.
3. The purchase price shall be U.S. ,;
700,000.00
,payable as follows: $
20,000.00
hereby receipted for;
$280,000.00 Ca<lh
$400,000.00 Note
10 yealt<l @10%
;1
4. Price to include the following personal property,
Regutalt 6ultrUtulte and M)(tu~e~ 06 Itental urUt6
to be conveyed by bill of sale at time of closing in their present condition, free and clear of all personal propert)' taxes, liens and enl."umhrances, except:
None
and except any personal property liens in any encumbrance specified in paragraph 11. The following fixtures of a permanent nature are excluded from
this sale:
None
-- 5-:--li new loan is to he obtained by Purchaser from a third party, Purchaser agrees to promptly and diligently (al apply for such loan. (b)e"eclolte all
documents an all information and documents required by the lender, and (c) pay the customary costs of obtaining such)paa. Then if such loan
is not approved on or before _____-=--:-.::-.::o____:::.::::::~, 19_. or if so approved but is not available at ti~!:._~f-~i'1Tg;-Hlis contract shall be null and void
and -..--------.-~ ______.-------- .-
all payments and things of value received hereunder shall be retu~ea~-
6. If a note and trust deed or mortgage is to be assum~-aser agrees toa~a loan assumption if required and agrees to pay (l)a loan
----- -----
transfer fee not to exceed $ and (2) an interest rate not to eXl."eed ---~1Klr__.tnnum. If the loan to be assumed has
provisions for a shared e~variable interest rates or va:riable payments, this contral."t is conditioned upon purcha wing and l."onsenting to
sUl."h provisi~i-f-tlre lender's l."onsent to a loan assumption is required, this l."ontral."t is l."onditioned upon obtaining such consent w\ "ge in the
,I.erms a-iid"conditions of sUl."h loan exceDt as herein Drovided.
7. If a note is to be made payable to Seller as partial or full payment of the purl."hase prke, this contract shall not be assignable by Purchaser
without written consent of Seller.
8. e~~l A ~,,~ "1'1" _'~_l L, I~_. ..~ "~~H l~ b~ ~bt_;..~J _ft , tl.;u d_t~fltaH-*pet8-b-y-
9. An abstract of title to the Property, certified to date, or a current commitment for title insurance policy in an amount equal to the purchase
price, at Seller's option and expense, shall be furnished Purchaser on or before June 10 . 19 86. If
Seller elects to furnish said title insurance commitment, Seller will deliver the title insurance policy to Purchaser after closing and pay the premium
thereon.
10. The date of closing shall be the date for delivery of deed as provided in paragraph 11. The hour and place of closing shall be as J .. l J
..,.. aglteed on bu Malty Pelt/Un6 ana Ralph MelvJ.Ue .
11. Title shall be merchantable in Seller, except as stated in this paragraph and in paragraphs 12 and 13. Subject to payment or tender u above
p);ovided anR l."ompliance by Purchaser with the other terms and ProViSiors hereof, Seller sl).p.l.I execute and deliver a good and suo fficient
l1ene,~al: June V 50
warranty deed to Purchaser on ,19_, or, by mutual agreement, at an earherdate.
L..:=:=
No, SC-22/S-2-81. Contnct to Buy and Sell Real Estate (CommerdalJ
,
,I
;!
),84
~~~I
,,~'J
Bradford Publishing Co.. 5825 W. 6th AVe. Lakewoo<:l, Colorad()!1021~ -1:jO~)2;l:\.t-i9()O
.-.
~
~
j
None
conveying the Property free and clear of all taxes, except the general taxes for the year of closing, and except ,
free and clear of allliena (or apecial improvements installed BI of the date of Purchaser'alignature hereon. whether aBseIled or not; free and clear of all
liens and encumbrances except
None
except the following restrictive covenanh whith do not contain a right of reverter:
None
and except the following specific recorded and/or apparent easements:
None
and subject to building and :r.:oning regulations.
12. Except 8S stated in paragraphll11 llnd 13. iftitJe is not merchantable and written notice of defect(s) is givl:'n by Purchaser or Purchaser's agent
to Seller or Seller's agent on or before date of dOlling, Seller shall use reasonable effort to correct said defect(sl prior to date of closing. If Seller is
unable to correct said defect(s) on or before date of closing, at Seller's option and upon written notice to Purchuer or Purchaser's agent on or before
date of closing, the date of closing shall be extended thirty days for the purpose of correcting said defect(s). Except u stated in paragraph 13, if title is
not rendered merchantable as provided in this paragraph 12, at Purchaser's option, this contract !!hall be void and of no effect and each party hereto
!!hall be released from all obligations hereunder and all payment!! and thing!! ofva]ue received hereunder shall be returned to Purchaser.
13. Any encumbrance required to be paid may be paid at the time of settlement from the proceeds of this transaction or from any other source.
Provided, however, at the option of either party, if the total indebtedness secured by liens on the Property exceeds the purchase price, this contract
!!hall be void and of no effect and each party hereto shall be released from all obligations hereunder and all payments and things of value received
hereunder shall be returned to Purcha!!er.
14. Genera] taxes for the year of closing, based on the most recent levy and the most recent assessment, prepaid rents, water rents, sewer rents,
FHA mortgage insurance premiums and interest on encumbrances, if any, and
None
shall be apportioned to date of delivery of deed. Purchaser shall be responsible for any sales and use tax that may accrue because of this transaction.
15. Possession of the Property shall be delivered to Purchaser on
June 10, 1986
subject to the following leases or tenancies:
None
.
If Seller fails to deliver possession on the date herein specified, Seller shall be subject to eviction and shall be liable for a daily rental of
100,00
until possession is delivered.
16. In the event the Property shall be damaged by fire or other casualty prior to time of closing, in an amount of not more than ten percent of the
tot a] purchase price, Seller shall be obligated to repair the same before the date herein provided for delivery of deed. In the event such damage is not or
cannot be repaired within said time or if the damages exceed such sum, this contract may be terminated at the option of Purchaser and all payments
and things of value received hereunder shall be returned to Purchaser. Should Purchaser elect to carry out this contract despite such damage.
Purchaser shall be entitled to all the credit for the insurance proceeds resulting from such damage. not exceeding, however. the total purchase price.
Should any fixtures or servkes fail between the date of this contract and the date of possession or the date of delivery of deed, whichever shall be
earlier, then Seller shall be liab]e for the repair or replacement of such fixtures or services with a unit of similar size, age and quality, or an equivalent
credit.
17. Time is of the essence hereof. If any note or check received as earnest money hereunder or any other payment due hereunder is not paid,
honored or tendered when due, or if any other obligation hereunder is not performed as herein provided, there shall be the following remedies:
(a) IF PURCHASER IS IN DEFAULT, then all payments and things of value received hereunder shall be forfeited by Purchaser and retained
on behalf of Seller and both parties shall thereafter be released from all obligations hereunder. It is agreed that such payments and things of value
are LIQUIDATED DAMAGES and (except as provided in subparagraph (1')) are the SELLER'S SOLE AND ONLY REMEDY for the Purchaser's
failure to perform the obligations of this contract. Seller expressly waives the remedies of specific perfomance and additional damages.
(bl IF SELLER IS IN DEFAULT, (1) Purchaser ma~' elect to treat this contract as terminated, in which case all payments and things of value
received hereunder shall be returned to Purchaser and Purchaser may recover such damages as may be proper, or (2) Purchaser may elect to treat
this contract as being in full force and effect and Purchaser shall have the right to an action for specific performance or damages, or both.
(c) Anything to the contrary herein notwithstanding, in the event of any litigation arising out of this contract, the court may award to the
prevailing party all reasonable costs and expense, including attorneys' fees.
18. Purchaser and Seller agree that, in the event of any controversy regarding the earnest money held by broker. unless mutua] written
instruction is received by broker, broker shall not be required to take any action but may await any proceeding, or at broker's option and discretion,
may interplead any moneys or things of value jnto court and ma~' recover court costs and reasonable attorney's fees.
19. Additiona] provisions:
An add~~onat $20,000.00 ~hatt be p~d by May 10, 1986
20. If this proposal is accepted by Seller in writing and Purchaser receives notice of such acceptance on or before AAn h f'n
19~, this instrument shall become a contract between Seller and Purchaser and shall inure to the benefit of the heirs, successors and assigns of
such parties, except as stated in paragraph 7.
Ratph Metv~tt~_ . MaJlCh
pur:ha:;~~~
1986
'Date
B.ul..",.
Purchaser
8.1'
333 E. Vultant Avenue"at. A~pen, CO
81611
Purchaser's Address
21.
(The followin'ledion to be completed by Seller and U.tin. Ag,e,nt) h
. 1 Maltc.
Seller accepts the above proposal thlll day of
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Th.. prl..ted purllll'ul arlhi.. form Ippru"l'd Ii,. the
Coloradu Itul Y.1I11'c,ol'on"nll"ilonISC 20.2.MI)
THIS IS A LEGAL INSTRUMENT. IF" NOT UNDERSTOOD, lEGAL, TAX on omEn COUNSEL SHOULD BE CONSULTED BEFORE SIGNING.
RESIDENTIAL
CONTRACTTO BUY AND SELL REAL ESTATE
(Seller's remedy limited to Liquidated Damages)
March :n ,19~ II
1. The undersigned agent hereby ncknowledges having received flam Ral ph Mel vi lIe or Nominee ~'I
the.umof$20,OOO.00 ,intheformof
pp,."nnR' l'hpl'k _l(Jheheldby_Ggl!l\~:reh~n~ive Pr_9P~_;:,ty Servic,e
broker, In bl'oke,"! escrow QI' tl'ustce account, us enl'nest money nnd pUjOl pnyment fa I' the following- described renl .1
estute in the County of Pitkin . Colorado, to wit:
II All of Lots R & S, Block 46, City of Aspen. State of Colorado.
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togelher with all improvements thereon and all fixtur:s of a permanent nature currently on the p.'emises except as II
hereillufter provided, in their present condition, ordinary wcar and tear excepted, known as No.3 00 We s t Hyman 1
A~pl"n r.o 1 orR do (Ki tzbyhe 1 Lodge) ,and hereinafter called the Property, i
tStretl Addrt!u, Cily, Zip) ,
2. Subject to the provisions ofparngraph 17, the undersigned pe.'son(s) Ralph Melville Or Nomine~
__.__._{asjoint tcnllntR/ll'nant~ in common)'1 '
hel'cinnftl'r called PUl'choSCI', hl'l'I.~hy ng'l'ecs to buy the Properly, nllt! thc undcn;i~nc<.l owner(s), hcr'cinarter cnlled
Sellcr, hl'l"cby ol{l'CCS to Mell the Properly \IPOll the tel'ms Hnd conditions stntod hel'ein, I
3, The I'" rchnse price shnll be U,S, $ 450, 000 . 00 ,pnyable ns follows: $20, 000 . Olll.,'ebY receipted for;
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the balance in the
of cashier's check
purchaser's normal
amount of $430,000.00 to be paid in the form
or certified funds on or before closing, plus
closing costs,
,
II
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'I PCl'sonal propcrty shall be convc)'ed by bill of sale,
II 5, II f r'fw/1frt'Ntj> Nof,ynj''M ~Y/fJuf'cfn/tlct YrNo ;;I~rjJ;"frf'/,Nrnrf.<,/r/n/:M1tp p'fof"p1hM,ft plfiol,eNlf Vo,)
Vp!,'ft Nrf'l'N'N,j.ljl I'icf'ilt fit 1oft1n/e/'YsN1 ji'/rfiih/nJi jrfcj'/o'/-'01n/IIN y.rjcy.'NnJ4rfrJr>i'-N ~lftN VcNej,;.r,d
I (c)/pN IN f''frYoNVYfcfsf,/oj cjbf-'f"IiM'I-'fII1f'fn/,YIy.,f jf I'fc~ Mrfi; frcftMI~H.)<I cfrYof ~t!c/rl ,
Y'J/-/-;'Y.'f1Vs/, IljPf'N,YljrJf i"nW'fl/tVlf :ftf-iNfVcfofi/'v,fifri'-PN:/cf 111M VeJ'y.,~ Nd/vpijJM'Y4IU/nfeMs/.,M
I I{I'/""'I cjf ftlf.clrN./vf1 l/eNuj'Nfi/:,/-W rjeNj.cfdJt4 V,frylyaN',
I G,/Ij fcNINM Vrfr1tf.iflfl/of/'Y"/lf.'MNtJ_N fi."Nc/dJ Nr/I/af.rjr/aAr/.M'Nn/'o/If /ol ;';'cMrf.,/';'~,/rtI.r;f,/i'i
>Ml'liyc~ M<V,(gf# VoM-:li,Al/,rjlll~'/tfaNrNrIr/'fnl Vn/.fi'fH~,UUUlijLLliLI.J MlkIJ M Vnid,.,M Me
In/. ro/<4rj.,./<V /--LI.J-LI-UI.J-N, p,/rMr/uM YfNef.cja/,tc/bkMsM/cIInl,'IJMJ,e/rc/nJ, (of:l M,I.AN"N UvMiJ'ttIe
i/,M,J;rj rill/rAM ..In/.'~,'N My/n/.#./l~if./c:/.N,r/tMrM,Y,~c/nU 11/u~ J-f.,/c~,M,!r;'/JI\Mj :I,M,J,-M,/..:J.,I: fJJ..lh
J";'';'';'o/r,!<,j1; 'M M>M"/. ';0## >l>McI<'fi/'M ,I, r/t/of, t,yr!<luf"M./.. M .j.'/'v.'IJ. Mcf.r/ci/tfoMd/,~,M ,MJ,!i ,I.rf,J,/h
I ~f.f.,NvfiVllfiN4'f"AN filo}.cfr/nf j,'/d/cNtI/t/nfi./'-f No~ YoN c/xN."fcf'/lljnI4nMc/vMc/,
I 7./1/ 'i ~of.cflf./oM /nI'y'M'f''fuYefcf fJe/Wcofl"/'NI/nl Mlf'/Yfirfuf.t!n! 11y.,f.>f>/c~'M MrjJMIf./cN"fi</tNo.,lINI/
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.1. Price to include any of the [ollowing' items clllTcntly on the Pl'operty: lighting', henting, plumhing, ventilating,
nnd central air conditioninl{ fixtul'es; attached TV antennas and/or wate!' softencr (if owned hy Scllcr'); nil outdoor
plants, window and porch shndcs, venetian blinds, stol'm windows, stonn doors, screens, curtain I'oels, (lI'npery rods,
attucheci mirrors, linoleum, floor tile, awnings, fi,'eplnce SCl'een anu gl'ate, built-in kitchen applinnces, wall. to-wall
carpeting, and all furniture. fixtures, appliances, and accessories
currently on the premises which belong to the seller. An invento
is to be supplied to purchaser within 10 days of acceptance of
this contract.
all in their pl'cRcnt (,'ondition, conveyed free l\nd dell!" of nil taxes, liens ancl cncumbrance~ CXI'cpt as provided in
Jll\ra~.p'lI'lh 11; Pl'ovidcti, howeveJ', lhat the followill~ fixtures of n pCl"rllnflcnlnatul"c fil"C excluded (rum Lhissnh::NONE
No, Sl:20.2.81. CO~T1tACT TO IIllY ANU SELl. JU;,\I. f.STAH lItuidellllllll
\~-' n",II,,,,, ''u,","'',i." m.' IV. /_," "", ',k.WOO<!, ('II ~':" _, ''',I, 2'),690;)
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H. Co~L uf 1111>' llfllll'aisnl (01' IUUIl plll'pllSCS III Ill! ubtuinr.:d II t't..., I' l hi:; tlule shull Ill! Pllitl hy pur c ha s er
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II. X\xIX!X:Kt'{\XlX!KM~X'>>-:x!'k~~~X'XK'*t*!~k~x~~'j(Aclll'nnL CUlUllIiLlllClll l'ul'1.iLll! illSlll'UllCC pulicy ill un
UIllUUlll cqllul t.u the Jllln'hH~l..' price, ut Sellcl":; X~X)}()tJK(kc...pcnscl shnll IH~ furllhihctl Lv l'urdluscl' 011 ul' btdUl'c
_May_l5..________, lu.86, IXlllll:lJ<)}{'XXtX><!Ml{l){%jn(:}t~X!K1>'1R~>>KK'K!l{iX!l{'lnt, Sellel' will
JCIiVl:I' the liLlt: illSUl'llllCU I,ulicy t.u PUI'chulH:I'nflcl' clllsinM' nnd pOly the I'n:llliUllI t.lu':I'cun.
1U. The dUle uf du:;;ing tthull Lc the dull! fol' dcliv~I'Y uf dCI~d us IH'ovich:d in Jlill'llU'I'Uph 11. The hour unt! plnce of
clo.i"" .hull ~e n. ~u.i"nlltu~ ~Y -Comp.=-hens-i-v<il--k--per-ty--S--er-viees_
II. 'J'iLll,,: shull Lc mCl'chuntuulc in StilleI', Uxcullt 11.$ stnLcd ill Lhili PUI'IIJ:I'Uph IIlltl illlllll'Ugl'IlJlh~ 1~ and 13, Suujcct
Lo )Juymunt UI' tcntl(:I' U~ above pruvidt:d Illll! cOlllpliullce uy l'ul'c1llLscr with the uthcr tCI'Ill~ Hnd pl'ovi:siol\5 h(:l'l.:u(,
SelIcI' shull t:xccutu lllHJ delivel' 11 l,;oou und sufficient ..G.e.n.pr,q 1 _ Wlll'l'unty deed to PUI'Chi~:SUI' un
June 2 , ID_~_Q_, UI', by IlluLuul ug'l'l.:cnH.!IlL, ilL lllll.!lll'lilll' dnte, cunvt:ying' thl.: Pl'opel'ty I'I'CI.: und
cleul' IIf ull lu.xus',l.:xccpt Lhu gcnllJ"ul Luxus fol' the YUill' of closing', nlld CXl.:uIIL --Mne _. _; I
II tree und deul' of uJlliel1s fut' spcchtllmpJ"ovellll.:llLs instnllcd a,.. of the dute of PUI"chllsel":S signatul'e hel'eon, whcthCI"I
us:ses:;ed 01' not; fl'ee nnt! cleul' of ullllens and cnculllul ~\I1CCS exccpt prescriptive rights in favor of
[adjoining property to the west for existing driveway, sidewalk and planter encroach-
ments presently in place, I
, cxcept I'uconlcu and/ol' uppal'cnt CHscmcnts fOI tclephonll, Clcctl'll..:lty, Wlltll!', sUlIltlll'Y ~CWlll', !lnd easelllents 1'01"
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none
exccpt the fullowing I'cstl'ictive covennnts which do not contain H rig-lit of l'evcrt!;!I'; reservations & res-
trictions of record which do not interfere with purchaser's
intended use of the property,
und su bjcct to builtlinl:;' lIlld zoning l'cgulntions,
12, Except U::l stated in pUI'ug"ruphs 11 and 13, iftitlc is not Illcl'chuntable und written notice of defect{s) is given by
Pur<:hascl' 01" Plll'chu~cl"~ ngunl to Sl.!lIut' ai' Sdlul"s uJ:cnt on 1Il' udol'c dntl.! tlf (,.'Iosing, SelicI' shull use I'CUSOIHll,lc
cfful't Lo cOl'l'ecl su.it! defucl(s) prior to dute of closinl:;', If .seller is ullllble to CUITecl suid dcfect(s) UIl at' before dull.! of
clu::ling, at Sllllllt"s option nnd upon wl'it.ten notice to PUI'c!HLser Ill' Purchasel"s agent on 01' befol'c date of closing, the
dute uf cltlsin", shulllJC llxtundcu thirty duys fol' the PUl'pOSC ot' eOl'l'ectinl{ :said dcfect(s), Except us stuted in PUl"ul.;'l'nph
l~, if title is not J'l.mliel'cd merchanlaulll as IH'uvideu in thi~ PUI'u~I'nflh I:!, at PUl'chuscl"~ option, this contl'uct shnllbe
vtlill and CJf no effect lint! each purty hel'eto shull ue l'elt!llsell t'I'OIll ull obligl\tions hereunder und all puyments nlll!
thing'S of value 1'f.H.:eived hel'eunder shall be l'~tul'ned to PurchaseI',
l:L Any enCUmUl'lIIlCe required to ue paid may Le puid at the time of settlement fl'om the pl'oceeds of this
tl'i.\nsuclion 01' from allY other source, PI"ovidcd, however, at thc option of eithel' PUI'ty, if the total indebt.::dncs5
SC(;lll'cd uy liclls un the Property excecds the purchase price, this contl'uct lihulllJe void nnd of no effect anu each party
hCl'cto shull UC I'clcilsed fl'om nil obligiltions hCl'cunuel' and nil paymcnts und things of vulue received hel'eundcr 5hull
be retul'ned to PUl'chuscr,
1-1, General tU)(llS fol' the yeaI' of closing', buslld on the most recent levy and the 1lI0st I'ccent nssessment, prepaid
I'cnts, wnllll' rents, seWel' l'ents, F'HA mOI't~agc in:suI'uncc pl'ClllilllllS IInd intcl'est on encuml.H'unces, if any. and_
r.en r ~ 1 ; nr>nT1l~n n eXp.ens.e.s & depoS-its- shull Lc "Pllol'tioned to dute ofdelivel'Y ordecd,
15, Pos~e:ssiun of thc I'l'opcl"lY shullllc delivcl'cd to PUl'chUSC1" un
transfer of title
subject to the following hH\ses 01' tenuncies: N' h hi h
' one, except t ase w c
terminated with not more than sixty (60) days' notice by
provide they may be
landlord.
If Seller fuils to lIelivcl' posscssion on the dute hCl'ein specified, Sellel' shull be subjcct to eviction and shall be liable fOl' I
It duily I'cntul tlr$ 500.00 until possession is UllliVel'ed, I
lu, In tilt: cvent the Pl'operty shull bc dUllInged uy fil'e 01" other casualty prior to time of closing', in an amount of Ii
not more thllll tun p"l'cunt of thu total pUI'cha.u pdce, Soller .hull ~e obli".te~ to ,'epair the same before the ~ut. II
hl.!I'cin fH'ovideu 1'01' delivcI'y of dt!ed, In lhe CVent such dUllllq;C is noloI' cannot UC repnired within said time ai' if the I!
ui.lmag"e:s exclled such sum, this contl'nct Illay be tCl"lninuted ut thu option of PUl'chasel' and all pnyments and things of
vulll~ I"llceived hcreunder' shulll.Jc I'eturned to PUl'chaset'" Should Purchuse!" t:!lect lo <:ul'I'y Ollt this contl'uct despite I
SUdl dnmuge, PUl"Chascl' shall be entitl<.!d to all the crcdit for the insurunce pi'occcds I'esulting from such damage, llOl
cxcecJing, howevel'..lhe total pUJ'Chase pl'ic~, Shaull! any fixtul'es ai' sCl"vices fail between the date of this contract I
and thc date CJf Jlossession 01' the dnte of dclivel'Y of deed, whichevul' shull be earlier, then Seller lihulll.Je liablll for the
rcpuir' ai' replucement ufsuch fixtul'es O.l' services with a unit of similul' size. age and quality, ai' an equivulent ~I'edit,
17, Timc is ofthl.: USSl.:ncc hereof. rrulIY notc 01' check l'l.:ccived as CIU'JlUSt mOlley hel'CUIlCllll" 01" uny Othlll' pUYlllcnl
due hllrculldel' jl) !lul paid, hunored o/' lcndcl'l:d wlu.:n du!.:, UI' if ally uLllcl' oldig-aLiun hCl'lllll\dul' is nut perforllled as
lll:l"l.)in pI'ovidcd, tllcl'c shulll.Je the fulluwing' rCllledies:
(II) IF (JU Ht:IIASER IS IN DEl"A lJ /.'1\ then ull payments nnl! thing'S of vulut.! l'eceiveu hCI'cundcl' shu.lI he
fol'feitlld U)' Pun.:hllscl' lInd l'cLl.lined on bclllllf of Scller lllld Loth partics shall thlll'CUftCI' ue I'eleaseu frulll all
oblig'lItions hCl'cunJllI', it is ill,;I'lled thul sud, puymcllts and thinJ{s of valuc lire LIQUIDATED DAMAGES and
(except as pl'uvidcd in SUbPill'UgTUph (c)) Ul'll the SELLER'S SOLE AND ONLY nEMEDY fOl' the PUl'chuseI"s
fuilul'e to pel'foJ'1ll tht! ouli~'ation~ of lhis <:untl'act. Sl.:!ICI' expl"cssly waivcs the I'emeuies of specific pcrfonllunce I
IInd additiunal d:lJllHg-es, I
(b) I I-' ~E1.L1,I( I~ IN lJ I, I-'A U 1.'1', (I) l'lIl'chll'CI' ""'y clect Lo tl'""Lthi. COllII'IICt." tOl'lllilllltO~, ill which CII.. Ii
,,11 pIIYIlI"nl. "Il~ thin". of vllluu I'ocoivo~ ho,'uun~u.' .hull ~u 1'",UI'Il.~ to PUl'chu.el' un~ POl'ch.sel' mllY I'OCOVOI' II
such dUlllug'e:o) u~ muy ue propel', 01' on PUI'l..:hust!l" may elect to tJ'llut this contl'llct us ucing in full force and effcct II!
lllltll'UI'{.'huse/' :-;Illlll hnvc the J'jJ.:"hl to illl llction 1'111' spccific pc I' flll'lll II llce 01' damilg'e.s, 01' until,
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(l:) 1\llytllillJ.:' tll the ClIlllt'HI"Y IWl'ldll IIOLwitlltitlllltlillg', in (Ih~ cV\.'lll uf illlY lili,,('utiull nri:.;illg' Ilut III' thi:,;
f..'ollll"uct, tilL> l"UIlI"t lUllY UWlll't1 to the PI'CVlIilillj.{ ]HII'ty nlll'l.!llSUllllble l:o:.;ts Hlld l!xllCnSc, includin", nttol'lley~' rees. I
1~. PUl'chltscl' Hlld SlllJel' 1ll:;'I'Ce thill, in the event of' any CCJlltI'ovcl'sy I'cl:Pll'dillH' Lhc cUl'nest lIIolley held Lr bi'okCl',
I unless mutunl wl'itten in::Sll'uction is I'ccuivcd by brokc1', bl'ol((~l' shull not ue 1'Cquil'lld to tllll:c uny IIction but nUt)' await
nny PJ'OCeedllli:, 01' nt ul'okcr's option ulId discl'ctiCJn, may IlllcrJlIl.:ud uny moneys UI' thillJ:l:l o(vulull into COUl't .lnU mil)' I
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10. Addiliollnllll'ovisi(JI1~: 1)
Earnest money deposit shall be held in an
interest bearine account for the benefit
of the purchaser.
2) Purchaser acknowledges that he shall be responsible for
payment of a "Real Estate Transfer Tax" which is payable
to the City of Aspen in an amount of % of 1% of the
purchase price.
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20. If this proposl.\l is uC<.'cpll.!d hy Sellel' in wl'itinJ.{ nnd PUl'chnse.' I'eceives notice of such acccplnnce on ai' before
__Apr~___, ll,-~6._, this in!\Ll'lllllenl shill] hecome a contl'llct hl!twecn Rellel' llnd PUl'chnscr nnd shull : I
inure to till' benefit of tilt' heirs, Slll,TlJSSO]'S Hlltlll:oudg't1!'l or such pnrtil's, l!x<:cpL ns staLed in PUI'IlJ.{I'llph 7. I:
/- /. /::0" /0 $<'-'/' O.L. Fields in Co-operation/ Ii
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(The folluwing- section to he completed b)' SelicI' and ListillJ:' Agent) j
21. Seller nc~epts the above pl'oposal tJ~.s 2nd <IllY of t~ril ,19~. and ngTees I
" three and one- alt percent tj oi '.,. . I
to pay a commISSion of - )nh~ p\lrcl1a,e pl'lee (01' '.,'v'ee, III thiS t1'ansnctlOn. nnd ngrees thnt, In I
the event or forfeiture of pnymentR nllt! t.hill/{fi of vlllu(~ l'eceived hereundel', RlICh puyments nnd thin/{s or vnlue ~hall i:
be divided between listing' h,'u!,cl' Hlld Sl!lIel"..ttMtt~~IT~"e'ttF-t.o 8,niILl!J'oke't' trrtt"Tmt":t~yJ;l:l;t!t!rtt'tTl!"'ClmTlTttn'l'nn. nntlthe ! I
tnree ana one-nalr pe cent ~J21o) I
blllnnceto~', j/' /-'),j//JI/} , .... (71 {
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.,11,,', .M:""CLikK by h1Si/ orney- n-fact I:
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/; Douglas P. Allen; i:
c/o Douglas P. Allen, 530 E. Main St., Aspen, CO 81611 '.1
Selle."s Address
j/I/ J-2./{I.~
Ollie Fields
By:
~h;.;-t'r
Jli~i ,.
, 333 East Durant, Aspen, CO.
Purchaser s AddrelHI -_.___________.~ '-______h
Li.till~ Broker's Namca"d Addl'e" __COmjl_J::.~lle,!l,?Jy?-.l'.r..QP,~-tl,y Servi c.e.s..;_A.l_4 'R
Aspen, CO. 925-2043
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MEMORANDUM
From:
Elyse Elliott,
April 11, 1986
Planning Department ~
Engineering Department ~
To:
Steve Burstein,
Date:
Re: Carriage House GMP Amendment
-------------------------------------------------------------------
-------------------------------------------------------------------
The Engineering Department has the following comments on the
above application:
Utili ties
The present water and sewer facilities will provide sufficient
service to this project. No new fire hydrants are necessary. The
proposed surface and sub-surface drainage proposals are ample to
service this project.
Street Liahts
The applicant must check with the Engineering Department and the
CCLC regarding the placement and style of the street lights.
Trash
The proposed trash and utility area is 36' x 10', which exceeds
the minimum requirement for a building of this size. This area
is easily accessible to the trash collection service and utility
readers.
Parkin<;l
The 31 parking spaces are ample for this project which proposes
23 free market units and 6 employee units.
Encroachment
Ci ty Council recently granted an encroachment 1 icense to Ralph
Melv ill e f or the underground encroachment underneath the all ey.
In exchange, the applicant has agreed to pave the length of the
alley. This will greatly improve the quality of that alley.
,
~~
MEMORANDUM
To: steve Burstein, Planning Department
From: Elyse Elliott, Engineering Department ~
Re: Carriage House GMP Amendment
Date: April 29, 1986
As an addendum to my memo of April 11, I have re-assessed the
storm drainage system proposal and found that, due to the large
sUb-grade structure, the Carriage House will not retain all of
its storm drainage on site.
The Engineering Department does not require that all storm
drainage be retained on site. However, we do require that new
proposals at least maintain the historic drainage of the site.
We require that the applicant quantify the existing and the
proposed storm drainage for this site.
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I APR - 2 1986 :
L luJJ
ASPEN WATER DEPARTMENT
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
STEVE BURSTEIN,
JIM MARKALUNAS
CARRIAGE HOUS
APRIL 1, 1986
PLANNING DEPARTMENT
~.--
...0
We have reviewed the a ication for the Carriage House and
wish to comment that water is available to the sight (formerly
the Pines), from a 6" water main located in Durant St. There
has been a history of service line problems at this location.
We would like the applicant to agree to abandon the maze of
existing poor services for one new water service line of adequate
size to supply the complex. Water will be made available to
the applicant upon payment of the necessary fees (if any).
JM:ab
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ME~lO TO: Steve Burstein, Planning Office
FROM: Karen McLaughlin, City Attorney's Of!ice
DATE: Aryril 16, 1986
RE: CARRIAGE HaUSS G'1? M1!':llD!1ENT
I have reviewe1 your memo o~ 3-25-86 regardin~ the Carriage Souse1s
application fo:= an a!'\omdment to tl-:1e design of the Carriage "ouse.
I offer the foJ.lo'w'.~,g comments:
1. Section 24-11.6 of the City Code provides that no one shall,
after su~mission of an a~plication pursuant to Section 24-11.6(a),
amend, modify or change his application except in insubstantial
part and for the purposes of clarification or technical correction
onlv.~he standards o~ Section 24-11.7(b) shall determine
whether or not a change is deemed insubstantial.
2. Section 24-11.7 (Rescinded and Expired nermits), naragraph (b),
provides that a public hearing must be held when an aprylicant who
was previously awarded a development allotment deviates from any
essential element of his proposal.
3. I understand that the Carriage House wants to proceed with
excavation in advance of the decision on their application. Due
to the short construction season in Aspen, we are of the opinion
that the Carriage House may proceed with excavation pending review
of their application, provided:
(a) the Carriage House acknowledges in writing that they
are ryroceeding with the excavation at their own risk of
financial loss should the application be denied; and
(b) the Carriage House posts a bond or produces a letter of
credit in an amount sufficient enough to cover the cost of
restoring the site to grade if the aDprovals are not
implemented within 120 days.
4. In our opinion, it would be most prudent for you to notice a
hearing on this application for amendment to design of the Carriage
House.
If we can be of further assistance, please feel free to call or
stop by.
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PUBLIC NanCE
RE: CARRIAGE HOOSE GMP AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 6, ];986 at a meeting to begin at 5: 00 o' clock P.M.,
before the Aspen Planning and Zoning Commission, in City Council
Chambers, 130 South Galena, Aspen, Colorado, to consider an applica-
tion submitted by Ralph Melville requesting an amendment to the design
of the Carriage House (located at 204 E. Durant Avenue) which was
granted an allocation for 23 lodge units in the ];982 Lodge Development
Growth Management Competition.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena Street, Aspen, Colorado 81611 (303) 925-2020,
Ext. 225.
siC. Welton Anderson
Chairperson, Aspen Planning and Zoning
Commission
---------------------------------------------------------------------
---------------------------------------------------------------------
Published in the Aspen Times on March 27, ];986.
City of Aspen Account.
. ..
ASPEN.PITKh'<I REGIONAL aUILaNG
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P k...."""~,, ':l,~s L
DEPARTMENT
March 28, 1986
D m@mu~~,~
MAR 3 I I~OO
t/
Dave Gibson
418 E. Cooper
Aspen, CO 81611
Re: Ca'rriage House
Aspen & DurantSt.
204 W. Durant
Dear Dave:
On March ~6, 1985, I made a physical inspection of the Carriage
House's six (6) units for bedroom and fixture count.
Unit #1 contained:
Kitchen - Dishwater, two-compartment sink
(3) Three Bedrooms
(1) One Bath - lav, tub, water closet
Downstairs contained two rooms currently being uaed aa bedrooms.
However, these rooms would, under current codes, be illegal as
bedrooms. They had substandard ceiling heights and egress
windows.
(1) Kitchen sink
(2) Baths - two lavs, two water closets, one tub, one
shower.
Unit #2 contained:
Kitchen - sink, dishwater
(2) Bedrooms
(1) Bath - lav, tub/shower, water closet
Unit #6 contained:
Kitchen - one compartment sink
(1) Bedroom
(1-2/3) Baths - two lavs, two water closets, one tub
Unit #5 contained:
Kitchen - two compartment sink, dishwasher
,(2)" Iledrooms
'-(1) Bath - lav, water closet, tub/shower
Unit #4 contained:
Kitchen - one compartment sink
(1) Bedroom
(1) Bath - lav, water closet, shower
offices:
617 EBst'HopkinsAvenue
'Aspen, Coloredo 81611
303/825-6973
",ail address:
606 East Main 9treet
Aspen, Colorado 81611
r
ASPEN.PITK~ REGIONAL BUIL.:JiNG DEPARTMENT
Dave Gibson
March 28, 1986
Page 2
Unit #3 contained:
Kitchen - one compartment sink
(1) Bedroom
(1) Bath - lav, water closet, tub/shower
The structure also contained one clotheswasher, three (3) hose
bibs, one swimming pool and one jacuzzi.
If I can be of further assistance, please feel free to contact
me.
Sincerely,
WJ1.c-:.~~
William L. Drueding
Zoning Enforcement Officer
cc: Water Dept.
Planning Dept.
Jim Wils~n, Chief Building Official
WLD/ar
offices:
517 Eest Hopkins Avenue
Aspen, Colorado 81611
303/925-5973
mail address:
506 East Main Street
Aspen, Colorado 81611
&>
ROARING FORK ENERGY CENTER
p.o. Box 9950
Aspen, Colorado 81611
(3031 925,8885
April 24, 1986
Steve Burstein: Aspen Planning Office If ~
Steve Standiford: Director Q~
Review Comments on Carriage House GMP Amendment Energy Components
TO:
FR:
RE:
Listed below are the RFEC comments on the Carriage House proposed
energy conservation features as listed on page 9.
1. Repositioning the decks to allow the sun to freely enter the bay
windows will greatly help in providing a free source of heat for the
proposed rooms. This will decrease the amount of conventional, non-
renewable energy needed to heat these spaces.
2. Eliminating the use of electric heat was a very wise choice. It may
be less expensive to install, but future operating costs would far
exceed those associated with hot water heating systems. As well,
electricity generated from centralized power plants creates a great
deal of environmental pollution. Further, over two-third's of the
the electrical energy generated at the power plant is lost in the
transmission to it's end use.
3. Using mass floors for storing solar energy is one of the most cost-
effective strategies for helping to heat spaces. This excellent
feature is reinforced with above code insulation levels which will
help retain this stored heat, thus reducing utility bills.
4. The active solar heating system is another welcome change from the
1982 proposal. Although, it must be stressed that the 12 solar panels
will only assist the conventional heating system and not provide all
the heat needed. This is a good strategy though because trying to serve
100% of the heating load would be very unecononUcal. The exact percentage
is impossible to define without further information on the system. It
would probably be less than 50%.
In summary, all of the proposed changes look very good from an energy
conservation perspective. Using both passive solar features and an active
solar system makes sense. This blending of renewable energy components
should make for an energy-efficient development. Based on the limited
amount of detail available for our review, we have nothing but praise for
the Carriage House Amendment's energy components.
A Branch of the Colorado Office of Energy Conservation
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Aspen. Colorado
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130 S. Galena Street
Aspen, Colorado 81611
(303) 925-2020
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11i 6. ~ ,t1f.1 (
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RE: t!AN~r-
Dear ~
This is to inform you that the plannin'9\ Office has
preliminary review of your Gn1f?IJ.4~<A't<t""u..~ application
ness. We have determined that your application
_,~ is complete.
is not compl ete.
compl eted it s
f or com pI et e-
The additional items we will require are as follows:
Disclosure of ownership (one copy only needed) .
Adjacent property owners list (one copy only needed).
Additional copies of entire application.
Authorization by owner for representative to submit
application.
Response to the attached list of items demonstrat-
ing compliance with the applicable policies and
regulations of the Code, or other specified materials.
A check in the amount of $
is due.
~-
A. Since your appli ation complete, we have scheduled it
for review by the' on 'j17~ tp fC;tfc' .
We will be calling you if e need any additio 1 information
prior to that date. In any case, we will be calling you
several days prior to your hearing to make a copy of the
review memorandum available to you. Please note that it
(is) (is not) your responsibility to post your property with
a sign, which we can provide you.
B. Since your application is incomplete, we have not
scheduled it for public review at this time. When we have
received the materials we have requested, we will be happy
to place you on the next available agenda.
Please feel free to call ~ BU/J/JJk.t ~, who is the planl'ler
assigned to this case, if you have any questions.
Sincerely,
ASPEN/PITKIN PLANNING OFFICE
c21~ i?~ /.L 2~
Alan Richman, Planning ca6if'
Development Director
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MEMORANDUM
TO:
City Attorney
City Engineer
Housing Director
Aspen Water Department
Environmental Health Dept.
Aspen Consolidated San. District
Fire Chief
Roaring Fork Energy Center
FROM:
Steve Burstein, Planning Office
HE:
CARRl.IlG.&" HOUSEG Mil AMENDMENT
Parcel ID' 2735-131-05-002 (Case No. 09A-961
DATE:
March 25, 1:986
-------------------------------------------------------------------
-------------------------------------------------------------------
Attached for your review is an application submitted by Ralph Melville
requesting an amendment to the design of the Carriage House (located
at 204 E. Durant Avenue) which was granted an allocation for 23 lodge
units in the 1:982 Lodge Development Growth Management Competition.
Please review this application and submit your referral comments to
the Planning Office no later than April 15, 1:986, in order to give
this office appropriate time to prepare for its presentation at a
public hearing before the Aspen Planning and Zoning Commission.
If you have any questions, please feel free to contact our office.
Thank you.
,......
'.......
ASPEN/PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 925-2020
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RE: LAA-f?-'''-';!- \\0"'-'- ("C"P~~'f '---"'.......-'
Dear
01\ tl ~
This is to inform you that the Planninq Office has completed its
preliminary review of your G ",-? ",..,,~~-.:;( application for complete-
ness. We have determined that your application
is compl ete.
~/ is not compl ete.
The addi tional
,/
items we will require are as follows:
Disclosure of ownership (one copy only needed).
/
Adjacent property owners list (one copy only needed).
Additional copies of entire application.
/
Authorization by owner for representative to submit
application.
Response to the attached list of items demonstrat-
ing compliance with the applicable policies and
regulations of the Code, or other specified materials.
of $ \ \,1 :;
A check in the amount
___ is due.
/
A. Since your application is complete, we have scheduled it
for review by the _on .
We will be calling you if we need any additional information
prior to that date. In any case, we will be calling you
several days prior to your hearing to make a copy of the
review memorandum available to you. Please note that it
(is) (is not) your responsibility to post your property with
a sign, which we can provide you.
Plea se feel free to call
assigned to this case, if you have any questions.
B. Since your application is incomplete,
scheduled it for public review at this time.
received the materials we have requested, we
to place you on the next available agenda.
sk..vz b~--" 'Ie ,"-
we have not
When we have
will be happy
, who is the planner
Sincerely,
ASPEN/PITKIN PLANNING OFFICE
~ ~/J1r
Alan Richman, pi&'rining and
Development Director
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333 east durant avenue
aspen, colorado 81611
MaJtch 20, 1986
cay 06 A.!>pe.n
Ptann~ng and ZOn{ng Com~~.!>.!>~on
A.!>pe.n, CO
Ge.ntte.me.n:
Th~.!> te.tte.~ ~.!> to authokize. Vav~d F. G~b.!>on 06 G~b.!>on & Re.no Akch~te.ch.!>
to ~e.p~e.Mnt Ratph Me.tv~Ue., and to MbrnU ptan.!> and appUcationll on
h~.!> be.hat6, at me.e.ting.!> 06 the. ptann{ng and ZOn{r.g Commi.M~on 06 :the.
cay 06 A.!>pe.n.
Re..!>pe.ct6utty yoUk.!>,
~~~
Raty;h Me.tv~Ue.
IN ASPEN- 333 east duran! avenue
aspen, colorado
303-925-7797 81611
the mountain chalet has
TWO LOCATIONS
IN SNOWMASS- box 5066
snowmass village.
303-923'3900 colorado 81615
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<ct :~whoselegaladdl'ess.is 333 East Durant, Aspen, Colorado 81611
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:::. !:J::g I of the County of Pitkin and State (Jf
I.~~ f.:;.;; . ~ Co\oloado of the sf;'('ond ,nrt'
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~ ._ ~ WITNESSETH, that the said partvofthe first part. fOI" and in ('unsideration of the sum of
, ~~($10.00) and other good and valuable considerations
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Reception No._____
_ Recorder.
, THIS DEED. Made this 15th day of February ,1984,
~ between COHMERCE SAVINGS ASSOCIATION OF &"'GLETON,
~ TEXflS, a Texas chartered savings and loan association
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FlUNG STAMP
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RALPH MELVILLE AND MARIAN MELVILL
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v,rf,UA.M
foMfttfrlelk:M{VIr/,V/ifiMI# NrIs/,JfNt/,j,,f<p.' the ,aid party uf the fi,',t part in hand paid hy {he ,aid parties of the
s{;'cl)nd part, the r('('l'ipt whereof is herl:'b~' l'onfl'ssed find a('knowledg:t'd, has granted. bargained, sold and conveyed, and
by these presents does grant. bargain. sell. convey and confirm unto thl:' said parties of sl'cond part. their heirs and
assigns forever. in tenancy in commoJ\, all the following Je::ieribed lot S or pal'(~e]S of
land. situate, lying and being in the County of Pitkin and State of Colorado, t:o \\'it:
Lots K, L, M, Nand 0, Block 77,
City and Townsite of Aspen
ST.\r[ Onr.UMHHARi' m
r'o-:,-" 1 c,
~. tb 1. u
also known as street and number
204 East Durant Street, Aspen, Colorado
,
-~
-
,.
TOGETHER with all and singular tl1(> hereditaments and appurtenances thereunto belonging, or in anywise apper-
taining and the reversion and 1'E'\'(,l'sions, n'mainder and ['emainders, rents, issues and profits thereof; and all the
estate, right, title, interest, claim and demand whatsoenr of the said party olthe first part, either in law or equity, of. in
and to the above barg-ainerl premises, with the hereditaments and appurtenances,
TO HAVE A:\1l TO HOLD thl' ~.;aid pn'tl1iSl'S abm'(' hargainpd and deseribed, with the appurtenances, unto the said
parties of the second part, their hl'in; rll'd lISSiJ..:"IlS foj'('\'P1'. And Ill{' ..,;aid party of the fir..,;t part. for himself. his heirs,
executors, and administrators, does COVf!nant, grant. baq..~ain alld a~ree tu and with the said parties of the second part,
their heirs and assigns, that at the tillll' of tl1<' ensealing' and dt'livery of these presents, he is well seized of the premises
aoovl' cunve~'ed, as of g'U{)d, SUIT, pl'rfvd. absolute and iIHh.fl'ilsibll:' ('state of inhl'ri\,lnn.', in law, in fel' simple, and has
good right, full power and lawful authol'ity tl) !-{l'ant, klrgain, "pH and convey tfw :-iame in mannl'l' and furm aforesaid,
and that the sallle are fn'l' alld ('leal' frum all furn1l'l' and other grants, lHlIxains, ~all's, liens, taxes, a~~essments and
encumbl'anC'esofwhatevl'rkindol'natuj'(' :'(Jl'\'t'r. except and subject to general taxes and assess-
ments for 1984 and subsequent years, U.S. Patent reservations and exceptions,
visible or otherwise apparent easements or other encroachments or encumbrances
which are not of record, and existing month to month tenancies in the improvements
on the property
and the above bargained pn'mi:;es in tll(' quiet and pl.aeeable po:<.~ession of the ,:,aid parties of the second part, the
survivor of them, their assign~ and thl' heirs and a:;..,;igns of ,:;uch sU'l'\'ivor, again:,t all and every per~on or persons
lawfully claiming or toclaim the whol('or any part ther12of. thl::' .said party of the first part shall and will \\'ARRA:\T A:,\'D
FOREVER DEFEXD. The singular numb!'r :,hall include the plural, the plural the singular, and the u:o:e of any gender
shall be applicable to all )!endl'l';;.
I~ WIT~ESS WHEREOF till' SHill pal't~. uftlw first part ha:o: hl'I'l'Unto .-;et his hand and seal the day and year fil'st
above written,
Signl!d, Sealed and Delivt'red in t hi' Pn'Sl'lh'l' uf
)
J
COMMERCE SAVINGS
ANGLETON, TEXAS
ASSOCIATION OF
~[SEAL]
\~' ., I'"~ --) {
~", .' -,. .' ,
By: ill~j~~~~r.,"l,--1s~'~o~ V--ic-;-pre~~~;;b
H" _ _{SEALI
I;
GU L(J,~'l,
STATE OF chAlJA!!rM }
o i ~ ~ County of '.:1) <,"--<. '-- r so,
The foregoing instrument was ackllowleJg-ed befort' me this
by Ella S. Pyle as Senior Vice-President
Angleton, Texas.
My Commission expires
,19
, Witness my hand and nfficial sp~J.
--- , .
~~;-: ,-,/ (
I':? n..
of
,1984,
of
day of February
Commerce Savings Association
II" rom",r..r~M "'mlre~ .8.MrH~, 1!\87
c-
-(;4: fLu
2900 FIRST OF DEN,Eo P! ~1,~
633 SF.VENi(cNn: ~-, ;;::",:r
OUN.t:il, CO:.O;-!/'.:i0 ~ '
:-,;"t"ryl'ul',;"
Ad~T'~SS
,_.._,-~-'-,~-;-'--
,;.'
, ~
'== GIBSON 6:. RENO. ARCHITECTS
March 17, 1986
D )~~ ~\\1.rW~: ~
~! ~ I 7 I~Cl6 ! U
Mr. Steve Burstein
Planning Department
130 South Galena St.
Aspen, Co. 81611
RE: CARRIAGE HOUSE
Dear Steve:
You will find enclosed seventeen copies of the Amended Carriage House
GMP Application for Lodge Developement. The Amended E'esign has been pur-
sued in the spirit of the meeting with Alan Richman (1/31/85) and with you
(2/18/86) in which minor changes to the design, and retention of the exist-
ing units on site was encouraged.
In introducing changes to the Design we have sought to remain within
the Spirit of the original Allocation, while reducing service impacts and visual
impacts where possible. In rebuilding the existing units that exist on-site, we
also allow five (5) of the allocated units (3 free market and 2 employee) to
return to the "pool".
Ann Bowman has reviewed the proposed employee arrangements, and
finds them quite satisfactory.
If you have any questions or need clarification, please don't hesitate to
call. Thank you.
Encl:
cc: Ralph Melville
203 s. GALENA STREET
ASPEN, COLORADO 81611
303/925-5968
--
~ MEETII\IG
N
& RENO . ARCHITECTS
PROJECT:
Carriage House
12-18-85
TIME: 4: 00
PRESENT: Steve Burstein, Da
ibson
NOTES:
1. Discussed new design. According to G.M,p. section of City Code,
it is necessary to seek an ammendment to the RpplirRtinn if Rny nf the
following are changed:
a. Design
b. Internal or external features
c. Impacts or services required.
Since it appears we are doing all three to some
seek ammendment (Planning must review materials
2. Ammendment process:
a. Submit materials to Planning Office, written narrative and
graphic materials sufficient to compare the application in detail
to the formerly-approved application. (15 copies)
1. These are referred out to several agencies for responses
(4 weeks)
degree,
first) .
we must
b. Planning and Zoning Cpmmission Public Hearing follows for
purpose of rescoring the project. (Rescoring is a comparative
measure against the former application and competitors in the
1982 L-l competition. (late February or early March)
c. City Council then takes action on application ammendment.
3. Note: Steve to send scoring sheet and transcript of P&Z delibera-
tions of 1982 scoring session and competition if anyt
COPIES TO: Ral ph Mel ville, Steve Burstein
BY:
OR vi rl P 1'i h"nn , AlA
418 E_ CODPl'=i=I Ll.\/I'="'1 11= #Prl7 . Ll.C::PI=I\.1 rnl nt:l^nn s::t1""11
~il~ / Q~C; c:;<::u:::s::t
~KL ~~LiLA~iUN ~UNt&KLNC~ ~Unn&K!
PROJECT: C'"~r;a~ t Ho,,~S:;m<,jm,j Rfl'";'''
APPLICANT'S REPRESENTATIVE: O~~ ~~~
REPRESENTATIVE'S PHONE:
1':(- i8-'8)
OWNERS NAME:
i(,JpJ, r.d,~tt
1. Type of Application:
2. Describe action/type
L ,J." c<."..;,k";', ( j ~ ~ I. :j;,
-~ 1, Jt..^;.J., f~ 101', l 1
'.\5' r",.IlCj af1'~( ,
3. Areas in which Applicant has been requested to respond, types of
reports requested:
VtI;tj".t'On -
f",-f 1 0"
IAiA l
ru~ip\J
~ff,J,,'it
Policy Area/
Referral Agent
CrrJit f~r (tii)i;'1i l:.,;-L (Itl))<~.'(":..~'''!.\l~L/(
9~ll_ III (bJ
Comments
J, ..tJ.t.,:; t. ",~(T 1J" r 4d,,/, fi1"fOiA1- 1).1 J.~,":h'1'Lk I
tJ.u...,.'J ( 11 A n I L" kt'j v C"1;"111;,.",i,,/,,L,
"-4- 1., IAf'~'..tr /"b(, rr. /'-,,'"1'oQ 0{ t ~ III . t.'.u ~ ~
--I e,~ct' uil, ";1 ,o~",t
['J / u2J
~f ,).,tt -iJ.;,~ilftarr,."n.d f'!J=""~)c~'I.INr('f.--,.f{/ffl".1'D'
'ull' L) ",1") .""
r 11A1 - ," - Ri1,)"j.. Vs"
/V:~1f." 1 P II), f' 'I;
~1:I,11 vil"',f,,
tvitJ.-zt, V ,.('1.,,, rlt~ 7
te '\i!V''':-'
4,{,j I {o.:"( c1 fl i'ltl'(1)tI ;1- 1 ,c~liv ('1(1"(.0(, ti1- I I (~f{~Ji'k r~~lvj(J),.
, ~ W' vi))
w, \j~..JM .
4.
f'~'
Review is: (P&Z Only)
(CC/BOCC Only)
/;'J.c..,}':l; c..4~-"-";' AJlv(/o1toJ.,
fl>&j)then to CC/BOCC) .
~,~
5.
Public Bearing:
,~
UYES)5 (NO)
"--.,.
6.
Did you tell apgl!cant to submit list of ADJACENT PROPERTY
OWNERS? (YES) ((N_@ Disclosure of Ownership: (YES) : (NO)
7.
What fee was applicant requested to submit:
. T. lu:v wed:,
8. Anticlpated date of submission:
9. CmlHENTS/UNIQUE CONCERNS: r~li,~,-<IJJJ ,L"t" ,il'~ll-1 rAR" /.e4'J rr "I"V1.:--i,L.~
. J ,iJiJ bi (..".11''<- ,L"ruel",,> ,"",+Ic", )..".H,,;t '." r>1<,;J]-",,'.dQ'J'J.., fr'l.r(,-q";rffJ<Ui<il-J,, "02~/
,.It"'-
'2',:,~"-/--- 10" d,p ,{ I,'i/!' ,./". ',:7 )7;1} l-' .,j S l 1J.1 ("<j!'" H,;,
-" ,. , it) ctt~ i'J,,'U.t-:-t.f.; , /)
D:,,/,..( i.,LI),'t:"., ,>f ,~:tjd~ ;'1t~/~1- t,i--,-t,-,_.t."'~ I It.......~I.;l L(;;f~"}'tI",. (H~'" d
(i/v^....)~ i'L".'.-ttt'_.t:'f"..,J (i~..f(j,~I', ~_'Ld li,J,I'li..,
f-n,.} (lith l (/1 (.1 A~IJ"" )1. t'..
,r',..".
, """.....
PROJECT: C ',CO Pji tlov',(
A!PLlCANT'S REPRESENTATIVE:
REPRESENTATIVE'S PHONE:
PRE-APPLICATION CONFERENCE SUMMARY
7.-/3 -~6
7.---n"U
vall'. ',I;'"
5' q 6t
OWNERS NAME: f\(lp~ L~"v.lu
SUMMARY
1. Type of Application: C14P Ar~~n/I!>h+
2. A D~c~ibe action/type of development being reques~ed:
'1 :t~j,,~-to~ frr R-eJLDfir1 __ &tl1jO t, +#rl\;o" U riC! J\I~t I 1'1$(,
\_'; q\~(tje'(1 JH: <':,MP L, (\'rIft;,r .' .,
\ 3) [n,pbyt--< +l~J ' G M P E.-J€fftpti?,jt.h":1( 1,-, JH - Sw>, (i1~i(j a~J Of\-)d...
('1) S i I R~v ,I", for R~Jvr" Ph i' "" /1.,-tJ, Il. m I f<) 0>;,01'1 \
. j
3. Areas in which Applicant has been requested to respond, types of
reports requested:
T( I
--- '.'
1,\,1
. I ' , !
--. /p f .'
\,or ~ " I I
4.
5.
Policy Area/
Referral Agent
K{r(,(,~ ~,,+llq8'21l148(, f,;IP<t'!t".
Comments
C~A"r>;" i~pl'I'c HD....') P".-ta (<?i{v/.t,," : .' IJ' f...,t,.,;t
.,Jo
'" { 1 0' -- I A ' .-J ;: ." I~ <<-<"0" .'"
v.v' rtj ""I~' "n 1JItil..'Rt- C4:'II1'f.ltH ,or \/':' ..i'ji..,*/l-I,
"IT-li..~"'''~
. . ~ ~ ~ j't. ,I-I j 'j,....
O"j'D.II.'f ..'''' <.6 J.I.#. .it ~. ,[inri, A'1J ne ji:;,j( """'~"11'
q,;t;~. 6 ~~,l V,1"'U I,t, 1, Jm ';--6 1Ii'''{,,' ,,/(I, ,;.71, 4\ -I-/...;J,
fl.l?l bd'M' Iq~:i. (tltvl<1,~" ~,7., t" 41JA ,i,;}'i1 ~,.;J H,\ A~~9y f.JAyl /'lK;I "/lW'
, ,v [P ~t'l") ,-I ,.ar'''''
Wtiif tof,t 1YJ1r,1]<f'l ~,;i alJ R.!,/, ~., ,..1(.r/ 1, fv,J~J ( n '1 vn,7J ,
$';'1> (~,I.~f.j. fut "1'1I1'1.'1<<' 10 >oM v,,-t.1k...... -----
l,<"t'"i ,;,1, ~"M L.,.., '[';;/') Ll~ ,b..,.. ~ MoJ '-in j' 'r-'M" M1I'.l",) -I,(I,Jpl
v
f?( /o"lio:I,." .,,-J,h
{)(ttimr..1;:n't tpi<l:Jtr/e"f~'l{(I_
ofr) ,1{ """fl.'If{ ~'V';~'!
cluJ/f,-' ,f,,?
OR"{]~ UJ--i' (rt/fto.:\{t,c-l,," ) _
G-2(lf'(1.1 ijsve (f fMi((Jlim~tl-t liS. ~e~Afr;uf~..
Review is: (P&Z Only)
(CC/BOCC Only)
(P&z then to CC/BOCC)
Public Hearing:
(YES) (NO)
6. Did you tell applicant to submit list of ADJACENT PROPERTY
OWNERS? (YES) (NOl Disclosure of Ownership: (YES) : (NO)
7. What fee was applicant requested to submit:
8. Anticipated date of submission:
9.
COMHENTS/UNIQUE CONCERNS:
5 e,,) 1/."-1<"') ; ~ ~~1i tfI.;;'!'v-L., 11/"". Ih",' 6,f.Iq,I~3i ,11It,.,...
rJJJ1Q}M'1'IVf, ,~~ fn /'}\111~t,t, 11M 5/1/l'v4t .
~
f'r....
'-
......."\.
,,/.
MEMORANDUM
TO:
Elyse Elliott, Engineering Department
FROM:
Steve Burstein, Planning Office
Carriage House Encroachment Application
RE:
DATE:
February 19, 1986
===:============================================================
The Planning Office has reviewed the Carriage House encroachment
request for placement of below-grade parking under the alley of
Block 77. Because the encroachment is enti rely below grade, no
negative land use impacts are foreseen from this proposal. It
appears that the encroachment will allow placement of the proposed
Carriage House Lodge further back from Durant Street, creating a
larger front yard. Encroachment may give the applicant the
opportunity to expand FAR because it entails reorganizing under-
ground space, some of which is not exempt from FAR (athletic
facility) . However, this appears to be a minor ramification of
the encroachment.
The applicant should commit to relocate all effected utility
lines in the alley and to pave the alley for the length of his
property (149.65')
SB.20
.-
....
MEMORANDUM
FEe I I 1986
To: Streets Department
Building and Zoning Department
Planni~g Department-"'~--<..
Electr~c Department
From: Elyse Elliott, Engineering Department
Date: February 7, 1986
Re: Carriage House Encroachment Application
---------------------------------------------------------------
---------------------------------------------------------------
Attached for your review is an application for an Encroachment
License from Gibson & Reno Architects on behalf of thier client
Ralph Melville for the Carriage House.
They're asking for an under9round encroachment for a parking
structure.
Please return your comments by February 17.
Thank-you.
s,t"VDlf-
C !v<,I,i,',. ef{;,.f -~- ~,(t~,..
L' "',)&'J "~,,,I
..... I ')) il." I' 1/1-'/ t.~i7"I{?
I T'l~" , . - I~
~'jj,7f,I('--iJ 2d1w''"-
( 111';r,~t!l,;~,~('~- 2JfJ,n,,,j.J
,
- <fv,ldjl1 0"",,,) ~, ,~.
'C, J ,~?
_ or'f.11.,t, t, ~~p/,J, fA,l?, 1~ld"("I~ 7 '
_ (,>,;1,"1 ,~I.1-,,,,,'1h,1re1,,,,,e,",...h,,:f)
_ f,ltv!e ,tl,,1;,\ - pi" t., ,,,,>,l,ho,:},'J,
n: 6,,-;) <. l(l,t'J I $(",1,.-, d- j'')' 4,.1,.'1 t~/'fJ,M I"
(,,,-~'AJ;'I1))'4.r JJO'J{.
~~ GIBSON
c
J""'"'
'...I'
&. REND. ARCHITECTS
Pt~O,lect :
Ca r' ~~.i. aqe HC)l.J'.::;E~
Block 77
Lots K, L, M, N,
& 0
Applicant:
r~alph Melville
:3:3:'; East DI.H--ant
Aspen, Color"ado
Strpet
01611
Abutting Property Owners:
Block 70
Lot I
Lljet"Tler", Sat"ah R~
510 Cemetery Lane
Aspen, Colorado 81611
Lot ~:;
Sabbatini, Richard E.
Post Office Box 2781
Aspen, Colorado 81612
Block 77
Lot A & B
Hallam, Augustus Felton and Hallam, Margery L.
410 South Aspen Street
Aspen, Colorado 81611
Lots C, D, E, & F
Paas, Leroy G8
~228 East Cooper"
Aspen, Colen-ado
Avenue
i;:i16ll
Lot P
Aspen Manor Lodge Ltd.
An Oklahorr~ Ltd. Partnership
411 ~Juth Monarch Street
Aspen, Colorado 81611
The encroachment is proposed for Ble~k 77, Lots K, L, M, N, & o.
The encroachment will be 8'-0" into the alley on the North side of
the property and will run the length of the property (149.65').
The purpose of the encroachment is to allow for parking below the
pt"opose..:i lodge.
The utilities located in the alley will be relocated according to
utitily company guidelines. at the expense of the applicant. The
applicant shall also provide the waivers and guarantees desired by
the utilities (elsl:tric, gas, sewet-).
418 E. COOPER AVENUE #207 . ASPEN, COLORADO 81811 . 303/925-5968
, .
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--- . .......
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~ MEETIN";
..1.
NOTES
GIBSON IS. RENO . ARCHITECTS
PROJECT:
PRESENT:
,.
DATE:
Carriage House TIME:
Alan Richman, Ralph Melville, David Gibson
January 31, 1985
9:00 AM
NOTES:
We reviewed the GMP Allocation which was given to the Project
in 1983.
1. Changes to the Application can take form of:
Ii. Am~nrim,:!ont~ nr
R Ra,_ApplirAtinn fnr ~MP AII'ntment
? PlAnning nffll"':A l"':An AVRlllRtA any chanaes and recommend \
to P IRnning Rnn Znning R~ to whether the chanaes constitute
!I:l:llh!l:l:tRntivp r.:hanOAFl requirinQ re-aoplication or minor chances
within the~pirit of the oriainal aooroval. reaui rina onlv an
::UTl~mrtmAnf~ !
3 The Plannina Office is ODen and aareeable to minor chan!les to
this ADDlication, eSDeciallv as re!lards Architectural Desi!ln,
and the DroDosed transfer of units off of the site.
4. Time line for the p'roiect Is as follows:
A. Deadline of June 1, 1985 to have Application for Bui Idlng
Permit Into Bui Iding Department, or,
B. An extension of the deadline as recommended by Planning
and approved by City Council; extension must be granted
by June 1, 1985 (Counci I is favorably disposed to legitimate
extensions such as this one).
C. 120 days for Building Permit process maximum;
D. 120 days until breaking of ground maximum.
5. Amending the Application was discussed at some length.
A. Amendments would have to come within the spi rit of the
original approval, that is, the functions, uses, open space,
amenities, and square foot divisions within the Lodge would
have to be similar or equal to those as approved.
B. The locating on site of the six existing multi-family units
in addition to the 26 GMP allocated units is an amendment
which the Planning Office would look
favorably upon
f#ff
and
COPIES TO:
BY:
418 E. CDOPE~ AVENUE #e07 . ASPEN, COLORADO 81611 . 303/925-5968
~MEETI~~
,
NOTES
GIBSON 6:. RENO . ARCHITECTS
PROJECT:
PRESENT:
,
Carriace House
Pace -2-
DATE:
TIME:
1/~1/R",
9:00 AM
NOTES:
this could be done throuQh the Special Review and amendment
orocess.
C. This amendment process would be a two-step approval:
1) PlanninQ and Zoning
2) City Council
6. Soecial Review is required to review] deed restrict]and approve the
employee housinQ portion of the Project. This review can be done
as part of the two-step process above.
7. Before removal of the existing six units on the site, it is necessary
to verify thei r existence and configuration by a walk-through of
Bill Dreuding and a verification statement issued by Bill and Alan
saying that they exist and in what form they exist.
8. If the Project is to be phased, such phasing should be identified
and made part of the amendment before P & Z and Council.
9. Fee of $1490.00 is requi red for the P & Z and Counci I Review
(assuming 11 hours in house,more or less hours will be either billed
or refunded over or above the $1490.00 amount).
BY: Ike S}~
.
COPIES TO: Alan, Ralph
f
418 E. COOPER AVENUE #e07 . ASPEN, COLORADO 81811
303/925.5968
-,
~ PHONE: MEMO
GIBSON IS. RENO' ARCHITECTS
PROJECT: (""'4,k!JAq~ (--(TY ~ DATE:
TALKED WITH: ~ ~ f?U/f?5'TEdl.l TIME:
OF: PI./f7lll.0J6-- p~.
REGARDING:
,!t-H/VE"A../)kG<./('" 'lD G,).-JP.
NOT s:
4 7'1
7Z~/<f6
.....
~
J
%.
~ Fi1-IPLDY~
r~JC-;.
DECISIONS MADE:
FOLLOW-UP ACTION REQUIRED:
COPIES TO:
BY:
418 E. COOPER AVENUE -207 . ASPEN, ca..oRAOC B1B11 . 303/82S.59BB
,
CARRIAGE HOUSE
2D4 E. DURANT AVE.
ASPEN CD.
I
\\L GIBSON &. RENO . ARCHITECTS
,-
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'."1
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AMMENDMENTS TO THE
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~
1982
LODGE DEVELOPEMENT
GROWTH MANAGEMENT
ALLOCA TION
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FOR 23 LODGE UNITS
~
AND 3 EMPLOYEE UNITS
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AT 204 EAST DURANT AVENUE
ASPEN,COLORADO
w
"'!Ilf
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MARCH 14, 1986
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CONTENTS
Synopsis
Zoning Data
Comparative Project Data
Comparative Scoring Data
Text
II.
III.
IV.
Drawings
I.
4
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I.
Availability of Public Facilities
and Services
A. Water
B. Sewer
C. Storm Drainage
D. Fire Protection
E. Roads
Quality of Design
A. Architectural Design
B. Site Design
C. Energy Conservation
D. Parking and Circulation
E. Visual Impact
Amenities Provided for Guests
A. Meeting Areas
B. Dining Facilities
C. Recreation Facilities
Policy Goals
A. Employee Housing
V.
Bonus Points
Approved 1982 Allocation
A. Zoning/Location Map
B. Site/Utility Plan
C. Basement Floor Plan
D. First Floor Plan
E. Second Floor Plan
F. Section
G. Elevation
H. Typical Unit Plans
Amended 1986 Application
A. Existing Conditions Survey
B. Site Plan
C. Basement Floor Plan
D. First Floor Plan
E. Second Floor Plan
F. Third Floor Plan
G. Elevations
H. Sections
I. Typical Unit Plans
J. Employee Unit Plans
K. Off Site Employee Housing
L. Photo'of Model
page
1
2
3
5
6
6
6
7
7
8
8
9
9
10
10
11
11
12
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
SYNOPSIS:
LODGE DEVELOPMENT
GROWTH MANAGEMENT PLAN
AMENDED APPLICATION
*
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An allocation was granted in December, 1982 for a lodge of 26
free market and 5 emp16yee units (15,000 SF) to H.B.C.
Investments. At the time of approval 6 additional short-term
units (3,694 SF) existed on the site, which Cantrup indicated he
intended to rebuild on another site. (Permission never
obtained.)
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Subsequently, the project was sold to Ralph Melville who allowed
the existing units to be used long term. Two six-month
extensions and an alley encroachment licence have been granted to
allow the new owner to revise the design. The Amended Design, as
herein described, seeks to improve upon the Quality of Design and
Amenities, and to reduce service and visual impacts, while
retaining the Spirit of the Approved Application. We request the
following Special Review:
1. Approval of the Application, as Amended
2, G.M.P. Exemption and Deed Restriction of the Employee
Housing
3. Change of Use from Long Term to Short Term of the
existing multi-family units
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For convenience and clarity, we have compared the Amended
Application side-by-side with the former Application, since we
understand that the two are to be scored comparatively one
against the other, under the 1982 Scoring Criteria.
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ZONING DATA:
I. Project Name
2. Location
.
3. Street Address
4. Parcel Size
.
5. Zoning
6. External FAR
.,
7. Open Space Requirement
8. Internal FAR
Maximum Rental Area
Minimum Employee Area
Minimum Public Space
~
~
9. Parking; one space per room
-
"Carriage House"
Lots K, L, M, N, & 0
Block 77
City of Aspen
204 East Durant Avenue
15,000 SF
L-l
1:1 (15,000 SF)
3,750 SF (25%)
10,000 SF
1,250 SF
3,750 SF
15,000 SF
10. Existing on the site: 6 multifamily units (3,694 SF)
11.
Owner:
Ralph Melville
333 East Durant
Aspen, Colorado
(303) 925-7797
Avenue
81611
12. Architect:
Gibson & Reno Architects
418 East Cooper Avenue
Aspen, Colorado 81611
(303) 925-59(;8
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COMPARATIVE PROJECT DATA:
APPIlOVEIl 19H2
ALLOCATION
MIENUED ](IBG
API'J,ICATION
Free Market
11,300 SF (new)
... :3, f~fL12,E. (existing
. H,!)IO SF 1 (I t DD/I Sio' z'ebui It)
2,B45 SF, or 1 ~I~~ '1,138 SF, or 28%
<) " covered, 26 covered,
L......
9 uncovered 5 uncover"ell
fi I H~')LI SF (new)
3,694 SF (existing,
,-ebuilt)
9,270 SF 9,5HB SF
1,254 SF (on-site)
__-.fl.1.Ll>J:. (off-site)
I,G50 SF 2,095 SF
-.-.-- -----.
3,750 SF 3,949 SF
240 SF 210 SF
23 new lodge rooms
5 (existing lodge
rooms ,-ebuilt)
26 lodge rooms 28 lodge rooms
3 employee units
(on-site)
3 employee units
- (off-site)
5 employee units G employee units
20 lodge rooms 21 lodge rooms
@ 330 SF @ 337 SF
6 lodge rooms 2 lodge rooms
@ 370 SF @ 356 SF (avg. )
5 employee On Site: s(< r.~
rooms
@ 330 SF - 2 employee rooms @v~
3B4 SF-4~~):1e.A1j-Yfj
, 1 employee un}t @ {1
~ 1 S ~ /"1~V,' "07'tS.
Orf Slte:
2 employee units~
310 SF'd.n",,,1,' -4.
1 employee unit @
220 SF eft"",,; C"'..-I"(
5 units total G units total
(Indefinite) Construction will
begin in June, 1986
(.-t
*EXTERNAL FLOOR AREA
*OPEN SPACE
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PARKING
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INTERNAL FLOOR AREA:
Rental Areas
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Employee Area
Public Space
Storage
NmllJ Ell & TYPE OF
UNITS
SIZE OF UNITS
,-
Employee Units
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SCHEDULE
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*Note:
and al
Scale Drawings will be made available to Planning Office,
the Public Hearings.
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.
I. AVAILABILITY OF PUBLIC FACILITIES & SERVICES
Approved 1982 Allocatibn
Amended 1986
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iii."
A.
ts. )
Water (max. 2
..
8" line exists in Aspen St.
and a 6" line in Durant Ave.
new tap into main line is
proposed.
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"..
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8" line exists
and a 6" line i. ~. .1ew
tap into main Ii i~
proposed; large , .~lJgh to
accommodate fire sprinkler
systems, 4" minimum size
R.
ts.
..
S..wer (max. 2
-
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8" sewer lines exist in
Durant. Aspen St., and the
alley of Dlock 77.
"Maintenance of the sewer in
the alley" was promised as
part of the application, with
no apparent specific
mechanism, arrangement or
details offered to carry this
out.
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8" sewer lines exist in
Durant, Aspen St., and the
alley of Block 77. The
applicant will be replacing
150 l.f. of the 8" line in the
Alley as part of his Project
at his own expense. This line
will be routed adjaeent to the
underground parking garage,
with frequent access and
maintenance points, built to
the Sanitation District's
specifications.
-
C. Storm Draina e
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1. Drywells were
discussed to collect roof
nnd surface runoff, but
none were indicated on the
drawings.
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2. Additional catch
Lasins (2) were discussed
as possible improvements
in conjunction with the
18" and 27" storm drains
existing in Durant and
Aspen Streets, but none
were offered to be
provided as part of the
Application.
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1.
il;" ,Jo'
Applicant proposes to
install a french drainage
system around entire
perimeter of building (500
lineal feet) to collect
subsurface drainage
2.
Surface drainage will be
collected through a
drainage mat system below
the sod, and through
drainage grates at all
surface slabs and
walkways, covering
approximately 12,000 SF of
exposed surface area.
w
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3. Roof drainage of the
50% of the roof which
drains to the center will
be collected in an
internal roof drain
system. All storm
drainage will pass through
a debris, dirt, and gravel
trap with clean-out
located in the basement
mechanical room.
n.
Fire Protection
------
{Max 2 pt~~
3 nenrby hydrants exist:
corner of Durant and Monarch;
co,'ne,- 0 r Cooper and South
Spring: corner of Durant and
Aspen. 6 blocks from
firehouse; water pressure 65
psi
3 nearby hydrants exist:
corner of Durant and Monarch;
corner of Cooper and South
Aspen; corner of Durant and
Aspen. 6 blocks from
firehouse; water pressure 65
psi
E. Roads (Max 2 pts)
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J'JIII
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.W
1.
2 new streetlights are
proposed along Durant
St.
2.
Pedestrian benches are
proposed at the corner
of Durant & Aspen
Streets
Parking garage
entrance is proposed
off of the alley.
However, a
encroachment by the
Deep Powder Lodge in
fact prevents such an
entrance, prohibits
adequate turninl
radius, and narrows
the alley down to 14'
at this point.
1.
2 new street lights are
proposed along Durant St.
2.
A new bustopjgazebo with
pedestrian benches is
proposed at the corner of
Durant & Aspen Streets
3.
Parking ramp entrance off
of Aspen Street is the
most practical solution,
given the constricted
alley situation.
7
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Approved 1982 Allocation
Amended 1986 Application
~
II.
QUALITY OF DESIGN
...
...
A. ARCHITECTURAL DESIGN (Maximum 3 points)
...
1. Materials:
limber and moss
roofs.
heavy
rock: flat
.,
...
2. Character: 'modular
look': similar to the
Prospector and the Aspen
Inn (recently demolished).
Lr)oks like 'more condos';
-similar forms ann
materials
1. Materials: brick, patterned
concrete, redwood siding, cedar
shingle siding, metal roofing.
2. Character: "Victorian/Post-
Modern look"; simi lar to the
Hotel Lenado, but not same as.
Looks like a small hotel with
character and identity;
-varied forms and materials
B. SITE DESIGN (Maximum 3 points)
1. Although the Appli-
colion claims 29% open
space, it includes the
pool and pool deck in the
calculation, which is not
allowed. Actual zoning
code-required open space
amounts to only 19% as
measured from the approved
site plan (2,845 SF)
2. 6 uni ts face onto the
alley.
3. All utilities under-
ground.
1. Alley will be repaved
for 150' behind the
property.
.
5.
and
Landscaping of trees
ghrubs; (no delails
offered) .
are
-
,~
-
,-
1. The Amended Design yields
43% open space, if the pool and
pool deck are included. However,
the code-required open space
amounts to 28% as proposed herein
(4,13B SF),or, 45% more than the
Approved Application.
2. No units face onto the alley
3. All utilities underground
4. Alley will be repaved for
270', the entire length of the
city block.
5. Landscaping will include a
row of 2 1/2" caliper (min.)
Mountain Ash (12) along Durant,
similar to those being placed
throughout the city by the
Park's Department. Lilac, Tammy
Juniper, and Poten~illa shrubs
will be placed adjacent to
porches and entrances. The
entire unpaved surface of the
Project will be sodded in
kentucky bluegrass/rye grass and
irrigated.
8
C. ENERGY CONSERVATION (Maximum 3 points)
-
1. 20 of 31 units orient
South. However, the con-
tinuous 10-14' deep decks
on the South insure that
n~ sunlight could pene-
trate the units'
,~
-
2. Electric heat is pro-
posed.
-
~
~. Standard construction,
with 10% over code mini-
mum insulation.
-
".~
-
4. No Active Solar heat-
ing is proposed.
1. 23 of 31 units orient South
These have generous bay windows
with 6' decks located along-
side, not in front of, the
windows.
2.
Hot water heat will be used.
3. Poured-in-place concrete
floors (8" thick) will be used.
These "mass floors" will store
the passive heat collected during
the day and slowly re-emit it
during the night. The mass
creates a "flywheel" effect which
minimizes the normal daily
heating and cooling demands one
experiences with standard
construction. Insulation will be
at least 10% above code-minimum.
4. Active Solar Heating (twelve,
12, 3' X 8' roof-top panels) will
provide the heat for the outdoor
swimming pools and the domestic
water.
-
D. PARKING & CIRCULATION (Maximum 3 points)
1. 9 surface parking
spaces,22 underground
1. 5 surface parking spaces
26 underground spaces
2. Cars partly screened
from view of street
.
3. 8' long trash/utility
area along alley, [code
24--3-7(h) (4), requires 33'
therefore, parking plan
does not work as shown,
without a variance].
.
'.
.
2. Cars totally screened from
view of street
3. 33' long screened trash/
utility area adjacent to alley is
provided as required.
E. VISUAL IMPACT (Maximum 3 points)
...
1. Flat roofs, 28' high.
3-dimensional forms are
~
1. Varied rooflines: gable,
dormer, tower, and arcade forms,
9
E. VISUAL IMPACT (Maximum 3 points)
1
1. Flat roofs, 28' high.
3-dimensional forms are
repetitive, monotonous,
and boxy.
~
..
..
'..
2. Building location
follows front and side
yard set-backs very
closely; shown 10' in
front; 5' on side
(should be 6'-8" along
Aspen St.)
-
.,
1. Varied rooflines: gable,
dormer, tower, and arcade forms,
avg. 28' high. Variations in 3-D
forms: curved and rectilinear;
positive and negative, are used
for contrast and interest.
2. Building location sets back
10' from Aspen St., and, as it
turns the corner, steps back an
average 42' for 116 lineal feet
of frontage along Durant!
-
Approved 1982 Allocation
Amended 1986 Application
III. AMENITIES PROVIDED FOR GUESTS
-
A. Availability of On-Site Common Meeting Areas, Such as Lobby &
Conference Areas (Maximum 3 points)
,-
1.
of
-
Lobby and Conference area
of 2,410 SF is offered.
This counts four spaces:
the Lobby circulation
space (315 SF), the Bay
sitting area (165 SF),
the Dining Hall (250 SF)
and the sub grade window-
less meeting room
(1680 SF).
-
-
..
-
..
-
,
...
-
1. Lobby & Conference
2,198 SF is provided.
includes three spaces:
Lobby/Sitting area (601
the Dining/Meeting room
(1,417 SF)
area
This
the
SF)
and
10
H. Availability of On-Site Dining Facilities (Maximum 3 points)
1.
w
2,255 SF of "dining area"
is represented. This
includes three spaces:
the Dining Room (410 SF)
(includes 160 SF of out-
door deck in this
figure!), the Bar area
(165 SF), and the Meeting
Iloom (1,680 SF) (It should
be noted that the meeting
room has no adjacent kit-
chen facilities a6d would
require catered meal; also
this space is being
'double counted' as both
Meeting and Dining.
Therefore, for consis-
tency, the amended app-
lication will also
double count this space.)
,...
-
~
-
-
-
2.
Kitchen shown is 100 SF.
1. 2,108 SF of "Dining Area" is
provided. This includes two
spaces: the Dining/Meeting room
(1,417 SF) adjacent to the kit-
chen, and the Lobby/Sitting area
(601 SF). No outdoor space is
counted" although extensive pool
deck area is available contiguous
to the dining/meeting area)
2. Kitchen facilities of 498 SF
will provide full sit-down meals
for guests and/or special
banquets.
C. Availability of On-Site Accessory Recreational Facilities
(Maximum 3 points)
1. 1753 SF are represented,
which includes pool, pool
deck, and 'health club'
2. Pool is IG X 30' and
pool deck is 664 SF
.
:'1. 'Health Club' is 448 SF
but is undefined, unde-
signed, and windowless.
~
-
~
-
'.
-
-
1. 3,394 SF are provided, which
includes pools, pool terrace,
stearn room, exercise room, and
locker rooms.
2. Swimming pool is 18 X 36'
with an integrated 7' X 7' whirl-
pool at one corner, pool deck is
1,668 SF.
3. Steam Room, Exercise Room,
and Locker Rooms (M & F) are
1,056 SF and include exercise and
nautilus equipment with views of
the pool.
11
IV. Conformance to Local Policy Goals (Maximum 20 points)
Approved 1982 Allocation
Amended 1986 Application
A. Provision of Employee Housing (Maximum 20 points)
-
1. 5 rooms @ :130 SF are of-
fered on-site for 2 employ-
ees each: a total of 1,650 SF
and 10 low-income emplovees.
1. 1 manager's efficiency
apartment @ 374 SF (1.25 employ-
ees): 2 dormitory units on-site @
440 SF avg. (4 employees)
2 off-site cabins* @ 310 SF
complete with fireplace, kitchen
and bath (4 employees); 1 o[f-
site cabin @ 220 SF with
fireplace (1 employee): a total
of 2,095 SF and 10.25 lo~-incorne
eml'l oyees.
*Note: Proposed off-site deed-restricted cabins are located at
the Swiss Chalets, West Main Street, cabin #1, 2, & 3. (See maps
follo.dng. )
,
V Bonus Points (M~xiJDUm 5 points)
Approved 1982 Allocation
Amended 1986 Application
-
Though a standard sma]]
lodge in the HBC mold, this
design provided several nice
amenities and was awarded 1.5
b(JIlUS points tlY (lne Commiss
ioner in the 1982 scoring.
.
-
-
-
-
If high quality, small scale,
extra amenities, innovative de-
sigrl, 3n(1 firepl.oof construction
are important to the Aspen Lodg-
ine market, thpn this Proje(:t
should eel'tainly be .Hvarded bonus
points in the 1986 regrading.
"
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\ '1
ASPEN/PITKIN PLANNING OFFICE
. 130 South Galena Street
Aspen, Colorado 81611
(303) 925-2020
LAND USE APPLICATION FEES
City
00113 - 63721 - 47331 - 52100
- 63722 - 47332 - 52100
- 63723 - 47333 - 52100
- 63724 -47341 - 52100
- 63725 - 47342 - 52100
- 63726 - 47343 - 52100
- 63727 - 47350 - 52100
- 63728 - 47360 - 52100
REFERRAL FEES:
00125 - 63730 - 47380 - 52100
00123 - 63730 - 47380 - 52100
00115 - 63730 - 47380 - 52100
County
00113 - 63711 - 47331 - 52200
- 63712 - 47332 - 52200
-63713 - 47333 - 52200
- 63714 - 47341 - 52200
- 63715 - 47342 - 52200
- 63716 - 47343 - 52200
- 63717 - 47350 - 52200
- 63718 - 47360 - 52200
REFERRAL FEES:
00125 - 63730 - 47380 - 52200
00123 - 63730 - 47380 - 52200
00113 -63731 - 09000 - 52200
00113 - 63732 - ??oo0 - 52200
PLANNING OFFICE SALES
00113 - 63061 - 09000 - 52200
- 63063 - 09000 - 52200
- 63062 - 09000 - 0??oo
- 63066 - 09000 - 0??oo
- 63069 - 09000
Name:
Address:
I'
Phone:
Project:
GMP/CONCEPTUAl
GMP/PRELlMINARY
GMP/FINAL
SUB/CONCEPTUAL
SUB/PRELIMINARY
SUB/FINAL
ALl2-STEP APPLICATIONS
ALL '-STEP APPLICATIONS
ENVIRONMENTAL HEALTH
HOUSING
ENGINEERING
SUB.TOTAL
GMP/GENERAL
GMP/DETAILED
GMP/FINAL
SUB/GENERAL
SUB/DETAILED
SUB/FINAL
ALL 2-STEP APPLICATIONS
ALL 1-STEP APPLICATIONS
ENVIRONMENTAL HEALTH
HOUSING
ENVIRONMENTAL COORD.
ENGINEERING
SUB-TOTAL
COUNTY CODE
ALMANAC
COMPo PLAN
COPY FEES
OTHER
SUB-TOTAL
TOTAL
'-
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1h r
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Check #
-- i
Date:
# of Hours:
r
Additional Billing: