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Home My WebLink AboutLanduse Case.ZO.Zoning Code Studies.1975-ZO-1 CITY DOWNZONiNG EXHiBiTS ./ '~V/q\1'7 i .' l .( I l I I '\ '"~ t""" . .A. .Ili bit Number . Item 1 ! ! , , ;. 2 , 5 6 7 Board of County Commissioners Pitkin County Resolution Number 74-16 (Re: Zoning Resolution and Map Amendments) - Board of County Commissioners Public Hearing on County Downzoning held January 29, 1974 Adopted Plans and Studies by the City of Aspen Planning and Zoning Commission Annexation Maps , f , t '. 3 4 Ownership List 8 City of Aspen Zoning Code - 1966, and Map 1970 Public Hearing held by State of Colorado Division of Highways and County Commissioners 1955.Zoning Code 9 10 list of Witnesses for Downzoning Summary of Rationale and Support Materials Proposed Rezoning, City of Aspen - July, 1974 11 12 list of Condominiums 13 14 15 Maximum Density of Vacant Land - July, 1974 Vacant land and Potential lJuild Out by Present Zoning Districts Under-Utilized land Under Present Zoning Under-Uti1ized land Under Proposed Zoning Vacant land and Potential Build Out by Proposed Zoning Districts A Sampling of Floor Area Ratios Non-Conforming lots - Non-Confonning Uses Factors Affecting Zoning Proposals for the Mixed Residential Area Multi-Family Density Proposal Proposed Zoning Code and Maps - June 1974 Aspen Skier Interview Study and Tabulation lodges Which Have Been Converted to Housing Uses Planning & Zoning legal Notice of Public Hearing 16 REFERENCJ_ F lLE_S_: Mountain View Preservation legal Notice. Ordinance and Map View Preservation Exhibits Viel'l Pldne - Glory Hole Viel~ Plane - Ruhey Pal'k Vie\~ Plane - ~l,lin 8040 Greenline (file in District Court for County Downzoning) Olympics File Ute Avenue "....,., ~. Exhibit Number Item 18 19 20 Planning and Zoning Resolution Recommending Adoption of the Proposed Zoning Code and Map Proposed Aspen Zoning Code and Map (revised) Council's legal notice of first public hearing Council's legal notice of second public hearing (second reading) 17 24 Rationale for creating non-conforming uses Revised Potential Build-out by Revised Proposed Zoning as proposed by Planning and Zoning Commission List of Changes Recommended from Publication of Zoning Code, March 1975 Proposed Subdivision Regulation 21 22 23 -"".! 1""'\ .1"'\ INVENTORY WORK MAPS NO~ ITEM 1 2 3 land Use (3 sheets) Elements of the Urban Design Plan (loa and 400 Scale) Governmental land Use Actions Since Adoption of the . 1966 General Pl an Aspen land Use Plan - July 1973 1966 Master Plan Work Maps - Ordinance 19 land Use Map (4 sheets) 4 5 6 7 8 9 10 11 12 13 14 15 Density Distribution Development Trends Planning Consider.ations - Bibliography Analysis (2 sheets) Ownership Patterns Vacant land Maps Under-Utilized land Maps Mandatory PUD Areas Proposed Zoning in Areas Allowing Tourist Accomodations Registered Voters lodge Area Historic Work Maps Historic Structure Candidate for Possible Historic Designation Hi stori c Buil di ngs Inventory Design Objectives Predominate Facade Material Building Massing land Use Historic Character 18 Planning and Zoning History Aspen land Use Plan 1974 Proposed Refinements and Revisions (NOTE: Reference Display till After Hearing) Central Core lodge Area Bottom of Ajax Mixed Residential West Rio Grande Mixed Residential East lakeview Addition Area East Aspen Aspen Institute Aspen Urban Area Rio Grande Inventory Map and Planning Concepts (NOTE: Reference exhibit, this item available in Planning Office) 16 17 19 Smungler Mountain Park-Midland Avenue Plan (NOTE: Reference exhibit, this item av,,:lable in the Planning Office) Proposed Aspen Zoning - June, 1974 20 . .,-; . r"""'i Page Two City Downzoning Exhibits Zoning of Public' Lands Smuggler Mountain Park-Midland Avenue Plan Oklahoma Flats Rio Grande Site Plan Genera 1 Hart-Krivatsy-Stubee Historic Preservation Central Area Designation H, Historic Overlay District Ordinance Lift No. 1 City Hall Main Street Corridor Stallard House Court House Wheel er Opera House' Ute Cemetery Studies listed on Pages 9 and 10. Section IV, Paragraph 5; SUMMARY OF RATIONALE & SUPPORT MATERIALS PROPOSED REZONING CITY OF ASPEN. Studies and studies in process listed in Addendum B, to Board of Pitkin County Commissioners Downzoning Resolution No. 74-16. f'i' 1 ~ ..- I 1-..... ! ~,' ',,",. \, p ~-- .f '" . . .:,,:'. ----- " :.,} "".'; .~, ','" \. \ ...a;. ..""\;. -.~- "" \. "","- " ,",~'. , I , '.~ " '. r ,. t.. ., \ "'. ~,.; \ .\ ':..~~. f Y' '\ , ,~,l.~ . ',,< ,,,',' ."/ . . ,::.' " . , ,<1\-.","> '/', , , ;'1. ~ <-~/ /.1' . <r ~~# ..... I If /1, /1/ ,// ///i /:~/ , :"L~,~,' /, ......~,-. . / I .~. ~... ", ~- ....... .... ~r.~.,~. '..." (J'I, <' --- ~.-' ,.,..~ '.." '-, ". I I I I I i I I k I i , I " ., ~,;;o r: .",., ." ",' " If..:.:, . .><- ;- , .10. .... ~ .;,/"J .,/ ...;.....,. ~~/ .~. "1' '. . P--i'- i I ~i " ,i, I " .....if _", - . '......:~, :;7- ..,~ ,. -, ~,. j '''''' , .,,~-- -~ ~ ...".... '- -. -" .., '" , '~'- . ",' ...... ,', .... , /' , " ... " " "'\0." " '" ."", " t, 'i..... ..r ..''\; .I '.~" \ .-" '/ '. I II \\ " , \:'< '.:" ~\' \\":-,,'< . ~ t~ ~~, .. ....,.. I -" 11 ; f.- '"J '\' . 'c..,<\:; '-... " .0' '.........' \ ,. i, h ; \ 'I, '.f. . -j' -, '-4;" 1 ' ,t.- ,f ,/ /' '....'~~...'..r ....,.. , t, \ 'C -z- !f!l9".7 . ",JI:." r ...-' .' " \\ \ \\ \. , .//' ~. "\ --;,,' \. .' // /~' ;-:;:.~:</ .../", f ., "~_.......... \ , / / ..-.,----,.( " " ~ .. " .-......- '''',.. -":;,'...:..,....,-~ .~ ~. '~ ....... ...... ........ .... ,~ '.. .. ~ ~- ~ '.. -.. ~. ,...~-" ", I ;' ,\ ' -",,'( '/ .' ~, ,," ~' ".', ///' ....c '\ \ ", ", ",..~'..;Z:.::.-. - " ....... """ ..... -.. .... .... .~ ::.:;~.-...,. ",- --. -. " ~ ). .. -" . \.:'.--_. ". \ ..... -' i ~ r I I I I /~I -;::,'/ / I ".. " . '. \ ", .-- -. " [ ,::~...-;...! , "". ., -~~i . I I 7j " /1 ",,,.,.;.1, i ... -;"",'J'~'~f~': ,</- . '<:; ~','.,-h;; .- AREA TOTALS ,~~(~;~,~;,"E~,:";{;F:i, ,', i "~ ~}~: ~;I -<t'> ""'__-,"(t,.," ',", ):~- ::>:.->': MAP,REF." AREA 1 'SnOwbunny 2 Aspen'Institute 3 ' 2nd' Aspen Co.Sub. 4 Northwest Secti on 5 Southwest Section 6 ' Lakeview Addition 7 Oklahoma Flats 8 Rio Grande Area , 9 Centra 1 Core ,:';.::-~:, ',:,'- ".:" 10 , l.odge Area Base of Ajax 11 Mixed Residential East 12 Sunny Park '13 Ute. Avenue Area Riverside Area -",," _C"." ,-~ '- TOTALS .' ACREAGE* UNITS ZONING CODE ALTERNATIVES PRESENT i PLANNING OFFICE P & Z ,,', ,. PRE ORD.19 PROPOSAL RESOLUTION. CITY COUNCIL RECOMMENDATIONS 29.92 Ac. 2,9.92 Ac~ 78-156 uts 60-120 uts, , " BUILD OUT TO BE SET BY MASTER PLAN 17.04 Ac. 17.04 Ac. 17.04 Ac. " 17.04 Ac. 49-98 uts 49-98 uts 49-98 uts 49-98 uts 11.89 Ac. 11.89 Ac. 11.89 Ac, 11.89 Ac. 98-196 uts 86-115 uts 86-115 uts 86-115uts 5.5 Ac. 5.5 Ac. 5.5 Ac. 5.5 Ac. , 160-320 uts 49-58 Res.Uts 51-61 Res.Uts 35-47 Res .Uts ' 10 Lodge Uts o Lodge Uts o Lodge Uts 12.0 Ac. 12.0 Ac. 12.0 Ac. 12.0 Ac. 275-549 uts 36-44 uts 24-48 uts 24-48 uts 8.09 Ac. 8.09 Ac. 8.09 Ac. 8.09 Ac. 59-117 uts 24-48 uts 24-48 uts 24-48 uts 4.47 Ac. 4.47 Ac. 4.47 Ac. 4.47 Ac. 130-260 uts 43-51 uts 43-51'uts 43-51 uts 4.82 Ac. 4.82 Ac. 4.82 Ac.'" 4.82 Ac. 140-280 uts 49 uts 90 uts 90 uts 8.64 Ac. 8.64 Ac. 8.64 Ac. 8.64 Ac. 251-502 uts 19-38 Res. Uts 61-71 Res.Uts 61-71 Res.Uts 168 Lodge Uts 168 ~odge Uts 168 Lodge Uts 1.37 Ac. 1.37 Ac. 1.37 Ac. 1.37 Ac. 40-80 uts 19-20 uts 28 uts 21-22 uts 5.0 Ac. . 5:0 Ac. 5.0 Ac. 5.0 Ac. 129-259, uts 40-50 uts 40-50 uts 40-50 uts 11.66 Ac. 11.66 Ac. 11.66 Ac. 11.66 Ac; 339-678 uts 44-76 Res.Uts 44-63 Res.Uts 44-63 Res. Uts 10 Loi:lge Uts 10 Lodge Uts 10 Lodge Uts , " 25.33 Ac. 25.33 Ac. ,25.33 Ac. 25.33' Ac. 95-190'uts 80-,136 uts 80-118 uts 80-118,uts 145.73 Ac. 145.73Ac. 145.73 Ac. . 145.73 Ac. 1843-3685 uts 598-903 Res.Uts 680-961 Res.Uts 657 -941 Res. Uts 188 Lodge Uts 178 Lodge Uts 178 Lodge Uts 111 .05 Acres rounding error. Unit = A two bedroom or larger unit. Lodge Unit = A room or suite without a kitchen. , SUMMARY OF DOWNZONING ,CHARTS UNDER-UTILIZED LAND AND BUILDOUT AREA TOTALS MAP REF. AREA ZONING CODE ALTERNATIVES PRESENT PLANNING OFFICE P & Z CITY COUNCIL PRE ORD.19 PROPOSAL RESOLUTION RECOMMENDATIONS 1 Snowbunny '. 0 . . 0 0 0 2 Aspen Institute BUILDOUT SET BY MASTER PLAN 3 2nd Aspen Co.Sub. 0 0 0 0 4 Northwest Section 0 0 0 0 5 Southwest Section 10.06 Ac. 5.1 Ac. 4.75 Ac. .69 Ac. 292 uts 83 uts 99 uts 14 uts 15 L/ut .6 Lakeview Addition 0 0 0 0 7 Oklahoma Flats 0 0 0 8 Rio Grande Area .69 Ac. .69 Ac. .41 Ac. . .41 Ac.. 20 uts 8uts 3+ by sp. 3+ by sp. rev. rev. 9 Central Core 3.44 Ac. 3.44 Ac. 3.92 Ac. 3.44 Ac. . 100 uts 65 uts 81 uts 71 uts 10 Lodge Area Base of 1.67 Ac. 1.67 Ac. 1.67 Ac. 1. 67 Ac. . Ajax 49 uts ;0 uts 34 uts 34 uts 121 L/ut 121 L/ut 121 L/ut . 11 .Mixed Residential 7.54 Ac. 6.13 Ac. 7.54 Ac. 6.27 Ac. East 219 uts 124 uts 156 uts 130 uts 12 Sunny Park .29 Ac. . .29 Ac. .29 Ac. .29 Ac. 9 uts ';:",' 6 uts 6 uts 6 uts .13 Ute Avenue Area 3.6 Ac. 0 0 0 105 uts 14 Riverside Area 0 0 0 0 ACREAGE 27.32 Ac. 17.46 Ac. 18.6 Ac. 12.77 Ac. TOTALS UN ITS 794 uts 286 uts 379 uts 258 uts o L/ut 136 L/ut 121 L/ut 121 L/ut Unit = A. two bedroom or larger unit. l/ut = Lodge Unit = A room or suite without a kitchen. Total City Area Parks Streets Developable land Vacant land Developed land Vacant land as a Percentage of Developable land Under. Utilized land Present Zoning Planning Office Proposal Planning & Zoning Resolution City Council Recommendations Under Utilized land asa Percentaqe of Already Developed land Present Zoning Planning Office Proposal. Planning & Zoning Resolution City Council Recommendations lAND: r-- ~ ANALYSIS OF DOWNZONING CHARTS 1,055.23 Acres 226.88 Acres 207.88 Acres 620.47 Acres. 145.78 Acres 474.69 Acres 23.5% . 27.32 Acres 17.46 Acres 16.85 Acres 12.78 Acres 5.7% 3.6% 3.5% 2.1% UNITS: Total Existing in City Buildout in Tourist Oriented Ares, Zones Present Zoning Planning Office Proposal Planning & Zoning Resolution City Council Recommendations Unknowp at Present but Counting . - AR-1, AR-2, C-1, C-2, CC, l-l, l-2, R-15 PUD lodge VACANT 1327 - 2653 207 - 226 197 - 207 197 - 207 UNDER-UTILIZED 785 - 1569 136 34 - 121 34 - 121 TOTAL 2112 - 4222 343 - 362 231 - 328 231 - 328 Buildout in Resident Oriented Areas, Zones - R-30, R-15, R-6, R-MF, CC, C-1, NC, SCI, Office Present Zoning Planning Office Proposal Planning & Zoning Resolutio.n Cit~ Council Recommendations !~ . VACANT 516- 1032 . 549 - 942 580 - 993 570 - 978 UNDER-UTILIZED 9 165 - 600 200.. 725 130.. 470 TOTAL 525 - 1041 714- 1542 780 - 1718 700 -1448 ~ ANALYSIS OF OOWNZONINGCHARTS Page Two .~. Changes in Overall Potential Buildout Present Zoning to Planning Office Proposal.~ Reduction Of Present Zoning to Planning ~ Zoning Resolution - Reduction of Present Zoning to City Council Recommendations - Reduction of Changes in Potential Buildout/Tourist Oriented Units Present Zoning to Planning Office Proposal - Reduction of Present Zoning to Planning & Zoning Resolution- Reduction of Present Zoning to City Council Recommendations - Reduction of Changes in Potential Buildout/Resident Oriented Units Present Zoning to Planning Office Proposal - Increase of Present Zoning to Planning & Zoning Resolution - Increase of Present Zoning to City Council Recommendations - Increase of COMPOSITION OF UNITS UNDER THE VARIOUS ZONING CODES . PRESENT: Total Potential Buildout Tourist Oriented Buildout Resident Oriented Buildout Tourist Oriented as a Percentage of Total Potential Buildout Resident Oriented as a Percentage of Total Potential Buildout ,....: , PLANNING OFFICE PROPOSAL: Total Potential Buildout Tourist Oriented Buildout Resident Oriented Buildout Tourist Oriented Buildout as a Percentage. of Total Potential Buildout Resident Oriented Buildout .as a Percentage of Total Potential Buildout PLANNING AND ZONING PASSED RESOLUTION: Total Potential Buildout Tourist Oriented Buildout Resident Oriented Buildout Tourist Oriented Buildout as ~Percentageof Total Potential Buildout Resident Oriented Buildout as a Percentage of. Total Potential Buildout COUNCIL RECOMMENDATIONS: Total Potential Buildout Tourist Oriented Buildout Resident Oriented Buildout Tourist Oriented Buildout .as a Percentage of Total Potential Buildout Resident Oriented Buildout as a Percentage of Total Potential Buildout " .......-."7..':,,".. ...',".".'......".... 60% to 62% 62% to 63% 64% to 66% 84% to 91% 89% to 92% .89% to 92% 36% to 48% 48% to 65% 33% to 39%, 2,676 - 5,263 Units 2,112 - 4,222 Units 525 - 1,041 Units 80.4% 19.6% . 1,057 - 1,904 Units 343 - 362 Units 714 - 1,542 Units 19.0% 81.0% 1,011 - 2,046 Units 231 - 328 Units 780 - 1,718 Units 16.0% 84.0% 931 - 1,776 Units 231 - 328 Un ts 700 - 1,448 Un ts 18.0% 82.0% .. ....,_._'~..".,. ." c.c':. "-..',-, " .. .-. ':","-~".'''.-.,,~'.....,-,';,..Joli;, ::boO 3: < -s..... ro .......x :::l' ta.. 0 C _'. D.. ro:=; "''''' rt --' m' o '" .,.~. "" Q. ~"'''' <"''' "'...... ""S Cl)..... 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I I ,. . .... o o '" fT1 CD C - .... 0 n , _0 -l C -< -l nc:> 02 C '" '" C 0 <,,>2 <: _0 ,." r-~ :;: CD '" . ,." ...,c '" <"> -I 0_ .... :;: r- '" :;:- ... ...,N I ... "",." 0,0' ". -lr- -". 0'" ""0 '" C Z 0 ,." '" n o :;: :;: ..., '" n - ". .... "" fT1 - '" ::: , <"> c:> ~ L ^ '-, NORMAN E. BURNS P. O. BOX 2797 ASPEN. COLORADO 81611 (303) 925-1995 April 28, 1975 Aspen City Council Aspen, Colorado As the Owner of Lots C & D, Block 59 on Main Street, I am in full support of the proposed new Office-2 zoning for Main Street. As a member of the Historic Preservation Committee I have some reservations. The zoning as outlined in the new Office-2 zone does not preclude someone from tearing down or removing an existing Victorian structure and building a new dwelling, duplex, multi-family or professional and business office structure. This doesn't necessarily accomplish the full intent of the new zone, "to encourage the preservation of the structures of historic significance and the character of the entrance to town". If this new zone meets with the approval of the Council I would highly recommend the following: Under Conditional Uses drop the two words "a structure" and in their place add "an existing structure of documented historic .significance". 01\ 'O\~\I~,\, . tit- . I would then ask the Council to pass a resolution~ this very evening, requesting the Historic Preservation Committee to proceed immediately with the required processes to zone both sides of Main Street from Monarch St. to the Castle Creek bridge with a H. Historic Overlay. Under H, Historic Overlay zoning the removal, distruction, or any new construction would have to be reviewed by the Historic Preservation Committee, thereby encouraging the preservation of the structures of historic significance and the character of the entrance to town. E.v adding the new wording under Conditional Uses, this would preclude a lodge or other existing non -historic building from adding any of these conditional uses even though they may fall within a future H, Historic Overlay zone. Thank you for considering my concern, ~E.~~-- Norman E. Burns '. I"", I"", CITY C1F ASPEN aspen.co.h:a"ado,81611 hox V MEMORANDUM TO: . FROM: RE: DATE: Aspen City Council Planning Staff Main Street Zone April 24~ 1975 Pursuant to your request for reconsideration of the zoning on Main Street, the Planning Office has developed a modified office zone, to be called Office-2, which we believe adequately addresses the issues and concerns raised at the zoning public. hearing and subsequent study sessions. . In developing the intention, uses and bulk requirements of the new zoning district we identified the following issues as principal: 1. The area is not a predominately single family area although the physical image of the area includes a single-family . character. 2. The mix of uses at the present level of intensity is not untenable and contributes to the overall, Aspen resort character .. 3. The area is the entranc.e and onlyeast~westthoroughfare of Aspen, and as such, must be protected from future . strip development that presently predominates many commun- ities both large and small. . 4. The preservation and retention of the Victorian houses is a stated policy of the 1973 Land Use Plan, and the proliferation of historically significant structures on Main Street warrants provi s ions that encourages their efficient economic utilization to enc:ourage ren- ovation restoration, and retention. 5. As the major east-west artery of the Aspen Street system, adequate provisions must be enacted to insure. a minimum of. auto-pedestrian and auto-auto conflict~d to minimize the demand for on-street parking space. . ..-...-- ~~ -.'" .' ,-" ~ , ,MEMORANDUM City Council Main Street Zone , Apri I 24, 1975 Page Two. In view or the above, a modified office zone can adequately regulate the area. The zone would allow most of the oermitted uses and some of the ocnditionaluses of the current O-Office zone, but would contain the R-6, residential setbacks in order to maintain the existing physical elements of open space. Provision of adequate on-site parking would be required with access toaprk.ing through the alley and no curb cuts along Main Street. It is recommended that any building or remodeling permits be predicated on closing any existing curb cuts to the property. Existing structures of documented historical significance would be allowed to contain restaurant'and/or poarding or rooming house uses. These conditional uses would be predicated on historic designa- tion and the provision of adequate on-,site parking with access from the alley. ZONE DISTRICT OFFICE-2 Intenti on: To retain the present mix of uses on Main Street, to enfourage the preservation of structures of historic significance and the character of the entrance to town - to provide for reasonable use of properties along Main Street and to maintain efficient use of Main Street aSa primary high volume east~west thoroughfare. Permitted Uses: Single-Family, Duplex and Multi-Family Residences, Professional and Business Offices Conditional Uses: Art, Dance or Music Studios Museums, Mortuaries Library, Day Care Center, Restaurants-Rooming and Boarding Houses if located in .a structure which has received a H, Historic Designation, and adequate parking ,is provided on-site w,ithaccess from an alley. '" .,~ f""", ~ MEMORANDUM Ci ty Counc il Main Street Zone April 24, 1975 Page Three Area & Bulk Requirements: 1. Minimum lot Area 6,000 2. Minimum lot Area per Dwelling Unit 3. Minimum lot Width Same as R-MF 4. Minimum Front Yard Principal Building Accessory Building 5. Minimum Side Yard 60 feet 6. Minimum Rear Yard Principal Building Accessory Building 7. Maximum Hei ght Principal Building Accessory. Bui 1 ding Front 2/3 of lot Rear 1/3 of lot 10 feet 15 feet 5 feet .'~.! 10 feef 5 feet 25 fee.t 21 feet 12 feet 8. Minimum Distance between Principal and Accessory Building 9. Percent'of Open Space 10. 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I \ . -. -.. ;. ..~ .:Z, ... ._. . e- \ .. . '.. .. ~ ' . ., . - '\ ,- -~I - ' "'-.1 , r- ,.." en :'rrl 2 t:J 0-0 I ;C NO -0 o Vl 0,.." :::0 ~'N nO (1)2 .... "r-;)::z en , ,_.... "1'--'~" r :J :..-"71 .' . ;-"'~c:'::::.= . -~.- _..~ fF-"~~~'-~3 :;~:. ~~::: --.,...- ;:'~~._~ .,-- --~, - -~-. t:::...-:: f::.:'J L~:~'"J .._._wL..__ 1--1.-- ,........ ,- ':'~~ Hi ~ c:: ;.::~~ N.&E~ENT....srRfET ::..~ bf-d t-:-"1 . 1 . . ....-- ;., _'. ~ t, ..;:. l.__,~_~ . \ \ \ \- /J , ( , :,,' j I I ;,-.,. ,-.., ~ CIT PEN hox v MEMORANDUM TO: FROM: RE: DATE: Aspen City Council Planning Office Rio Grande Property - Specially Planned Area Overlay April 21, 1975 The Zoning Code as passed by the Planning and Zoning Commission proposed that the City's property in the Rio Grande Subdivision be zoned Public and Park. It is the recommendation of the planning office that this area be subject to the Specially Planned Area Overlay District and be developed in accordance with the regulations contained in that district. The intent of the SPA District is to insure that alIT development within the district occur according toafully approved si e plan for the whole area. With the impending Post Office trade an proposed facility construction it is imperative that the developm nt in this area conform to and compl iment the patterns establ i shed by th City's pro- posal for the rest of the tract, including the proposals for Galena Steet and the County's facilities at the rear of the Court Hou e. This tract and the Schottland/Trueman tract across ill Street are the last two large developable sites in Urban Aspen. Th planning office is concerned about the orderly development of these site to insure the realization of long range planning goals. The western tact (Schottland/ Trueman) already has the SPA designation and we recommen ed that the City property to the East be so designated. - r--\ ,~ April 21, 1975 TO: MEMBERS OF ASPEN CITY COUNCIL FROM: WEST SIDE IMPROVEMENT ASSOCIATION SUBJECT: Final Zoning regarding off-street parking in R-6 Residential Zone The West Side Improvement Association property owners question the reasoning and advisability of requiring so much off-street parking in the residential area. It is not consistent with any other off-street parking requirements in the city, ie., less is required for multi-family dwellings. There has never been an effort to enforce the present requirement of one off~street space per single family dwelling nor.. has there been any effort to systematize snow removal if this is why the new requirement is being made. It seems totally wrong to make parking lots out of people's front lawns. We feel this is unenforceable because not every residential bedroom has an adult with a car as lodges do, nor can you clearly specify what really is a bedroom and that would be inequality where single bedrooms, double bedrooms and dorm style bedrooms exist. If you wish to create more off-street residential parking, it should not be tied to number of bedrooms. Perhaps you should simply require two spaces instead of one for every single family dwelling, otherwise it seems you are simply making the zoning laws unenforceable. WEST SIDE IMPROVEMENT ASSOCIATION !"""\ ;'0 ~'k<f6"'v('; , v I J t"! -t~\.,.'(.""'" /, () ....."'.::.>>...--....)"0.' CIT aspen, PEN box v MEMORANOUM TO: FROM: RE: DATE: Aspen City Council Planning Staff Zoning of Block 102 March 24, 1975 Block 102 is bounded on the north by Durant Street, on the west by vacated Hunter Street and on the east by Spring Street and on the south by Little Nell ski hill. The proposed zoning for the area is Commercial-Lodge. After due consideration the Planning Office has revaluated its zoning recommendation for the area, and recommends that the zoning be Commercial Core-Specially Planned Area. There are several factors which we found to be supportive of this decision. o The area functions as a commercial base facility for the Little Nell access to Aspen Mountain. It's centralized location and proximity to the accomodations area to the east combine to make the area a well- known meeting place and the major access to Aspen Mountain. The commercial core zoning with a special planned area overlay would be more conducive to maintaining the integrity of the area. o The area in question is the main visual access to Aspen Mountain and serves an important orientation function. The present zoning would allow the develop- ment of a 40 feet high lodge containing 117,000 sq.ft. of lodge and 39,000 sq. ft. of commercial space for a t~, .~ "'... -~.... o total of 156.000 sq. ft. of building massing at the bottom of Little Nell. The neighboring north of Nell Building is about 100,000 sq.ft. of building above ground. This type of construction would create a block between town and the ski hill and hinder the physical and visual access to Aspen Mountain. o Present zoning proposal presents a serious threat to the relationships between town and the ski hill. o Specially Planned Area and Commercial Core would allow review of development proposals to retain the existing special features and uses on the site. -2- ,-" ,~ CITY aspen ,co:' -\:-.,., SPEl\I box v MEMORANDUM DATE: March 24, 1975 TO: Members of City Council FRo~~ndra M. Stuller RE: Additional Changes to Zoning Code The Engineering, Building and Planning Departments suggest additional minor changes to the code and a recent Supreme Court case dictates another. They are as follows: 1. Certain changes in the view plane elevations are in order pursuant to the attached memo from Dave dated March 14th. 2. The ordinance exempting the Vroom Building (Ordinance 13, Series of 1975) must also be included in Section 5 of Ordinance 11 so that the repealer clause does not supersede Ordinance 13. 3. Section 24-8.11, concerning filing a statement with the Clerk and Recorder to the effect that certain lands have been "rezoned" PUD, should be deleted inas- much as the Supreme Court has declared that a PUD is not a rezoning. . 4. Section 24-3.7 H 4 (page 15) (the second line) should read "trash-access" areas. 5. Building has asked that we include in Section 24-5.11 a requirement that a sign permit applicant pay a $5.00 fee. 6. Sec. 24-11.3 should be amended to delete the requirement that if the P & Z or City Council initiates a rezoning, it must submit a formal application. This is a superfluous requirement. 7. On page 5, the second Sec. 24-2.7 should be . .' ,-, .-, Members of City Council -2- l1arch 24, 1975 renumbered 24-2.8. 8. On page 7, the subparagraphs should be re- letterd as "H" has been omitted. 9. Sec. 24-2.6 should be amended to "mean" '/later line. 10. On page 7., subparagrpah N4, strike "high" so it reads "mean water line." 11. On page 8, subparagraph U, strike "more .than 10 feet in width" and insert "dedicated" in substitution. 12. On page 8, subparagraph Y, insert "including private streets." 13. On page 9c, include broadcasting stations as a permitted use in C-l. 14. On page l5a, in subparagraph 13, include C-l. 15. On page l5a, include a new supplemental regulation "M" to read: ~1. Density Transfer From Residential Districts to Adjacent Lodge Districts. Residential densities can be transferred from residential districts to adjacent lodge districts (if the lands within both are under single ownership and developed simultaneously) at the ratio of one residential bedroom per 4,000 sq. feet of residential lot area or one lodge bedroom per 4,000 sq. feet of residential lot area. If lodge suites are built with living rooms included, each living room shall be considered an additional bedroom." 16. On page 17, in Section 24-4.4, delete "between Garmisch Street and the Castle Creek Bridge." 17. The schedule establishing off-street parking requirements (Sec. 24-4.5) should be amended as follows: , ,""""" ~ '1 . Members of City Council -3- ~'Iarch 24, 1975 Zone Parking Required Lodge Uses Residential Uses All Other Uses CC N/A Review N/A C-1 N/A l/Bedroom N/A C-L l/Bedroom N/A N/A S/C/I "N/A l/Bedroom 3/1,000 sq. ft. I NC N/A l/Bedroom 4/1,000 sq. ft. Commercial Uses 3/1,000 sq. ft. other 0 N/A l/Bedroom 3/1,000 sq. ft. L-l l/Bedroom N/A 4/1,000 sq. ft. L-2 l/Bedroom l/Bedroom 4/1,000 sq. fro R(all) N/A l/Bedroom Review A N/A Review Review C N/A Review . Review P N/A N/A Review Pub N/A N/A Review 18. On page 27, Sec. 24-6.3, subparagraph B2, should be amerrled to require "2' contours i 5' intervals for grades over 10%." 19. 'should be 20' . On page 35, Sec. 24-8.5, subparagraph Bl, amended to require 2' coutours rather than 20. On page lOa, the definition of Br Ul should be "a unit witn greater than 3 bedrooms or with 2 baths or more." 21. On page lOa, the astericks reference should read "On sites of 9,000 sq. ft. or less" rather than "On sites of 3 lots and less." 22. On page lOb, in the R/MF= column, delete the existing External Floor Area Ratio insert and substitute 'an f.a.r. of 1.1 (for both). 23. On page 57, Sec. 19-101 should be amended to read"CC, C-1, NC and CL or any other zone district where the City Engineer has directed that sidewalks be con- structed." 24. The planning Office is recommending rezoning of the Forest Service property as mandatory PUDto accommodate the employee housing proposal. 25. The Planning Office is further recommending designating the Center property as specially planned area. Their representatives will be here this evening. '~ " .lOSIAH G. HOLLANO STE.PIotEN H.HART .lOHN L.J.HART WIl.LIAM O.EMBREE,.lR. .lAMESL.WHITE PATRICK M. WEsn'ELDT CLAUOE.IoI.IolAER,JR. ROBERT P..OAVISOIll JOHN FLEMING KE.LLY FRANK H. MORISON WILLIAM C. M~CLEARN JAY W.TRACEY,JR. JOHN ALLEN MOORE: BEN E.CHIDLAW .lAMES E.HEGARTY FIELD C.BENTON DAVID eUTLER J.MICHAEL FARLE;Y WAR.REN I..TOMLINSON SRUCET.SUELL DON D.ETTER ,,-, ,,-, HOLLAND & HART ATTORN EVS AT LAW JAMES T. MORAN HARRY L.HOBSON KENNETH D. HUS6ARO ROBtRT L. VER SCHURt GORDON G. GRtllllER ROBERT H.OURHAM,JR. WILLIAM E.'MURANE I..WILLIAM SCHMIDT,JR. JAMES P.LINOSAY EDWIN S. KAHN SAMUEL P. GUYTON JOHIIl S.CASTtI.LANO DENNIS "'.JACKSON ROSERT E.6EIIlSON RICHARD M. KOON CHARl.ES T.BRANDT ROBERTT.CONNERY HARADON BEATTY ARTHUR C.OAIl.Y JEF"FREY C.PONO JOHN UNOEM CARLSON 500 EOU!TASLE eUILDING 730 SEVENTEENTH STREET OENVER"COLORAOO 60202 RANDY L.PARCEI. DAVID G. PALMER MICHAEL D. MARTIN BRUCE W; SATTLER RAUl. N, RODRIGUEZ JACK L,SMITH JOHNO. COOMBE EUGENE: F. McGUIRE: $OI.OMON N. BARON THOMAS A.I"AI.Il.KNER ROBERT J. MOIR MARK R.LEVY R, BROOKE JACKSON PAULT.RUTTUM BRITTON WHITE,JR. WILEY E,MAYNt,JR. RICHARD T. C"'SSOIll GREGORY A. EURrCN TELEPHONE A~EA CO'oe: 303 2'92-9200 CABLE AOORESS HOLHART,OENVER MOUNTAIN PLAZA BUILDING P. O. BOX 1126, ASPEN, COLORADO 61611 TE:LEPHONE: 925.3476 ARE:A CODE 303 March 24, 1975 City Council City of Aspen P.O. Box V Aspen, Colorado 81611 Re: Ordinance 11 Limitation on . residence leasing Dear Mayor Standley and Councilmembers: I write this letter on behalf of our clients Paul Saurel and Robert L. Hoguet, Jr. Its purpose is to urge you to eliminate S24-3.7 I.2. from the proposed new zoning code. This provision limits renting in the R-6 and certain other residential zoning districts to not "more than twice within any calendar year." I believe that, if you give this matter thoughtful and dispassionate consideration, you will conclude that the anti-leasing provision is detrimental both to the individual property owner and to the community as a whole. Mr. Saurel and Mr. Hoguet are non-resident home- owners in West Aspen. Mr. Saurel owns a duplex at 117 N. Monarch; Mr. Hoguet's duplex is at 118 E. Bleeker. Both have used their respective properties in rather typical fashion, that is,for family vacation use during parts of the year and as rental property during other times. I am sure from the volume of correspondence which you have received that you are aware of many other homeowners who, for years, have done the same. the proposed (al "to preserve district" and the community's The new code purports to justify leasing restrictions on two grounds: the character of the residential zone (b) to "provide necessary hou.sing for permanent population." S24-3. 7 I.l. with respect to the former, I believe that the CHRISTOPHER N. SCMIolE:R tDW...RD M,GllES BRITT C"'ROL ANDERSON AlANE:.BOLES,JR. GER"'LD W, GRANDEY STEPHE:NL.PEPPER THERESA W. DORSEY KE:NDALL T. SANFORD THOMAS E.OESOW JANE.M1Ci'1A.ELS TALl:SNICK S.WYATTMcCALLIE !...TYRONE HOLT WIL!..I...'" M. BURKE JUERE:TA P. SMITH ARTHUR B. FERGUSOIll,JR. JAMES E. i'1AFlTLEY JAMES E. BOICOURT . ,-... HOLLAND & HAR.T ,-,.., City Council March 24, 1975 Page Two number of protests which you have received from West Side property owners rather clearly establishes that the residential character of their district has not been endangered by short term rentals. Many homes in the area have been short-termed for 20 years or more and yet West Aspen remains one of the two or three most attractive and desirable residential dis- tricts in the entire City. After all the "character" of a neighborhood is not generally established by the comings and goings of residents and visitors, but rather by their conduct while in residence. Neither my clients, their neighbors nor I have seen any evidence to support t~e contention that lease res- trictions are required in order to preserve the charac- ter of the residential zone district. On the contrary, the present "character" of West Aspen viewed against the twenty year history of short term rentals quite dramatically negates the "endangered species" argument. The other justification advanced for lease restric- tions is that they will operate to provide necessary housing for the community's permanent population. The thesis here seems to be that a restriction on short term visitor rentals will squeeze the property owners into longer term rentals at lower rates, to permanent resi- dents. This rationale at first appears to be nothing more than simple logic but it does not stand up under closer examination. At the outset there is the diffi- culty of determining who qualifies as a member of "the community's permanent population." Of those who qualify, how many will benefit from the proposed res- triction? Assuming that the owner, his family or his guests will occupy the premises at least twice during the year and that he will rent on two other occasions as permitted, how many permanent residents are looking for rental housing that they will have to vacate for four periods of varying duration during a year? Or, is there an assumption that depriving the owner of rental income will force him to put his property on the market at a reduced price which the mythical permanent resident can better afford? If this assump- tion lurks somewhere behind the proposed lease restric- tions it is arguably illegal on the premise that a community can no more "zone in" a certain class of people than it can "zone out" a certain class. More importantly, the overall reduction of build-out density which the new code accomplishes is not likely to do anything but force prime residential property .. I" HOLLAND &HART ~ City Council March 24, 1975 Page Three. to even higher price levels. Under any close analysis the anticipated increase in permanent resident housing as a result of.the proposed lease'restrictions is completely illusory. On the other side of the coin there are distinct disadvantages which will result from the proposed res- trictions. Some property owners anticipate at least a mild economic hardship through being deprived of rental income. Whether you are sympathetic or not to this problem, what is the justification for imposing it on any part-time resident and property owner in the absence of demonstrable benefit to the community? Much has been said about a present imbalance between visitor accommodations and resident accommoda- tions. Assuming this to be true in gross, I am not aware of any evidence that establishes a surplus of single family or duplex type accommodations such as are available throughout the West Side. This type of accommodation is attractive to visitors which Aspen says it wishes to retain, e.g. music faculty, Aspen Institute personnel, Given Institute participants and others. There is simply not any surplus of dwellings with yards and other amenities for the visitor who brings his family, including children and pets, to Aspen for an extended stay. The proposed restrictions can only reduce the availability of this type accommodation to this type visitor. Let me also point out a real disadvantage which stems from the language of the provision itself. The restriction is not "more than twice within any calendar year." This means that a single Christmas-New Year's rental will count as two rentals - one in each calendar year. Having done this, the property owner then faces the choice of (a) not renting during the summer when we are seeking to attract more visitors, or (b) not renting until after the following January 1, thereby holding accommodations vacant during our most critical overcrowding. Neither alternative seems to-me to benefit either the owner or the community. ') When the Planning Commission came up with the lease restriction concept, I, along with others, voiced concern about the difficulty of enforcement. . ~. HOLLAND &HAR.T ,-, City Council March 24, 1975 Page Four I still have that concern and firmly believe that, if enacted, the lease restrictions will be honored more in the breach than in the observance. If this fear is justified, it obviously works a terrible in- justice to my clients who would obey the law even while others openly flaunt it. I believe that it is irresponsible for a legislative body to enact an ordinance which invites violation instead of willing compliance. Finally, I believe you must attach a certain validity to a conclusion that has been voiced by many property owners, namely that the combination of owner use plus rentals has contributed fiscally and aestheti- cally to the City. Fiscally,the bed tax, sales tax and expenditures for local services have, I think, resulted in a net economic benefit to the City. Aesthetically, the high level of maintenance and beautification efforts required to stay in the rental market have made and will keep West Aspen the prime single family residence dis- trict that it is today. I do not say that the enactment of the proposed restrictions will necessarily change the quality of the district but if it should result in a change from part time owner occupancy to full time absentee landlordism, you should expect a certain deterioration. In conclusion, I think you should seriously consider eliminating the proposed lease restrictions for the reason that the probable detriments, not the least of which is strong community opposition, more than out- weigh the imagined benefits. JTI>1: mm cc: Spencer Schiffer, Esq., Chairman, City Planning Commission Sandra M. Stuller, Esq., City Attorney Mr. John Stanford, City Planner ,.-, ,....... i; I " , I . MEMO TO: SANDRA STULLER FROM: DAVE ELLIS ''YV DATE: MARCH 14, 1975 RE: 'Zoning Code - Corrections to view Plane Elevations and Descriptions The following corrections should be made to reflect the true elevations and descriptions: Pg. 28, paragraph F - delete "Geologic survey (USGS)" and replace with "Coast and Geodetic Survey (USC & GS) " Pg. 28, paragraph F - change "7,909.00" to "7,906.80" Pg. 28A, first line - change "7,949.75" to "7,947.55" Pg. 28A, paragraph (a), line 4 - add "S" before 440 49' 55" E Pg. 29, paragraph 2, line 8 - change "7,921.93" to "7,919.73" Pg. 29, paragraph 2, lines 12-18 - should read "All that space which is within the projection of a sector of 90 46' 18" described by two radial lines which bear S 360 05' 49" E and S 450 52' 07" E respectively from the reference point and above a plane which passes through the reference point at an inclination of 30 39' 10" above the horizontal." Pg. 29, paragraph 3, line 10 - change "7.922.91" to "7,920.71" Pg. 29, paragraph 3, line 15 - change "section" to "sectorn Pg. 29, paragraph 4 (a), line 6 - change "7,914.52" to "7,912.32" Pg. 30, paragraph 4 (b), line 6 - change "7,915.22" to "7,913.02" Pg. 30, paragraph 5, line 13 - change "7,918.38" to "7,916.18" Pg. 30, paragraph 6, lines 11-13 - should read "7,906.90 feet above mean sea level. The view plane is more particularly described as follows:" !.... r". CITY . aspen ,COl DATE: February 20, 1975 ,-" " SPEN S'i;fjH box V MEMORANDUM TO: Members of City Council FRO~~dra M. Stuller RE: Changes Incorporated into Amended Attached Code The attached final revision of the Zoning Code is submitted for first reading at your re~ular meeting to be held February 24th. This revision contains the following changes and additions: Page 1 . . . . . change to 24-l.2F change to 24-l.2I change to 24-1. 2!1 addition of 24-l.2P addition of 24-l.2R Page 4 . . . . . . change to 24-2.5 addition Page 5 . . . . . . change to 24-2.7 addition of 24-2.9 addition of 24-2.10 Page 6 . . . . . . change to 24-3.1F 2 change to 24-3.1F 3 f" r f Page 9a. . . . . . change to conditional uses under R-6, R-15, R-30, R-40 and R-!lF . t' ! Page 9d. . . . . . changes conditional uses under S!C!I, NC and 0 t ! Page l~and lOco . changes to minimum front and rear yard requirements and external f.a.r. for S!C!I "k j: , ~ , 2" ~. i, ! I r , ...,...,..~,-- '~'?:-..- .' 1""\ .1""\ Page 11 addition to 24-3.51' Page 13 change to 24-3.7D Page 14 change to 24-3.7E 2: Page 15 change to 24-3 .7H 4 Page 16 change to 24-3.7I 3' Page 16 addition of 24-3.711: Page 16 addition of 24-3.lE. Page 16-18. Article IV completely rewritten Page 24 change to 24-5. J.O A3 (b) Page 24 change to 24-6.3C Page 28 change to 24-6.4E Page 37 change to 24-8.10A. Page 39 change to 24-8.13e Page 50 addition of 24-11.3 Page 54 change to 24-12.7 Page 57 addition of Section 3 Page 58 addition to Section 4 Page 58 change to Section 5 ss/pk Attachment Cc: M. Mahoney D. Ellis K. Hauter C. ,'\eyring J. Stanford (4) ..,. -.",:':::..>- 1"""\ r', -f~~~,j - I I REFLECTIONS ON THE"REVISED"ZONING After several years work, we have arrived at a "Revised" Zoning Decree for Aspen. Is it a plan we can spend the next five years with or are we adopting another law, another regulation, that will only serve to hassle and frustrate our real goal and purpose, the best possible community for us all. The economy of Aspen and Pitkin County is based upon attracting visitors to this area. It bothers me that the Lodge area has been so drastically reduced and Multiple Family and other permanent type residential areas have been substantially increased. This, in effect, serves to increase density, because this type resident is in Aspen year around, creating permaaent transit, street and other problems. Can this amount of Lodge area properly support the Commercial, Office and Permanent Residential projected under the new Code? Has an economic impact study been done ~~ for this Zoning Co<'1e?, .J.:t~~~~~ a.:i--tk~ rz4~ cvJ.~~, () Have we considered the new commercial, office and lodge areas being-.<, , created in the County? Is it really better to limit ours and allow the others to spring up? It seems we are already regretting "zoning out" the hardware and lumber businesses. The Airport Industrial 6enter is now the Airport Business Center and retail business is being encouraged there. That was not tee original plan. I am further concerned about the actual legal ramif&cations of allowing the density we presently have in the Lodge Zone to the individuals who have already built, and the4 decreasing the zone to such a small area. Thus, really affecting only one or two property owners, who have maintained for more than twenty years what now is the only open space in'that area, depriving the m of full use of their property does not seem justified. The creation of so many non-conforming uses south of Main Street and westerly of Aspen Street is another concern of mine. This zoning has not been tailored to fit that area. This area has been zoned Tourist for many years, ." ~~ I""'" ~ Many lodges and rooming houses exist and they. will be non-conforming under the residential zoning applied under this code. We have Commercial property that is bei~~ family residential. We have. Office, Tour;i,st pnd/or JJ.v-it:./3jjR1,,~ "-~..~~ '1/J..J-p~.~~~~~) M<.>: Lodge property that is being zOned single family residential.~ Future councils ~~ --tk~ ~a. ~':'"~ may determine XExX abatement of these non-conforming uses. What then? We also have in this proposed code R~15 Residential Zoning applying to 3,000 square-foot City lots, this means you must have 5 city lots to build a single family dwelling. Since we have nine lots per block, this makes sub- standard size lots on each block ang requires a va,iance for every block in that zone ~ LEASING is restricted in the R-6,R-15,R-30-RR ~ones is limited to twice each year. We complain about finding housing particularly for our summer residents. For years, EEKERXXX homes in Aspen have been shared by their owner$ with Music people, Physics people, Aspen Institute pwople and other artists in residence. The Physics people are here on six-week.sessions -- three each summer -- in effect Do we really want to force our ** three rentals a year. This will no longer be legally possible:/This is the most **summer program to another community?? unenforceable, ridiculous provision in the Code. Many people rent their houses when they are not using them, thus making more efficient use of the buildings and facilities we have in this community. It might be called recycling. PARKING is another matter that does not add up -- we require none in the Commercial zone (in fact, we prohibit Off-street parking), some in the Lodge and Multiple Family areas, but in our least dense areas, Residential, we require one parking space per bedroom. To a City that believes so strongly in open green space, this is increaible. RURAL RESIDENTIAL ZONE is probably the most~ndictive use of the zoning power displayed by this Council. There is only one small (approximately 3 acres) tract in this entire zone. It belongs to one owner and presently has one office building located upon it, built in compliance with City regulations. The owner .., .r-._ ~ r~ is willing to covenant to the existing use of the land, but this Council wants to pretend the land is Rural Residential! Poppycock! This Zoning Code purports to "control growth" or density, but obviously, it is only as good as the enforcement of it. When I look around Aspen now, I can see violations of the present more liberal zoning code, violations of the Zoning Housing, Building/and other codes. As a matter of fact, this Council which voted r adoption of many of these codes, then voted NOT to enforce them except upon individual complaint. Will this happen to this Zoning Code? Or will it receive only selective enforcement, be enforced as it applied to law-abiding citizens and ignored for other selected groups? It is my feeling this zoning law is ambiguous and confiscatory; that it has been drafted by individuals with very little basic personal knowledge of this community, who did not feel the residents of Aspen had anything to contribute. After all, only the pro~erty belonged to them!! It is not a Zoning Ordinance, but a Zoning Decree, being imposed upon a resort community, attempting to make, I presume, a permanent residential community without an economic basis for being. /7 ......--.,~/ ~ .. / ,\L::-"- Jf' I ,/~' < ... /~4"";?C~~21/>.~ '-------- // ~....,c"'" / / . " _/ ._c""'... /" -"., ^ ,1""""\ aspen ,c PEN box v MEMORANDUM TO: Aspen City Council FROM: Planning Office SUBJECT: Parking DATE: February 3, 1975 In 1966, the General Plan recommended a modification of present off- street parking requirements. The pre-ordinance No. 19 requirements are almost identical to those that existed in 1966. The off-street parking requirements of all the zoning codes since 1962 have not been effective in encouraging creation of commercial off-street spaces. Under the current buyout provision, $23,800 (as of 31 December 1974) has been paid into the buyout account, but not one new parking space was provided by the program. In an attempt to correct the situation the Planning and Zoning Commission adopted "realistic" parking requirements based on the number of vehicles generated. But given the buyout program and the extent to which the downtown has already been developed, a Ricardian rent has been created in favor of the old buildings and businesses. Aside from not solving the parking problem this approach encourages in- efficient business with no parking payments to exist or allows the accumulation of excess profits both at the expense of the Aspen consumer, many of whom are locals who spend a majority of their income within the Aspen economic system. The Voorhees REGIONAL TRANSPORTATION PLAN suggests in basic terms the problem can be solved by: 1. Land use decisions that make excessive auto travel unnecessary. '2. A greater reliance on walking for many of the downtown trips. ,.....,., ~. MEMORANDUM Aspen City Council Parking February 3, 1975 Page Two 3. Implementation of transit service both within the central area and between the central area and other points. 4. Implementation of parking policies that keep the central area as free of auto travel as possible. The current administration has adopted policies and practices that have implemented the first three basic suggestions. The creation of a no off-street parking requirement zone will assist in the realization of the fourth. The planning office supports the removal of parking requirements in the CC zone, and requests that the only parking related procedure to be required is the execution of an agreement to join a general improvement district if one should be formed in the future. The following support this recommended proposal: 1. Long term Solution. 2. Does not ban existing on or off-street parking. 3. Represents no change from present parking space construction trends in the downtown area. 4. Most equitible solution. 5. Minimal potential environmental impact. 6. Strengthens the pedestrian atmosphere of the core area. 7. Facilitates management of parking. 8. Provides the greatest opportunity and potential for changing car oriented transportation habits and for maintaining the dominance of the downtown as the central commercial area. 9. Is consistent with city policies relating to containing automobile use commitment to public transportation, the mall, and the growing concern with pollution problems. . ,""'" ,-, MEMORANDUM Aspen City Council Parking February 3, 1975 10. If parking is required, then the City is required to provide some form of vehicular access which would con- flict with any proposed expansion of the mall. 1"""\ ~~tl ~ I~ zz::;;~",- DAVID R.SLEMON ANTHONY J. MAZZA JOHN D. LASAL1.J!: SLEMON & MAZZA, P. C. ATTORNEYS AT LAW 434 EAST COOPER AVENUE POST OI"I"lCE BOXC219 ASPEN, COLORADO 81011 A:e:E.t,. CODE 303 7ELEPHONE 925-2043 April 11, 1975 HAND DELIVERED Honorable Stacy Standley Mayor, City of Aspen This office represents Sebastian J. and Cecilia A. Brungs who own Lots Rand S, Block 59, City of Aspen. Said lots were originally zoned AR-l, which zoning permitted a lodge type residence. The City Planning and Zoning Commission recommended that said lots be rezoned R-MF, a classification which basically permits multi-family units. The. Planning and Zoning recommend- ation, which was based on recommendation of this Planning Office was rejected by the City Council and a new zoning designation, R-6, was placed upon the property. Said class- ification basically permits the construction of a one family dwelling on the lots. The purpose of this letter is to strongly object to the prdposed zoning classification. I feel that it is a classic example of spot zoning, and as such would be unable to withstand legal attack. The two lots are surrounded by the Molly Gibson Lodge, the Smuggler Lodge and the Holiday House. The park and two single family dwellings are across the street from said lots. In this immediate area are the Edelweis, the Hearthstone and the Chalet Lise. The preponderence of lodge type commercial facilities adjacent to.or in the immediate vicinity of the two lots makes same totally useless as a site for a single family dwelling, I would hope that minimually said lots would be zoned R-MF so that all of their value is not diluted and they are not made worthless by the R-6 classification. Additionally, I would request that I be allowed to make a short oral presentation to this council before the second reading of this rezoning amendment . Thank you for your consideration. & LaSALLE, P.C. dc cc: Sandy Stuller Sebastian Brungs i I i I I I ! i I I I I ! "i , , ! . , I 1 I i l' ,~ ROBE;:RT F.SCHLAFLY BOATME:N'SSANK eUfL.OING . SAINT LOUIS, MISSOURI 63102 421-0645 AREA CODE 314 March 14, 1975 Mr. Spencer Schiffer, Chairman "Planning and Zoning Commission Box V Aspen, Colorado 81611 Dear Mr. Schiffer: I am the owner of a condominium in Aspen which is rented from time to time during the year when it is not possible for me or other members of my family to occupy it personally. It has just come " to my attention that there isa proposal to amend the zoning ordinance in a manner which would restrict or prohibit in certain districts the short-term rental of house or condominium accomodations. Although I have not had the opportunity to see the details of , the proposed amendment, it seems to me that it would be both unfair and undesirable city planning in ' principle.' It would be unfair because many persons have invested in homes and condominiums in Aspen, and are able to maintain them, because of the opportunity for short-term rentals at different times of the year when they cannot occupy their properties personally. It appears ,to be undesirable from a zoning and planning viewpoint because, from my experience, the short-term rental is subject to Closer and better supervision of the occupancy of the property than is 'a long-term 'arrangement. This results from the fact that the rental agent or supervisor is in more frequent contact 'with the property and the nature of its occupancy, as he must ,see that it is not abused by the current tenant and that it is in first-class condition for the next renter. These observations are for your consideration and I recognize that I do not know the factors which may 'have prompted the proposal but it does not seem equitable, to me. I I ! i Respectfully yours, :7'd;:;yor Stacey Staod1ey 6?~4..~ ~ r'\ LAW OFFICES . 4'vY ,,.,;Y'/ jJ1l,'f ~ )1) ~I? TUOHY AND MARTIN James L.Tuohy John L. Martin II South laSalle Street ~ Suite 1815 CHICAGO. ILLINOIS 60603 March 13, 1975 Telephone FR,nkI;n 2-8678 Mr. Spencer Schiffer, Chairman Planning and Zoning Commission Box V Aspen, Colorado 81611 Dear Mr. Schiffer: We were recently advised by our Rental Agents that under a new code proposed there would be limitations on leasing within R-Residential districts. As property owners, we strongly obj ect to such proposed changes and wish same to be made of record. We would contest th.e constitutionality of same if such proposed ordinance was, in fact, enacted. Yours very truly, JLT:ls cc: Mayor Stacey Standley Box V Aspen, Colorado 81611 ~UCf~7'~ ~es L. Tuohy 1"'"'\ 1"'"'\. March 21, 1975 ,.9./ ~\lb 1j\ ? ~ Mr. Spencer Schiffer Chairman, Planning and Zoning Commission Box V Aspen, Colorado 81611 Dear Mr. Schiffer: I have owned a house with two units in it at 118 E. Bleeker St. for the last eight or nine years. Basically, the top unit is one that my wife and I occupy when we are here in Aspen, which is maybe eight weeks a year. The other unit is one that our children occupy when they are here. We bought this in 1966 with the understanding that we could rent both units. There was no intention of making money, per se; merely, an attempt to defray the costs of our second home. I understand now that you have pending before you a revision of your zoning code which would prohibit more than two rentals a year. I consider this an infringement of my rights on the basis which I bought the property. I want to go on record as being opposed to this particular provision of the code and would be interested in hearing from you at your convenience as to the reason you consider this revision necessary. If the provision is enacted, I hope to be able to organize a group of owners like myself to try to sue in the courts to pro- test the validity of this provision. Sincerei!;y, ~~ cc: J. Moran K. Reid S. Standley I""", ~ ,,-., LOCHHEAD MANUFACTURING CO. -_~.,..c ',-,-.' ""~"-"~'_"'''-__''T''''C,-"'''''_'''"_,,,",,", _ __'.=._.~..,___,,,,..,.~.,...... ._.J....-. MANUFACTUR NG CHEM 5TS March 14, 1975 7Y#'-: ~m~~ ~~~ 8stahlished /918 Box 1132 South Ind. Park Road Harrison, Arkansa,s 72601 Mayor Standly Aspen, Colorlldo 81611 Dear Mayor Standley; Please count us as two votes against the new restrictions on short term rentals in Aspen. I understand there have alreadj' been two notices in the Times regarding the new regulations. Surely this would have drelldful e:f':f'ects on many people like us who keep a home in Aspen :f'or our :f'amilies. but also rent. Please send my letter on to the Planning Commission so it can be counted with those AGAINST the new restrictions on short term rentals. Thank you. (\Yours truly, (/1 /<7';jJ ' ~2/' /<<;0 /"'~/'" , .. ,', -';/ - ""-~' " ~ /'A'./ /' /l1,-0,' "'",-uL, t-'<.4/;')(' "~,~€-~:,/ :>" Mr. d ,T. E. Lochhead Red MoUntain "~ p n, 0 ora 0 81611 r ~ Marcb 17, 1975 ~~ F. GEORGE ROBINSON 240 GAYL.ORD STREET DENVER. COL.ORACO 80206 The Planning to ZODing Boud City o.f AapeD A8peD. Colorado 81611 Dea:r Board JlealberSI It: bas COIB8 1:0 fl/IY at:~Ucm t:bat a Bearing 1. to be held .JIol'lCay. lIIarcb 24. 1975. on a new ZOning Grdl_nee 1Iumber 111. I lIIIl part1cll1a:r 1y inter.sted In Sect:1cm 24-3.7, See. I. entitled "L1a1tat:ions On J'Aaaing." As I underai;and 1t:. t:b1a would 111a1t: an owaer of a r.sidence to leasing hle bolla. 1IOr. than t.w1ce a year. I ballt: fl/IY hoIlle at: rirat and Bal1ala In 1949. and bave used it as a vacat1cm bolla. In boi:h winter and lA1D8'1r, .lWeJ: since. I have fow: fr1G1Dda who I rent: it: to. for a week In th. wlnt.er. eacb. and have to the.. saaa k1ende, for aany years. I also give 1t:. for a week. to each of bolO dJ.ffarent eap14yee. who work 1n ray CoIIIpaay. The rest of t:he winter. from 'J:Uft1r99iv1ng untll April 15, the howJ.e 18 near1y always occvp1e4 by IIYNlf or . ..titl:.er of fl/IY fully. X believe t:b1a pcovlelon of the newzoalDg O:cdinaace would hw:t A8peD. and WO\1ld hurt: property va1ues all through t:be ...tend D1at.E'1ct:. with which I .. quite fllllll1l.i.ar:. X ClIDDOt see how thl8 r..ulct:1oD would upgrade t:be quality. or incr.... t:be values of t:be property In this area. If ....ed. I beUeva th1. sec't1cm would be at:Qcked through laW81lita. and 1 aspect: tbat: 1t: II1ght: be found i11ep1 and UDCODSt:1t:u- t:1cmal. X .1Dcarely hope you wi11 choo.. to reject: th1. specific section. Vary uuly your.. 8y~ ~-~rg reaul... eel Honorable St:ecey St:aftdley, Mayor V/~ ~, ~ CHARL.E:S C. NICOL.A ATTORNEY AT LAW THE DENVER CLUB BUIL-OING DENVER, COLORACO 80202 Mllrch 18, 1975 ./ ?t)?'1 )1 J Aspen City Council Aspen, Colorado 81611 Mayor of Aspen Aspen, Colorado 81611 Gentlemen: Re: Proposed Ordinance No. 11 Subparagraph 24-317-1 (1 through 3) I am the owner of residence property located at 315 West Smuggler in the City of Aspen. I am very much opposed to the above referenced ordinance and recommend that it not be adopted. The Aspen Institute for Humanistic Studies frequently leases my residence during the summer months to participants of the music festival, and the adoption of this ordinance would clearly discriminate against the Institute. Very truly yours, q~ CCN:lm ""'.... - CHARL.E;S C. NICOL.A ATTORNEY AT LAW THEOENVER'CLUSBUIL01NG OENVER,COLORAOO March 1'8';.021975 Aspeu; City CQU11ei1 Aspen, Colora<io 81611 Mayor of As.pell Aspen,Colorado 81611 Gelltlemen: Re: ProPGseclOrd1llanee No. 11 Subplltegraph 24-311-1 (lthroulh 3) I 8lII the OWJlerQf reaU8Ilcte property located at 315 WeatSlauggler in the City of Aspe.. I am very lllUelt op.po..d to. the.abova refe.l;8Ilce4 ol;d~ee and. recOllllllend.. that it notbea,dopted. The Aspea 1nat1~te fQr HUIIl8D1.aUc Studies freQuer.at1y 1..... lIlY rea1d!U1ce 4ur1n,g the SUlllmel; months to partidpent. of the 1IIU.1.c fe.ttva1, SIld the adopt1.oa of tilis Ol;d1l181lca WOuld cl8lltlyd1.ser.tlll1.nate against the1l!latitute. Vety truly your., CCN:J.m /9- .'? h " ~>~ ,-,. CHARLES GAYLORD, M.D. 410 Marion Street Denver, Colorado 80218 .-. / ",\:;4) 1 b (303) 722-3474 March 20, 1975 Mayor Stacy Standley Ci ty Hall Aspen, Colorado 81611 Dear Mr. Standley: I have recently had my attention calJ!~ par I, sec 24-3.7, Limitations on Leasing under proposed Ordinance No. 11, as Published in the Aspen Times, March 13th, page 9-B. This is an extremely ill-conceived piece of legislation which, if passed, will prove to be unenforceable. This mis- guided approach to ameliorating Aspen's chronic housing problems will simply create acrimonious dissension and endless litigation. There is, for instance, an excellent prospect that homeownerss will simply continue to manage their properties exactly as they have in the past and the City of Aspen will have the burden of proving each and every violation and taking each homeowner to court. I seriously doubt that the City Council desires to embark on any such project. Very truly yours, ~~~ Charles Gaylord, M.D .--. -- MORRISON SHAFROTH HENRY W. TOLL WilliAM GRANT DOUGLAS M<;HENORIE. CHARLES H. HAINES, JR. FRANK H.SHAFROTH JOHN F.SHAFROTH PETER J. CROUS E JOHN N. DAHLE ,J. ALBERT SEBALD GRANT, SHAFROTH, TOLL AND McHENDRIE PROFESSIONAL CORPORATION ATTORNEYS AND COUNSELORS AT LAW 1700 WESTERN FEDERAL SUILDING DENVER, COLORADO 80202 TELEPHONE (303) 825-5111 Honorable Stacey Mayor of Aspen Ci ty Hall Aspen, Colorado March 20, 1975 '"'~ /-,\1(/ 1'1 '?\:A1'o DONALD M. BURKHARDT GAIL. E.OPPENNEER DONALD 8. GENTRY JAMES R. WADE RONALD C. BUTZ JEFFREY H. KATZ JOHN E. BURRUS HERBERT A. DELAP KENNETH A. MSNERNY CHRISTOPHER NORGAARD .JAM ES E. BROWN OF COUNSEL ERL H. ELLIS Standley III 81611 Re: Ordinance No. 11, Series of 1975 Section 24-3.7 1-3 Dear Sir: As the owner of a residence at 323 West Francis Street in Aspen, I strongly object to the proposed provision limiting leasing of residences in Aspen. I have regularly leased to the Music Institute throughout the 7 years that I have owned my residence, and I have also leased in the winter to many out-of-state visitors to Aspen who playa very important part in Aspen's economy. I believe the Ordinance is unduly discriminatory to nonresident owners of property within Aspen and may well force many to give up their second homes there. I would urge you and the council to delete the above. section from Ordinance No. 11. Sincerely yours, FHS:elb ~i{,~~ ~ ~ MORRISON SHAFRQTH HENRY W. TOLL WILLIAM GRANT DOUGLAS M\;HENORtE CHARL.ES H. HAINES, JR. FRANK H.SHAFROTH JOHN F. SHAFROTH PETER J. CRQUS E JOHN N. DAHLE J. ALBERT SEBALD GRANT, SHAFROTH, TOLL AND McHENDRIE PROFESSIONAL CORPORATION ATTORNEYS AND COUNSELORS AT LAW 1700 WESTERN FEDERAL BUILDING DENVER,COLORADO 80202 TELEPHONE (303) 825-5111 DONALD M.8VRKHARDT GAil E. OPPENNEER DONALD B. GENTRY JAMES R. WADE RONALD C. SUTZ March 20, 1975 , ~/ MI' +\1') J', JEFFREY H. KATZ JOHN E. BURRUS HERBERT A. DEL.AP KENNETH A. MSNERNY CHRISTOPHER NORGAARD JAMES E. BROWN OF COUNSEL ERI.. H. ELLIS Honorable Stacey Standley III Mayor of Aspen City Hall Aspen, Colorado 81611 Re: Ordinance No. 11, Series of 1975 Section 24-3.7 1-3 Dear Sir: As the owner of a residence located at 530 West Hallam Street, I am concerned about the above- referred to Section of the proposed Revised Zoning Ordinance. I have owned this property for a period of 10 years and have leased it during this time to various parties who could not afford hotel or condominium accomodations. In the summer, both the Music Institute and the Physics Institute have leased the residence to accomodate their respective participants. I believe the proposed Ordinance will adversely affect real estate values in the residential areas. It is my understanding that the Westside Improvement Association and most of the native Aspenites living in the area are also opposed to its enactment. I am sure your City Attorney has advised you on the legality of such an ordinance so I will not comment on this question. " I would urge you to remove this section from the proposed Ordinance. JFS:elb L~ROY M. F"INK D , . D. S R. R. 6 POAG ROAD, BOX' 31 EDWARDSVILLE, ILLINOIS 6202~ 7 < ~ 0r{J I ~. \q_\\lr: T-k~.~~~. ~~~I~' \~.l0N~--: ~.)~ . :~~~ T::r= \~.'~lr: F'"1' ~. Lb~tot:oaYv~cv...d- ,~~~ ' ....... .. ,,^--..,..~~~ ~ Q.t""ftt..,CJY,R. or ~ ~~ ~ ~,b~i:illk~t9-~. ~1>>\8-~~~~ O""U t:tu.~~4~~~~'~ ~:l>>""-.,."...t. _\"..~?~... ~ :a~~1~'-'" l'~~ ~d- ~~~ .'. t1"'-' ~~, ~~~.bt. ~~DtA.itM~. ~'l\.i. . /lIJ~ta.. ..~~~f . ~ 1\ _ _ -cr.-._.. . , . ~ &.s VA"'e.u . ~.Ab ~ ~ a.Ul1:e,. .11~ e9 ~ 'v\Wo<Iu.Af\I\)t.IIJ ~~~tb. . X' ~<>.<tD"'~"^"'~..A- . ~ .a-l.1.XI..~ ~~, U- ~ :1D ~tMJ-A;1w.Ax. ~ ....'t... .r)~~. ~ ~~l~, 'P.S. ~ ~.,~ Tc..w~~ ~ ~~. ! ~ ._>. Much 21, 1975 .. Speaeer seh.if.. l!Jwinua, "l.~i"'9 aa4 ZOIli., ~f...:I.Oft Box V AlIpeIl, Colorado 81611 Unr.. lcr'hif"l I 'ha"e 0WIle4 a IleuM wi1:h two uia .:I.D it. at. 118 B. Bleeker 8t.. for t.U laet. eight. or at_ year.. 8U1ea1ly, t.U -.. 1UI.:I.t. ia ODe t1Iat. llI.Y wife aa4 I OCICUJIIJ" ,... .. are .... 1ft 11..1'1., Wblcb i. 1IlIIlyIte e19kt: w.llk. a yeiaJ:. _ ether _it: ia .. t1Iat. our cb.:I.14J:8ft oell'l1pf __ 't:.'ber are hue. We """t. tIJi.e 1ft 1166 wi'th t.U uncIIerataftdill9 'that. .. CCMlW rent: blt'th 1UI.:I.u. 'Ihue.. DO .:I.Dt:eftt:.:i.oa of u1c1Dg ~. per -, merel", .. at:.~ t.e Cle13:." tlha coaU /lid our ..00Rd 1Joae. I uaderetaftd BOW 'that: :rou 'have JIllIftdha9 lIldox. "" a re"iaioJa of you -1Dg GOde Wb.i.clIJ woa1cl JI&'Ohibit tlIOJ:e 1::IJlaa _ reau1a a year. I ceaa.f.de 'th1ll .. .:I.Dfria~,.rr 'fit. of llI.Y r1gbt.a .. t.U bui. Which I bowJIJt: tlha propert.". I _t too go Oft ftGO'" .. HlDg opJIOeed t.e 'th1ll pert.1cN1ar prJ'OYa.:l.oa of t.U coCItt aa4 wou1d H iatar..t;ed 1ft had.., !rea "" at: you .."...i _. .. t.e tlha r.... J'O\l ceaa.f.de tIJi.e H'rieioJa _0....,.. IE t.U proybLOft 111 ...~, I hope t.e H able t.e oqan:l.ae a gZ'Otap of --- 11b ..,..u t.e t:qr to .. ia the coUrt. t.e pn- t.ut: tlha ".1141.:1.", of 0111 PIlOV.:I.aiOft. SiIac:Iv.." .. ~W/' "'t. L. HiDg1aet: 0Cl1 OS. MoJ:D K. Reld --~. Itaadler ,- ;..., '....- '" "11'<)", r. ;1.';.7... &ehitt~r.Chmi~~n Plli\nlain~r "'l'Xd Zoni.%<F; C(ll'!ll!l:Lss:l.;:>n 1;..-;:0: 'it . h~lPn., C6;1.Q. 81151:1. 10 ~. Deo:/' Mr. Schiffer, w.aCl1 wereturn",d f!'om 110 IIltQrt vae;:tt:i.oJ)c.~ :b1;' callie to O~ l);tt~tion ',Ii: '<,,?_,:-:/,-,':,' '_ .''-.-'';;-''';" ';',:,:" that '" l:>rovidon in tl1. pro]:)osed code wili affect 'alli.l,,,it .."ery r~lil;!.- d<l!'!1t of MiT/en. li@ ''''0'l11~ "iiJ<;$l YO~1 reci;;Z1si~.r ~d.tMn theR;'6 :R-15 R-40 zones with ini U. it,elil concr>rntng 1~/lt.$1,l'lg lI.. ?t_ to d:Un~di~ or lllo<.t:l.fy_ ,",' ....,. -. ..r..... ',"',',. ..:'.< ",:_'..1 ': . 1. Oa'tensibly thh 2-1$lIlsinZ$':'"'!1'er"yelll:r',pro,"~i,on ,~ld4ll'1"o:l;etlt t\1~ l"!'lsUlllnl;s 'ote. neiS:hborhoodtromll~essi~~';;~l'1i'ni '~~a'~';':Mt~~ . /it '0 O1!lr.tu:nit:r .like Aspen th'l'rlll is ~lleh oft-Ms ~1I:tow' llJil! hq'!lll~ I';"Hld.ts Md reJ.atives"oo!lle and ~Q. 2! The e'fteet of .this proVision :hi t.o .'Qport 't:h(l. 'll>:lqli~ihr act thl'> _~i$I:Ule of th.e t:M1e Aspl\ut %'Ylsi~n:l;. . 3., It i$ aX! old bpen oustoiii to rent a''Poz:sdlial UI/!;Ld$ilC,e dmring the. ,c'''tter~'s short't:r1'l1s Oli' otnar '1aclE~1011~ '!l:~e$~ th.er& ,3\~~ I$O~S;ny Itl!!giill'to oo.mfl>, here~ ~all:;il'lgaa",ia'i1 thb 'l1IOs8ib~Uty \fol\kIIl ',a Hritailir> on Aarn@ peol'l.1I. 4. 111l!1U'ecil:. 'renting iii' at Y'<!d4m~t1>li 1lQ:'~. is' elililiWl\t~a ;;;,inc. :i;:i~'.dl:l not be po~sible,~o~'et t:id of \l,nc.l~lli~bl';; :re''D:l;f>~w1thout ""." ".c'" " '--',,,:,._.,,,'1_ ,',_:..', ' ":',,,,". "" :'i'''" ,/,:. '~.:-",," ",'; -', 'i, 1;/ie housestan~lt~g vl>omnt :",nd p:!'e;rto 'llUZl$lu;r_ , ',;~ It-W!U~rk it hardship on the lllUll!I:I<!l' llilt!si<;l tM~ty it the ':,<".c'" ..T,':,'''''':, ,.:""" '" ',': " , ,"'::' ","': ,".: :,,',:',,"",' ,':., ..",' "":':;',,,::;/',;",:,"~",: _:,"; ,',: 'lh'rt4i\1!llli.h;l.:!.l,.t7 01: .l:'lOl.U'le.1il i$ cut' dOWnud. tl\$:ra~e fo:r,-:ellid ~~e.Ci:ri:lo '. thee, less d"'s:i-:t:.iti:l~\'aM"I1",~6'.t'priC::llll\ lJ\il'.art!l!ents wluir& oft.<iI'.llll!l:s:te"lety,.. ....,. ',,-'. ...., .:' "".' """ "" :'-" '.. \ .... '," ,,',' :, ,-c' ',.,-:: ,,',.,"":. "."",, "" ",,"" "_'"'' , , ,," :.. , "" c. :<, "" '\'~" "" irig.\:'i~::,'~i~c{;~~:f~ged. ' G. XstlH':t'C a y>rllei:4eittf(),i/!' thia cUJ'tailm/'!nt, 1ndll.yt\'nl~'O'WMtS, a1i:\iin. .tP. j:;h~~dva:1tt;ag:e iM ",xt'~s~of.,th1" 'IIdUlilO:t'Z!d,lder1 .' "i'.:P~,iib1e llth~ativ/},I'Wk7,aG'l; t''Mltrtllt r0ll.t,ai. to>th'll s~n$' %'0,.. qldrll~\II~t; :i .e.tolllldn'li'l<1' 1:_11:1 i:isi~i~f~id:74wliltl:l.~; ete. '",', :-,-, .,: ,," "", "-",:',, ,","',,.',,,:: ',,', ",'; ':' -, .. ,.y,r.,:_ :,:,~,,\,:';: ,::"..,'';:', '1,' :;". to'.-:':,:' _',' ft t the very leal!Jt, 14; t'.$l',ltlil$ '11 Yea.r W6~1~,j,\l'i'f.l '1;0 be st;i<!liit 'enough. .~ \,,? . . --"-~.-'-----------'------~._----. - -, rutriet:ion d1111:1.tt1s?', 1:11& 9. OIlSl!\ 1 hOI'1 con $~i<o:ree.!? " rr.'. , Sine<tll'&l;r ;!':Mi:t"\'ill, :!(ob,erta',l!;!..rga~t ~~~. ,<;( ~ ,.... ROBERTGRONNER, M. '0. '. ROOM - 502 670: ,N., MICHIGAN AVENUe: CHfCAGO,,'Iu...rNOIS SOSI'I TEL.EPHONE787.87S7 / ,G l'=> ~I}T Mar.h G. 1''15 lI'F .8p&....J' Sehif'.f$J' ~ P1~ u. z.ilii ~ael1)lIl P~O. Is. y "" ....... 6olo1"a4o SU11 n.~ 1i1lr. Sobittlllrl .II'y .'te.ti.a Was _l!I~ to U ."'(111 1a .... ,rq".4 __ ~ COde ter tM 61117 ot Aajl$ll <.. pet' I'e$. lOt 1.7. ...,.. t:i.ll&. W. I l) that it' ,..... .. tOJ'lllUlated - woll14 SltriliJlt.ly j.~arcU... ..1Iahlhhed and 'f'11:d. as. of lIlY PH,til~y. J'llifll4ti>>g h 10.. .r &ot111:y ., aaiatah 1t. ...r., and pe"p..2. Ii... as _11 &II to ..b&f;. iIbe .~...y or tlM. anD- .teJrt1al i~atment ahou14 I be teroed_ li~1i.1:1ot:I. I - lI'lli1'er:l'1ag t~ tr.- ,,1_4 l&atll'1g <Ilulldhlflat h'*lll (_1'l$ ia a1I 431 1l'. Gill..pie, build ailld_d by _ 81,_ :19$1. lI'llilMl1l4 at'wr . tire 1Jl: llt6G. _tag tlMtp lllIlIll" 111 haa lleJ''feil ow f_l1' as .. ....M J'e11._ lUIld ....t1013 __ t01l' lug and uwll pet>Wdlt.lUI\1'WheM bOll! I..' tUlell )<!oJ'l"v.) Dwi>>e tM b.tI9rVal..lIe........lJ, )'1iIilili:suSfl wiater and AliIIlI&,r. 1t h.. al-.. __ lI'llia'lled to 'fer)' ..1..te4U:ll8alla 1'<>:1' per.. 1". .r t1'!'Olll 2. ....k ~ t. <I lIIlIll!lth.. Thill h.. eaU:le.d ue te GlIIU and 1118 the PHpeny. Arily 1iltlJ"t1ll14!1ll1ll11l I>t M'IIIZuie t:roa th.t. 1'le,Zlble Mat- Ug ".18 WQl:lld "4_ tM 1'i...l teastbi11t;r Oil tldJl'll&~ ot' lUsh a hQllMt.. JIIt.pardi.. o.J'tain 1'aYV&bl$ all,..'ts c/>t' the 1~ l'i....... 0... WltlSt;e,l'IIl 1eaae ".1:114 utlUlll;y Ill.... it Qlim\lPlllte r.ntlil ,~":I't;y by .ltItllllll'~ lIlY .perlow ~ and be againllt the aelllSfl r:.f the lIGlItilllg or- "~r~r~ the uae totally ~h,l. 'bu. by f'.!J_~ titO.,..l.. Ulli 01' the ));ro~ Ily l_r1ng it. selflllUBtaining ca.p..Uy (1.1; h aet .. 4ee.lr~le M&4 ..tate. tn.....1Il8eat 1n the or~~y ~_) Q~ toJ'll~ lIhe altenaa'll1ve of' 1l0l/llllOJ'cia11sIlUOl1l. by lcmgUna IIit ..tlIiItl..... llhe new p,t'0,..a1 would 1Jl: faet lie QQuat8Qrodue1:be . .able t. OOl'llllinull1n. _13lIItty l'lOatrol Udlandl1P 1111. ,"ping .1' $pil'itot ~. ~_ It;y. Beyond. lilY per..l:ta1 iftteHsfa the ab1ttb the lI~e, ~Il of ftOh Pl"openy 1IOQldd.p be eoullteq:roduo1;(t'fe lntohat :1t 1II/llul(1 8..t@1H.z$ tile. area.. not ~oo..arl1y ~1174. ~. suoh ~ 1II/llld4 dll",?~lell.cl!l to lIlY fi l"u <lG!ll1IrI111JM1It to the A.pel'.l C-llllti:ll.r.. ~lllirio\l.11l11T q,jo;ylll$llll of PNper'lo;y by Ublt1-ar.1J.y re4uo1ag .tt. fl_..1 'dabUity 1;hrollgh · ehHgII of Pn1ng at"fllct.ir.lg IIU,UliIg ~tull'lli. I do OOl:l1l8rt;b1. 1II llllf'1ou. 1l:itri1ilC__t ot p,t'QP&rty right.. a.... ot t"_ lInli Oil too... Uoaabl.oonatitutl0.11ead.., . - - ~ ..I.. Ia 111. ,",.111; laS(t 'thlt ..robe of Il'V J;li!ll>~ny ll"1~ dashes 1_ !IO 'IIq wt'llh 'tM int&1!!ltn oJ: the OOllli!llWllt,. tMl'$ b nG Wrlltill48 :!.a __it,. and IiIlowaUy 1... ~ I'm tu S'QP'Orted CU.y 4tl.4 C~, _niCOll. TM. JAi>I$lll.tio'!1 1fOtI14 1:0: tlllO'll be Olqlll"tlll!:1atOl",W .1~tlt QUI) Pf'-IIII. ju<<t OOIlllWll1lllltioa. a oo~'lon wttllw+'., .~ of .. "l"~1I ot :!'\.'Ibl1o DlmUo.. It w<i>1l1d,. llS . Olllli'M:ry :l~1'1 wi'llh a 1<;,&1 ..,n b. D:n~ 1ft :f.:lIlticatllJll. !'lllil: etud a _lit in court. poali1bly !'lllil: (!Inn attain i.... plelillllmt,at1on ~ ,,:aae'tI!!(Ul'f1. be_1iI\Il 01: a $\1IIitt ~ liI*:l.i:ld.oll". I. lI~tQ". in ~f:11tiM 1:l'! lII1 4'tr~ pr~1It .. ;yov. t'l'> .~ iI1lla 1_. ill! lH~ 1t til>ll" no otllfno fthM t~ 'fIo IiIPIl" ~ ~t.Y 41.,.110 ud the ~ con at U1Ilgatba. ll'11lilf ...__ifilth ~.. 111l aH!lll& cl1IUd po_1II1y etferi ..... _t _ Jl.l!/rtU)' the .... < ~" the "etl-ilJtiM on lfl!h1, ..:1.7 to .,,~ to .llQi .____10D it \Muli! at 111M1I be dtli.'iIlq1b14 "W;>lU!l.liIll" cd _, oVli')' _ Ollm fit' ar"lIi~ _~latiM at.lIlll~_titlltioM1. Te1lf3: lii::I:mIrl.. all thIil ~lII at lJ'I'OJell"ty 'thus 4!te~ tlA'fU I.l~~ o~P1~ 1n IF.~ faith ~ their r1,)3s tor 1ec1tbmte _ _tl14 ~ be O11nai1e4. ~.~ottl.lll.Y ~tw~ lilGll4tn el1't)lmln'~ M.j). If!n aim. tl--;r$$a!{Idler ~I'. I,(i.~fllt'"p&. "" . 1'-" ,-, FR,ANeIS ..I. ROGERS PAUL SAUR'EL CHARLES S. MCVEIGH, .JR. GUY G. RUTHERFURO A. PENNINGTON WHITEHEAD JOHN E.OUE:TSCH WILLIAM A. PRATT MACOONA..O BUDD PAUL L. MEADERS LEONARD B. BOEHNER MORRIS 8c M"VEIGH DAVID F. COOKE MARIE F'ITZSIMMONS PAUL J. 0' NEILL, JR. PETER FRELINGHUYSEN 450 PARK AVENUE NEW YORK, N. Y. I0022~' - / --rf \ l~ 1~ 7)1 ..I0H N ..I. MATTH EWS COUNSE:1.. LEWIS SPENCER MORRIS 1915-1944 CHARLES 5. MCVEIGH 1915-1962 CASLE AODRESS "PARGET" TELEPHONE: (212) 593-62.00 TELEX 12.7687 CALL BACK-PARGET.NYK March 13, 1975 Mayor Stacy Standley Box V Aspen, Colorado 81611 Dear Mayor Standley: I am writing this letter on behalf of my wife, Louise Saurel, who owns a house at 117 North Monarch Street in Aspen, to protest against the proposed zoning restriction on leasing within the Residential District more often than twice in any calendar year. If this provision were to be adopted, it would make this house completely unusable for most of the year for the purpose for which it was designed, built and used since 1964 when it was built. This would be tantamount to destroying most of the value as it is totally unsuitable for permanent occupancy either in whole or part. The house was originally built by Robert Murri for use by him and his family as a vacation home for short periods and for leasing during the balance of the year for varying periods. My wife purchased the house in 1968 for the same purpose. At Christrnas- time our family has occupied the entire house. It is the common meeting ground for those members of our family who live in the New , ~. ('.-\ MORRIS & M<;:VEIGH Mayor Stacy Standley -2- March 13, 1975 York and Washington area and those who live on the West Coast. A few years ago, at considerable expense we razed an eyesore of an old out-building and added a wing to the house. This wing was designed and is suitable solely for the use for which the main house was designed and built. The tenants who occupy the house during the ski season are from allover the united States and are of the highest moral character and of impe.ccable deportment. I am certain that they make substantial purchases from the various merchants in Aspen. The members of the music faculty and the Aspen Institute have at various times been tenants in the summer. In recent years, the Institute has occupied the entire house during the three summer months. It is my firm belief that the tenants who occupy the house during the ski season would not wish to occupy a condominium and would presumably have to look elsewhere such as vail for a house to rent for a short term. Adoption of the proposed restriction would not only result in substantial financial loss to property owners but I am convinced in substantial loss of revenue to many of the leading merchants in Aspen. It would also eliminate the substantial sums paid by the property owners to Aspenites for cleaning, maintenance, repairs, etc. on their property. I sincerely hope that this restriction will not be adopted. , ~ /""\ MORRIS & M<;:VEIGH Mayor Stacy Standley -3- March 13, 1975 I am taking the liberty of writing a similar letter to Mr. Spencer Schiffer. "nr:J::tOJU/rf PS:gg .-., March 13, I tr- ...".. "" - - SONNENSCHEIN CARLIN NATH & ROSENTHAL Z/ S 69 WEST WASHINGTON STREET f -1.{:>f 1 CHICAGO, ILLINOIS 60602 CJ LEO .J.CARUN BERNARD NATH THOMAS CARLIN SAMUEL R. ROSENTHAL CHARLES D. SATINOVER .JEROME S. WEISS F'RANK C. BERNARD ABRAHAM F'ISHMAN EDWIN A. ROTHSCHILD SIDNEY M. PERLSTADT SHERMAN P. CORWIN EARL E. POLLOCK HAROLD D. SHAPIRO .JAMES M. GOFF' C. HARKER RHODES,.JR. EDWARD L LEMBITZ PAUL.J. MILLER ROBERT N. GRANT (3IZ) 443-5000 MILDRED.J. GIESE STANLEY.J. ADELMAN ROBERT M. FARQUHARSON ARNOLD B. KANTER MICHEL.J. FELDMAN DUSTIN E. NE:UMARK HAROLD C. HIRSHMAN ARNOLD H. DRATT ROGER C. SISKE: DUAN E: C. QUAINI GARY SENNER LOUIS S. F'REEMAN CARL L. RUSSO KENNETH H. HOCH MITCHELL L HOLLINS ERIC M.SCHILLER STe:VEN W. SWIBEL GLORIA M. MICHELOTTI MARIAN S. BADGER .JEF'F'REY I. BINDER .JULIUS LEWIS DONALD G. LUBIN WAYNE R. HANNAH, ..JR. BERNARD.J. NUSSBAUM SHELDON I. F'INK DONALD M. SCHINDEL F'REDERIC S. LANE MARC LEVENSTEIN DANIEL R. SWETT RICHARD IootARRIS GERALD.J. SHERMAN OTIS H. IootALLEe:N ERROL L. STONE ALAN H. SILBERMAN RICHARD L. EPSTEIN TERRY M. SCHLADe: THOMAS C. HOMBURGER TELEX 25-3526 of Counsel RICHARD M. GUDEMAN E:DWARO SONNENSCHEIN (1881-1935) HUGO SONNENSCHEIN (1883-1958) DE:NNIS N. NEWMAN MIRIAM a. 5TE1NElERG K. E1RUCe: STICKL5:R MARK F'. MEHLMAN ERIC A. OESTERLE RALPH I. HUBL.EY m PHILIP A. IootAElER ROSERT C. ..JOHNSON F'RUMAN ..JACOaSON LAWRENCE S. E1AUMAN GLADYS N. BRYER L.AWRENCE A. MANSON F'REO e:. GLICKMAN PATRICK ..J. AL.LEN .JEFF'RI;;Y S. GR5:I;;NElEI'lGe:R PETER M. WElL L.e:ON Z. HE:LL.ER BARRY H. BRAITMAN .JACK RICHTe:R March 21, 1975 WRITER'S DIRECT DIAL. NUMSER 443-5043 Mr. Spencer Schiffer City of Aspen P.O. Box V Aspen, Colorado 81611 Dear Mr. Schiffer: We represent Mr. Noel M. Seeburg, Jr., who is the owner of a house at 334 West Hallam Street in Aspen, Colorado. Mr. Seeburg recently forwarded to us a copy of the proposed Zoning Code of the City of Aspen. Of particular interest is Article III, ~ 24-3.7 I entitled Limitations on Leasing: 2. In the R-6, R-15, R-30, R-40 and RR zone district, no residential unit shall be let more than twice within any calendar year, provided nothing herein shall limit the term of any such lease. 3. Within the R/MF, 0, NC, or N/C/I district, no unit within a multi-family structure shall be let for any term less than six (6) months. We trust you are aware of the serious constitutional questions raised by this section of the proposed Zoning Code. Moreover, there appears to be no statutory provision empowering the City to impose restraints on alienation, of this nature. Article 60, ~ 139-60-1 of the Colorado Revised Statutes grants to each city, among other things, the power to regulate the "use of buildings, structures and land...." Proposed ~ 24-3.7 I of the Zoning Code does not regulate the use of property, but rather restricts its alienability. , ",.' . - ~ - SONNENSCHEIN CARLIN NATH & ROSENTHAL Mr. Spencer Schiffer March 21, 1975 Page 2 -, We urge that you delete this objectionable provision from the proposed Zoning Code of the City of Aspen, so as to avoid what we believe will be a successful challenge to its validity. Very truly yours, SONNENSCHEIN CARLIN NATH & ROSENTHAL By JMG: sk cc: City Attorney Mayor Stacey Standley .---.--:'~\ ~V~ mes M. Goff l\\ <.,d-).. ",....". ,-" .------ ; ARTHUR R.JONES 1010 CHESTNUT AVENUE WILMETTE, IL.LINOIS 60091 March 14, 1975 Mr. Spencer Schiffer Chairman, Planning & Zoning Commission Box V Aspen, Colorado 81611 Dear Sir: In the middle 1950's I purchased a plot in Pitkin Green with the object of building for future retirement. I imnH"liately built" h'1.WSt houHe that was already under construction and" few years later, a family house of five bedrooms. Because of thuse houses, my family has been able to visit Aspen several times every year, and also several dozen friends (all innuential families from thu Chicago area) have been paying guests and, in many instances, later investors in Aspen. None of this could have come about if the proposed new code on leasing were in effect, for needless to say, I am not a Rockefeller and, therefore, could not allow an investment as large as I have made in Aspen to stand idle without some form of return. I seriously urge the defeat of this proposal or my future retirement plans will prObably come to naught. I consider my presence in Aspen as very beneficial to the community. My small gl.lCSt house is presently on long term rental to very worthy people and has been leased by the same parly for several years. These people would never rent a condominium, nor would I or my friends. We are house oriented and are ~t apartment people. I feel that this point should be seriously considered by your commission, fur I am sure that you strive for diversity in Aspen. I keep my large house for my family visits and, as I said, our future residence. Until that time, I feel that it is not only my right, but my need to lease it short term to the type of substantial people that I have been. It is next to impossible to lease in any manner other than short term, or by the year. Our presence in Aspen has been of gTe:lt monetary benefit to the community. The supplies am! services that are purchased as a result of au r invest nwnt ;1 lilount to nw ny lhO\l~';:lllf i:.; of dollars {~vor'y ,VL':Il". . . -- I"""- .~ Page 2 3/14/75 ARTHUR R.JONES 1010 CHESTNUT AVENUE WILMETTE. ILLINOIS 60091 I again urge that the proposed limitations on leasing within resi.dential districts be stricken from your new city zoning code and never brought up again. Unless, of course, Aspen docs not wish to have us or others like us, as investors and future residents. Sincerely yours, Arthur R. Jones ARJ:bw cc: Mayor Stacey Standley Box V, A spen, Colorado 81611 Mrs. Kay Reid Reid Realty Box 496, Aspen, Colorado 81611 . .' ,-- 11:1. K IBudthmlil ATTORNEY AT LAW r-.. 5630 N. W. 59TH STREET, FT. LAUDERDALE, FLORIDA 33313 . ../ gArs 721-2910 944-6287 March 14, 1975 Mr. Spencer Shiffer Chairman Planning and Zoning commission Box V Aspen, Colorado 81611 Dear Mr. Shiffer: Please consider this correspondence as my strong objection to the proposed new zoning ordinances outlined in the February 20, 1975 edition of the Aspen Times. I raise these objections as a property owner in Aspen, and in particular object to your proposal with regard to short term leasing of vacation homes. Aspen has been developed as a tourist site, with emphasis on winter sports, but I' am sure the desire qf the City officials is that we continue to attract the type of tourist desiring the amenities to be found in the use of a private residence, and those tourists able to afford these amenities. I would recommend that you reconsider your position, and that of the cow~ission, taking into account the tourist element which would be attracted to an area offering only single unit motel accomodationsproduced on a mass basis. I thank you for your kind consideration of my views as an interested party. Very truly yours, Herbert Buchwald Copy - Mayor Stacey Standley 1"'. .~. ~ , DR. & MRS. C. MAXWELL-JOYNER ~)-& v;r~/"~ Post Office Box 317 Aspen, Colorado 81611 U.S.A. ~larch 21, 1975 Aspen City Council Post Office Box V Aspen. Colorado 81611 Re: March 24th 7:00 p.m. Meeting New Zoning Code Revision 24"3.7. Dear Sirs: This letter is to advise you that we feel very strongly that limitations on leasing should not be included in the zoning code for the west end. Also, ai-this time, we would like to state that we do not approve of the proposed amendments regarding accessory buildings ~nd off street parking. Yours truly, C? ,~l(D(~>QQ9 ~O (\ 1'-iJ) Dr. f, Mrs. C. ~laxwell-Joyner 600 W. Francis 602 W. Francis 215 N. Second C1-fJ: 1m - .~ ~." ,. '" '.'~. ~ io~1\111 ~ March 20, 1975 Aspen City Council Post Office Box V Aspen, Colorado 81All Re: March 24th 7:00 p.m. Meeting New Zoning Code Revision 24-3.7. Dear Sirs: This letter is to advise you that we feel very strongly that limitations on leasing should not be included in the zoni~g code for the ,,,est end. Also, at--'this time, ,,,e ,<ould like to state that we do not approve of the proposed amendments regarding accessory buildings and off street parking. Yours trUlY, ~.\ ~ { 'J0,~D~~ Mrs, W. V. N. Jones 215 N. Second VEJ:lm ~ ~ March 30, 1975. Aspen City Council, Box V, Aspen, Colorado. Ladies and Gentlemen, I wish to object to many of the provlslon of the new zoning ordinance, but will confine my remarks to two points. As background, I was a member of the Aspen Planning and Zoning Commission for several years, and Chairman when the 1966 Master Plan was adopted. First, I think it a serious mistake to eliminate off-street parking in the CC and C-1 Zones, for the obvious reasons, and for one more very important reason. In the Denver Buick case, the Court held that requiring off-street parking in one zone and not in another, was arbitrary and discriminatory and unconstitutional. Since the City has just lost one law suit, in part due to failure to act in good faith, I think this aspect should be most carefully considered. Second, when the business district was enlarged several years ago, the intent was to provide sufficient commercial space to fill the needs of the Aspen area, and a number of uses, mostly service uses, Vlere included as conditional uses. 'l'he elimination of these con- ditional uses will only serve to accelerate the move of essential services out of town, some to the Airport business center, others as far as Basalt. Residents will be forced more and more to drive many miles for essential needs, and I should add with a loss to the City in tax revenues. . In my own case, as a commercial property owner, I have no real objection to the down zoning, that was one of my goals in the past, but I do object to my Mountain Forge being made a non-conforming use. First established in 1963 as a pel'Jill tted use, then zoned. in 1967 to a conditional use, you now propose to make it non-conformil1g. I provide an essential service to many people, residents and visitors, with much of my work custom designed and shipped allover the country. Surely a blacksmith is a part of the heritage of an old mining town. I do not like to see you zone the life out of the town, Respectfully yours, Box 1112, Aspen. T~Lu.U-~ Francis Whitaker Oopies: Oouncil, Attorney, Aspen Times. ,~, ;".. JOSIAH G.HOl.l.AND STEPHEN H, HA~T JOHN 1..J. HART Wll.l.IAM D. EM8REE,JR. JAMES l..WHITE PATRICK M.WESTrEl.DT Cl.AUDE M. MAER,J~. ROElERT P. DAVISON JOHN Fl.EMING KEl.l.Y rRANK H.MORISON WIl.l.IAM C, McCl.tARN JAYW.TRACtY,JR. JOHN Al.l.tN MOORt BEN t.CHIDl.AW JAMES E.HEGARTY rlEl.D C.BENTON DAVID BUTLER J.MICHAEl. rARl.EY WARREN l..TOMl.INSON BRUCET.BUEl.l. DON D.ETTER , .~ LA/J~I /' I 3{:; tf.7.~ .1"""\, 1"""\ HOLLAND & HART ATTORNEYS AT LAW JAMES T, MORAN HARRY l.HOBSON KENNETH D. HUBBARD ROBERT l..VER SCHURE GORDON G.GREINER ROBERT H. DURHAM,JR. WIl.l.IAM E.MURANE 1..Wlll.IAM SCHMIDT,JR. JAMES P.lINDSAY EDWIN S.KAHN SAMUEL P.GUYTON JOHN S.CASTEllANO DENNIS M.JACKSON ROBERT 1::. 8ENSON RICHARD M.KOON CHAf'/LES T.BRANDT ROElERT T.CONNERY HARAOON BEATTY ARTHUR C.DAILY JEFFREY C.POND JOHN UNDEM CARLSON 500 EOUITABl.E BUIl.DING 730 SEVENTEENTH STREET RANDYL,PARCEL DAVID G.PALMER MICHAel. D. MARTIN BRUCE W, SATTLER RAUL N.RODRIGUEZ JACKL.SMITH JOHN D.COOMBE eUGENE r.McGUmE SOLOMON N.BARON THOMAS A.rAULKNER ROBERTJ.MOIR MARKR.LEVY R, ElROOKE JACKSON PAUL T. RUTTUM BRITTON WHITE,JR. WIl.ey E.MAYNE,JR. RICHARD T.CASSON GREGORY A.EURICH DENVER,COLORADO B0202 TELEPHONE AREA CODE 303 292-9200 CABLE ADDRESS HOLHART, DENVER MOUNTAIN PLAZA BUILDING P. O. BOX 1128, ASPEN, COLORADO 81611 TELEPHONE 925.3476 AREA CODE 303 March 24, 1975 City Council City of Aspen P.O. Box V Aspen, Colorado 81611 Re: Ordinance 11 Block 106, Lots R & S Owner: Charles Baker Dear Mayor Standley and Council Members: We represent Charles Baker who owns Lots Rand S, Block 106, City of Aspen. These two lots are at the corner of Durant and Original in the block occupied by City Market, the old Viking and the soon to be built Yaw-Ginn Building (formerly the Stevens-Ginn Project) . Ordinance No. 11, if enacted, will rezone Block 106 from C-l to NC, Neighborhood Commercial. This will impose severe constraints upon Mr. Baker's two lots which will not be shared by the owners of the remaining seven lots which comprise the half block fronting on Durant Street. The proposed zoning change will reduce the ex- ternal floor area ratio (f.a.r.) from 2:1 (available under both the old and the new C-l regulations) to 1:1. Concurrently, the off street parking require- ments will be increased from an average of one space per 1,000 square feet (old C-l requirement) to an average of 3.5 spaces per 1,000 square feet. If such changes affected a number of property owners over a substantially sized zoning district, CHRISTOPHER N.SOMMER EDWARD M,GILES BRITT CAROL ANDERSON Al.AN E. 80l.ES,JR GERAl.D W. GRANDEY STEPHENl..PEPPER THERESA W.DORSEY KENDAl.l. T,SANrORD THOMAS E.GEBOW JANE M1CHAEl.S TALESNICK S.WYATT McCALl.IE I.,TYRONe: HOI.T WILLIAM M, BURKE JUERETA p, SMITH AF<Tl"IUF< El. FERGUSON,JR. JAMES E. HAI'lTl.EY JAMES E.aOICOURT ~ r", HOLLAND & HART ,.-, City Council March 24, 1975 Page Two I could understand some lack of sympathy for Mr. Baker's predicament. Unfortunately, however, the fact is that of the 9 lots in the south half of Block 106, only the two owned by Mr. Baker will be subject to the NC constraints. The old Viking building on Lot K and the west half of Lot L appears from visual observation to have an f.a.r. of close to 2:1 and approximately 6 parking spaces which is less than 1 space per 1,000 square feet. The Yaw-Ginn Building has a 2:1 f.a.r. (33,000 sq. ft. on 5~ lots) and will provide 28 parking places in lieu of the approximately 115 spaces which the NC regulation would otherwise require. (99 spaces mini- mum to 132 spaces maximum). By contrast, Mr. Baker is facing a 1:1 f.a.r. (6,000 sq. ft. on 2 lots) and a parking requirement of approximately 21 spaces. (18 spaces minimum to 24 spaces maximum). Truthfully, on his side of the block, only Mr. Baker is being required to bear the burden of the NC District. It may be pertinent to point out that, in the initial stages of the Yaw-Ginn Ordinance 19 proceedings, a request was made by the Planning Commission that the site plan include all of the remaining vacant land in the south half of Block 106. Pursuant to this request Mr. Baker delivered a letter to the Planning Commission, dated December 12, 1973, con- senting to the inclusion of his lots, Rand S, in the overall site planning. Mr. Baker's letter is part of the official file on the Yaw-Ginn Project. The file does not reveal, nor does Mr. Baker know, what subsequently happened to the idea of including his lots in the site plan for the entire half-block. As a practical matter, the Yaw-Ginn Building has received C-l density and parking requirements, while Mr. Baker alone faces down zoning from C-l to NC. On the north half of the block, City Market appears to conform generally to the NC requirements. I believe it is true that the NC designation was given to Block 106, at least partially, to conform to the City Market pattern - a sort of zoning to . ~. ~ HOLLAND & HART ~ City Council March 24, 1975 Page Three actual use. This may not work a hardship in the case of a food market whose building and parking lot occupy an entire half block of 9 lots. On the other hand, the same requirements applied to a two lot tract seem to deprive the owner of any reasonable use whatsoever. The distinction between the existing City Market situation and Mr. Baker's situation would seem to justify a different zoning treatment. At present Mr. Baker has no specific develop- ment plans on which to base a request for variance or rezoning. He does, however, request that he be treated on a par with the other occupants of the south half of Block 106; that is an f.a.r. of 2:1 and a parking requirement that does not exceed 1 space per 1,000 square feet. Perhaps the least disruptive way to accord uniform treatment to my client would be to retain the south half of Block 106 within the C-l district. Although this would eliminate all off street parking requirements under the proposed Code, I believe we could remedy that by covenanting to the City and to adjacent land- owners that no development would be undertaken on the property without providing at least 1 parking space per 1,000 square feet of floor area. S24-2.4. Be assured that Mr. Baker does not wish to do violence to the overall plan that has evolved for the City. Nevertheless, it seems abundantly clear that he is entitled to some type of relief which will more nearly equate his property with that of his immediate neighbors in Block 106. Unless the present disparity is somehow rectified, Mr. Baker will sustain deprivations, economic and otherwise, which his neighbors do not share. I think it is clear that the operation and effect of any valid zoning code should be uniform as to all property owners within a specific district. That is all that I am requesting on behalf of my client and I trust that you will give him your favorable consideration. JTM:rnm cc: Spencer Schiffer, Esq., Chairman, City Planning Commission Sandra M. Stuller, Esq., City Attorney Mr. John Stanford, City Planner JOSIAH G.HO~l.AND STEPHENH.HART JOHN ~.J. HART WI~~IAM D. EM8REE,JR. JAMES ~.WHITE PATRICK M.We:STf'E~DT C~AUOE M. MAER,JR. ROBERT P. DAVISON JOHN F'~EMING KE:~~Y F'RANK H.MORISON WI~~(AM C. McC~EARN JAY W.TRACEY,JR. JOHN A~~EN MOORE: BEN E, CHID~AW JAMES E.HEGARTY F'lEl.D C,BENTON DAVID BUTLER J, MICHAE~ f'AR~EY WARREN L.TOMLINSON BRUCE T. BUE~L DON D.ETn::Fl , f;,<,::;;. """ f'""', --, HOLLAND & HART 17~f .(:11'1 ~ ATTORNEYS AT LAW JAMES T. MORAN HARRY L.HOSSON KENNE:TH D. HUBBARD FlOBERT L.VER SCHURE GORDON G.GREINER FlOBERT H.DUFniAM,JR WI~~IAM E.MURANE ~,WI~~IAM SCHMIDT,JR. JAMES P.LINDSAY EDWIN S. KAHN SAMUEL P.GUYTDN JOHN S.CASTE~LANO DENNIS M.JACKSON ROBeRT I:,BENSON RICHARD M.KOON CHAR~E:S T. SRANDT ROBI:RTT.CONNI:RY HARADON BE:ATTY ARTHUR C. DAI~Y JEF'F'REY C.POND JOHN UNDEM CAR~SON 500 EQUITABl.E BUILOING 730 SEVENTEENTH STREET DENVER, COLORADO 80202 CHRISTOPHER N, SOMMER EDWARD M.Gll.ES BRITT CAROLANDERS.ON A~AN E, BOLES, JR. GERALD W.GRANDEY STePHEN ~. PEPPER THERESA W. DOFlSEY KENDA~L T. SANf'OFlD THOMAS E.GEBOW JANE MICHAE~S TA~ESNICK S.WYATT McCAL~IE L,TYRONE HOLT WILLIAM M, BURKE JUERETA p, SMITH ARTHUR B. F'ERGUSON,JR. JAMES E. HART~EY JAMES E. 80lCOUFn RANDY L,PARCEL DAVID G, PA~MER MICHAE~ 0, MARTIN BRUCE W, SATT~ER RAUL N,RODRJGUEZ JACK ~.SMITH JOHN 0, COOMBE EUGENE F'. McGUIRE SO~OMON N.BARON THOMAS A.FAULKNER ROSEFlT J, MOIR MARK R, LEVY R, BROOKe JACKSON PAU~ T, RUTTUM BRITTON WHITE,JR. WILEY E, MAYNE, JR. RICHARO T.CASSON GREGORY A,EURICH TELEPHONE AREA CODE 303 292-9200 CABLE ADDRESS HOLHART, DENVER MOUNTAIN PLAZA BUILOING P. 0, BOX 1128, ASPEN, COLORADO 81611 TELEPHONE 925-3476 AREA CODE 303 March 24, 1975 City Council City of Aspen P.O. Box V Aspen, Colorado 81611 Re: Ordinance 11 Limitation on residence leasing Dear Mayor Standley and Councilmembers: I write this letter on behalf of our clients Paul Saurel and Robert L. Hoguet, Jr. Its purpose is to urge you to eliminate S24-3.7 1.2. from the proposed new zoning code. This provision limits renting in the R-6 and certain other residential zoning districts to not "more than twice within any calendar year." I believe that, if you give this matter thoughtful and dispassionate consideration, you will conclude that the anti-leasing provision is detrimental both to the individual property owner and to the community as a whole. Mr. Saurel and Mr. Hoguet are non-resident home- owners in West Aspen. Mr. Saurel owns a duplex at 117 N. Monarch; Mr. Hoguet's duplex is at 118 E. Bleeker. Both have used their respective properties in rather typical fashion, that is,for family vacation use during parts of the year and as rental property during other times. I am sure from the volume of correspondence which you have received that you are aware of many other homeowners who, for years, have done the same. The new code purports to justify leasing restrictions on two grounds: the character of the residential zone (b) to "provide necessary housing for permanen t popula tion. " S 2 4 - 3 . 7 1. 1. the proposed (a) "to preserve district" and the community's With respect to the former, I believe that the ;t, ;,s ,-, HOLLAND &HART -, City Council March 24, 1975 Page Two number of protests which you have received from West Side property owners rather clearly establishes that the residential character of their district has not been endangered by short term rentals. Many homes in the area have been short-termed for 20 years or more and yet West Aspen remains one of the two or three most attractive and desirable residential dis- tricts in the entire City. After all the "character" of a neighborhood is not generally established by the comings and goings of residents and visitors, but rather by their conduct while in residence. Neither my clients, their neighbors nor I have seen any evidence to support the contention that lease res- trictions are required in order to preserve the charac- ter of the residential zone district. On the contrary, the present "character" of West Aspen viewed against the twenty year history of short term rentals quite dramatically negates the "endangered species" argument. The other justification advanced for lease restric- tions is that they will operate to provide necessary housing for the community's permanent population. The thesis here seems to be that a restriction on short term visitor rentals will squeeze the property owners into longer term rentals at lower rates to permanent resi- dents. This rationale at first appears to be nothing more than simple logic but it does not stand up under closer examination. At the outset there is the diffi- culty of determining who qualifies as a member of "the community's permanent population." Of those who qualify, how many will benefit from the proposed res- triction? Assuming that the owner, his family or his guests will occupy the premises at least twice during the year and that he will rent on two other occasions as permitted, how many permanent residents are looking for rental housing that they will have to vacate for four periods of varying duration during a year? Or, is there an assumption that depriving the owner of rental income will force him to put his property on the market at a reduced price which the mythical permanent resident can better afford? If this assump- tion lurks somewhere behind the proposed lease restric- tions it is arguably illegal on the premise that a community can no more "zone in" a certain class of people than it can "zone out" a certain class. More importantly, the overall reduction of build-out density which the new code accomplishes is not likely to do anything but force prime residential property '" to',"" '." . '. .~ HOLLAND & HART ~. City Council March 24, 1975 Page Three to even higher price levels. Under any close analysis the anticipated increase in permanent resident housing as a result of the proposed lease restrictions is completely illusory. On the other side of the coin there are distinct disadvantages which will result from the proposed res- trictions. Some property owners anticipate at least a mild economic hardship through being deprived of rental income. Whether you are sympathetic or not to this problem, what is the justification for imposing it on any part-time resident and property owner in the absence of demonstrable benefit to the community? Much has been said about a present imbalance between visitor accommodations and resident accommoda- tions. Assuming this to be true in gross, I am not aware of any evidence that establishes a surplus of single family or duplex type accommodations such as are available throughout the West Side. This type of accommodation is attractive to visitors which Aspen says it wishes to retain, e.g. music faculty, Aspen Institute personnel, Given Institute participants and others. There is simply not any surplus of dwellings with yards and other amenities for the visitor who brings his family, including children and pets, to Aspen for an extended stay. The proposed restrictions can only reduce the availability of this type accommodation to this type visitor. Let me also point out a real disadvantage which stems from the language of the provision itself. The restriction is not "more than twice within any calendar year." This means that a single Christmas-New Year's rental will count as two rentals - one in each calendar year. Having done this, the property owner then faces the choice of (a) not renting during the summer when we are seeking to attract more visitors, or (b) not renting until after the following January 1, thereby holding accommodations vacant during our most critical overcrowding. Neither alternative seems to me to benefit either the owner or the community. When the Planning Commission came up with the lease restriction concept, I, along with others, voiced concern about the difficulty of enforcement. , . . ,-." HOLLAND &HART ,-." City Council March 24, 1975 Page Four I still have that concern and firmly believe that, if enacted, the lease restrictions will be honored more in the breach than in the observance. If this fear is justified, it obviously works a terrible in- justice to my clients who would obey the law even while others openly flaunt it. I believe that it is irresponsible for a legislative body to enact an ordinance which invites violation instead of willing compliance. Finally, I believe you must attach a certain validity to a conclusion that has been voiced by many property owners, namely that the combination of owner use plus rentals has contributed fiscally and aestheti- cally to the City. Fiscally,the bed tax, sales tax and expenditures for local services have, I think, resulted in a net economic benefit to the City. Aesthetically, the high level of maintenance and beautification efforts required to stay in the rental market have made and will keep West Aspen the prime single family residence dis- trict that it is today. I do not say that the enactment of the proposed restrictions will necessarily change the quality of the district but if it should result in a change from part time owner occupancy to full time absentee landlordism, you should expect a certain deterioration. In conClusion, I think you should seriously consider eliminating the proposed lease restrictions for the reason that the probable detriments, not the least of which is strong community opposition, more than out- weigh the imagined benefits. JTlo1:mm cc: Spencer SChiffer, Esq., Chairman, City Planning Commission Sandra M. Stuller, Esq., City Attorney Mr. John Stanford, City Planner ""....",....o....P ~~ ~t4h~-/ lam Kay reid, and I represent approximately 125 owners of vacation homes a.nd condominium apartments. I'll read sol can be brief. /"'"'I. I have heae a folder containing copies of letters from 15 vacation home owners who spendtim.e in Aspen both during the summer and winter months and who<renttheir homes to friends and visitors when they are not in residence. I believe you have in your possession more than "f 15,. some more came in this afternoon, and I think some of the own.ers are here in person. Thank you for coming. Of thes.e 15 families who wrote the letters ,none will be able to rent their homes for 6 months or longer due to their Own visits .to Aspen and to rent only twice during each calendar year will create many hardships, some of which you have already been told about. All of these owners have been part-time Aspen residents from 4 to 15 years and are expressing deep concemand alarm over the proposed limitations on leasing, Section I, numbers 1, 2, and 3, and are particularly anxious to know why their homes and condominiumap/3rtments have been singled out lito provide necessary housing for the cOmmunity's permanent population". They are asking why condominium complexes or individual units in the conunerical core should not. als.o be asked to provide this necessary housing for EEl the community's permane~t population. During a recent survey, I counted 84 vacation homes. in the R-6 district., which i.s bO).lnded by Bleeker, Gillespie, Monarch, and Eighth streets. I suspect that 90 per cent o.f these absentee. owners are not aware of this proposed.zoning change and have not received. notices of what is being consider.ed here this evening. t suspect such zoning changes without notice to be illegaL . 85 vacation homers in the R-6 district. represent one-third of the total membership of all organized group.knowll as the West End Homeowners Improve- ment As.sociation, of which I amaboard member. The presence of absentee owners in this area has insured well maintained property occupied by families who have made this part:icular small residential area well known for itsciesirabilityand .attJ:'activeness. To open it totallv to emolovee or long-term housing ~ould p.avedisast.E2Us results, .althoughthHeRrp s;lt;{lEesent some. so-called,~"!!!p'!pxees living intnis area who are aui~t.. . ,c lean lWLd~ood . ne;.!~E~:s...:_ In every resort I have ever visited, or in which Roy and I have lived, the visitor or tourist has a choice of staying in a lodge or hotel or in a home, and in recent years they could choose a condominium apartment. Families, especially, are.interested ina home environment as opposed to staying in lodges or "apartments located in mid.. town areas. Can you think of any other ski area in the Rocky Mountain region in which the vacation home owner and a few condominium apartment owner.shave been. legislated against. '!:! .-2- ...- ~ I"" I"" On behalf of a large semgent of our property-owning community members who have supported for years the important music festival, the Aspen Institute, and other worthwhile projects which give Aspen its unique quality of living, I beg you to reconsider and delete the proposed limitations on leasing. - ".-., March 30, 1975. Aspen City Council, Box V, Aspen, Colorado. Ladies and Gentlemen, I wish to object to many of the prOV2S20n of the new zoning ordinance, but will confine my remarks to two points. As background, I was a member of the Aspen Planning and Zoning Commission for several years, and Chairman when the 1966 Master Plan was adopted. First, I think it a serious mistake to eliminate off-street parking in the CC and C-1 Zones, for the obvious reasons, and for one more very important reason. In the Denver Buick case, the Court held that requiring off-street parking in .one zone .and not in another, was arbitrary and discriminatory and unconstitutional. Since the City has just lost one law suit, in part due to failure to act in good faitll, I think this aspect should be most carefully considered. Second, when the business district was enlarged several years ago, the intent was t.o provide sufficient commercial space to fill. the needs of .the Aspen area,aztd a number of Uses, mostly service uses, were included as. condltiona.:L uses. The elimination of these con- ditional uses will only se'J;7.ve to acce,lerate the move of essential services out of town, some. to Jtlle AiJ:port b1;lsiness center, others as far as Basalt. Resiaentswill befo~cedmor~ and more to drive many miles for essential needs, and I Sb.Ot(l~ .add with a loss to the City in tax revenues. In my own case, as a commercial proPerty owner, I b.ave no real objection to the down zoning, that was one of my goalsln tb.e past, but Ido.object to my i'Iountain ForgeOeing made a non-conforming use. First established in 1963 as a permitted use, then zoned i~ 1967 to a conditional use, yoU now propose to make it non-conformiJlg. I provide an essential service to many people, residents and visitors, with much of my work custom designed and shipped all over the. country. Surely a blacksmith is a part of the heritage of an old mining twwn. I do not like to see you zone the life out of the town, . Respectfully yours, Box 1112, Aspen. -:r:::-. . '~ .~ ' ))/OlIa.. , ;..../~ Francis Whitaker Copies: Council, Attorney, Aspen Times. . 1""'"\ 1"". rr 00 ~ ~ ~~ ~ ~ ~[ ~ ~ ~~ ~o ~ 0 [ IT 000 BOX 660 ASPEN, COLORADO 81611 AREA CODE 303 PHONE:. 925-4400 V. A. GOULD, M.D. PHYSICIAN..SURGEON R. R. ODEN, M.D. R.E. KIRK, M.D. ORTHOPAEDIC SURGERY H.C. WHITCOMB, JR., M.D. D.L. MCMILLAN. M.D. INTERNAL MEDICINE C. O. WILLIAMS, M.D. A.J. RUBIN,M.D. FAMILY PRACTICE R. G. TEFFT, M,O. PEDIATRICS S. E. CR1STANELLI CLINIC MANAGER December 16, 1974 ~~/~:;; Aspen City Council Ladies and Gentleman: Land which Hr. Larry Yaw has refer'red to, was purchased in April of 1970. We wanted to initially build a, building to house the expanding Aspen Clinic. In Harch of 1972, preliminary drawings of a building were obtained, and were presented to the Aspen Board of Adjustment, to establish the height, they would allow, considering the peculiar topographical condition of the land. (Five lots at the alley level, at whiCh pllint on the north side, there is a drop of apprOXimately 12 to .15 feet, at which point the lot is level with the extension .1ith Bleeker Street.) This. initial building that Was de- signed, did in fact extend over the Bleeker Street, and we were going to use a part of Bleeker Street, for the building. The Board, grant- ed us the right to establish the height of the building as off the alley. The building was to be approximately 37 feet in height, above the ground, with a full basement beneath the ground, .opefting on to the extension of Bleeker Street. In the Winter of 1972, knowing that the City eventually wanted to purchase the Rio Grande property, I organized a group of investors, and we gave a proposal to the Rio Grande to purchase the same. This was done to the knowledge of Hr. Herbert Bartell, the City Planner, and at that time,we stated, we would sell the property to the City for what we paid for it, if they desired to eventually purchase the whole prop- erty or any part thereof. At this time, Hr. Bartell asked me not tll buildcthe building that I was anticipating, as he wished that the City could acquire an ownership or at least access through the Bleeker Street part of the property. He wished this access, so that they could have access to the Rio Grande propertyif and when it was in fact purchased. As you know, Mr. Truman ended up initially purchasing the property and subsequently selling same to the City. In August of 1972, Hr. Bartell again askedlf there was any possibility of our using thb property to build the new Post Office. Hr. Bartell prow posed that we make an offer to the County, to exchange these 4 lots east of our existing property, which are owned by the County, for ownership in Bleeker Street extension. With this in mind, we made a proposal to the United States Post Office Department, baSically pro- posing that they use this site for their new Post Office, and COft- currently a proposal to the Pitkin County, whether they would be willing to make this exchange. Heetings were held, and a reply was finally ma~e in Hay of 1973, from Hr. Leonard Oates, the County Attorney, stating that because of the way that the County land was /"", ,-" Page 2 acq~ired, it was not free to exchange, but instead had to be offered for public auction, which they were no willing to do. Again we started to redesign another b~ilding, to correspond to Hr. Bartell" s wishes that it be 11mi ted to the upper land s~rface, leaVing Bleeker Street free, and at that time, he suggested to us, that the County had been discussing the possibility of building a building as originally designed by Hr. Ted Hularz after his extensive survey as to the amount needed for both City and County to include the jail etc. A proposal was made to the City and County in September of 1973, with the thought that such a building could be planned in the fall and winter o:li 1973 to be built in the beginning of 1974, however, at that time, the County Commissioner would not be interested in this proposal. At that time, we again returned to the idea of building a 3 story building on the property, with fu,11 basement, and some preliminary drawings were made. When the thought of starting construction in the spring of'1974 was discussed with Hr. Huebinger, he assured us that it would probably be impossible, because of the shortage of steel and concrete, and he. enco~raged us to spend more time on the plans, to order the materials and to make certain that the materials were in fact available, and to plan on construction in the spring of 1975. This thought Was carried forward, and in the summer of 1974, we discussed our ideas with Hr. Bartell, and his staff. The new zoning study was being held at this time, and we were assured by Hr. Bar- tell and his staff, that in all probability the zoning would not be changed, and that we would be allowed at least 1 1/2 to 1 area to land ratio, and that we whould proceed. Hs. Donna Baerstated that after October, that Ordinance 19 would notbe in effect, and she encouraged us to wait until that was over, assuring us that the bUilding as planned wo.uld fit within the basic proposed zoning. It was for this reason, that we did not present the plan under Ordinance 19, which in hindsight, was an obvious error. In summary, we have attempted to cooperate with the Planning Department of the City and County in the use of this property, and now find ourselves in the detri- mental position of being "down zoned", where we cannot build a 3 story building above gro~nd, with basement underground. With this in mind, I ~rgently request that the. zoning of this property be returned to study session for a continuation of its C+l zoning. ,)ncer~y~ ~R. Oden,~~D. RRO: nlm -- ~ ."..., "..., , SCHIFFER & GARFIELD ATTORNEYS AT LAW ASPEN PROFESSIONAL BUILDINO POST OFFICE BOX 8237 ASPEN. COLORADO 81611 SPENCER F. SCHIFFER RONALD GARFIELD December 16, 1974 AREA CODE: 303 TELEPHONE: 925-1936 Aspen City Council P. O. V Aspen, Colorado 81611 . ~ ,v,_~4.Jl -p~~/iP/1cJ Ladies & Gentlemen: It is my understanding that in connection with the adoption of a new zoning code you are contemplating the deletion of all parking requirements for the CC and/or Cl districts. Since you already have the recommendations of the P & Z in that regard, it is obviously inappropriate for me to make further formal comment as a member of that commission; however, I would like to formally protest such action as a concerned citizen with some particular knowledge in this area. It is my firm belief that the following basic hypotheses are supported empirically and logically and should underlie any decision relative to parking. 1. The elimination of parking facilities will not eliminate the presence of the automobile; however, any new parking facilities, municipal or private, should be strategically located (e.g. periphery of core area, Rio Grande property, Wagner Park) so that traffic patterns can be adequately controlled. 2. Vehicular traffic can be significantly reduced through a combination of adequate municipal parking facilities and a convenient and efficient transit system. 3. Most of the traffic, and thus the need for additional parking facilities, in and around the downtown area is generated by the businesses in that area. 4. New traffic generating buildings on the periphery of the core area should be required to provide off-street parking since every new parking space necessitated by such buildings which is not provided by the private sector will have to ultimately be provided by the City. 5. The land available for municipal parking facilities and therefore the total number of spaces which can be provided, is limi ted. 6. The businesses which generate the need for parking and cannot, or are properly prohibited from, providing off-street parking (e.g. CC area) should help defray the cost of municipal 4 .~ ,- "- Aspen City Council December 16, 1974 Page two parking facilities. We have heard much talk about intercept parking lots at the airport, sophisticated transit systems, and underground municipal parking. All of these might ultimately solve our traffic and parking problems, but they are years away. In the interim I think that we have to take steps to insure that adequate parking is provided at least with respect bo every new building where the same is not in direct conflict with the Mall or where it will not increase traffic congestion. I believe that off-street parking On the fringe of the core fits in with circulation patterns. and, therefore, will not increase traffic or congestion. Recently there has been much reference to the Vorhees Plan with respect to the location of off-street parking. It should be noted, however, that the Plan never addressed private off-street parking, but only the location of municipal facilities. Consequently, it should not serve as a basis for the elimination of parking requirements on the fringe of the core area. With respect to the CC district, I do not think that you should eliminate the requirements unless and until you have a suitable means for requiring the businesses located therein to participate in the financing of municipal facilities. If parking requirements are imposed in other districts, it seems patently unfair and unreasonable to not have any requirements for that district. Moreover, since those businesses generate much of the need for parking, it is clearly appropriate that they pay their fair share of the cost thereof, rather than having the entire burden fall on the general public. Once you eliminate the requirements, I think it will be virtually impossible to obtain the required consent for the contemplated fee district. I have previously heard several of you speak about the need for keeping options open. I respectfully request that you reconsider your position on parking so as\~ot to preclude some of the options which are now open. . truly 7, F R. O. Anderson Chairman J. E, Slater President Aspen Ins"""Jte for Humanistic Studies ,.-., Post Office Box 219 Aspen Colorado 81611 U,S.A. 303 925 7010 / . -P~'7 --P~i'/7'1 Statement of Aspen Institute for Humanistic Studies at Public Hearing Re: New Proposed Aspen City Ordinance December 16, 1974 The Aspen Institute, which is a non-profit organization with a public trust, has a number of serious objections to the proposed zoning ordinance and map recently recommended by the City's Planning and Zoning Commission. The Institute respectfully points out that from our perspective the Commission's recommended map and ordinance are arbitrary, discriminatory, ambiguous and unreasonable. Their adoption without amendment or modification would in effect confiscate much of the Institute's property and thereby put the Institute's future in serious jeopardy. The Aspen Institute desires to work cooperatively with the City to develop plans that are compatible with the City's objectives in rezoning and which enable the Institute to remain a healthy, viable organization. We have been encouraged by the progress during the past year. Both public and private discussions have led us to believe that we can achieve a mutually acceptable plan for Use of the Institute's property. At the suggestion of the City, the Institute is presently working on specific alternative proposals for consideration by the Council and the Commission. Because this work is in progress, no purpose would be served in attempting to detail here all of the specific problems with, and in, the proposed map and ordinance. In due course, the Institute would welcome an opportunity to present our specific plans to the appropriate City authorities. The Institute sincerely hopes and believes that reasonable zoning can result by working together. Respectfully submitted, ~:f~ Business Manager . Page 5 Page '7 Page 9a Page 9b ~. ~ '-~I ~'111 /P/ 24-2.7 Mandatory Economic Studies: should not be at the cost of applicant 24-3.1 Definitions: N. Hotels and LOdges NO kitchens in view of modern trend (Pullman Kitchens, Wet Bars etc.etc.) A Tourist Accomodation facility is here to serve their clients If a Lodge operator wishes to give that extra service to his customers why prevent him from doing so? R-6.1ists under Conditional Uses: Open Use Recreational Sits; Schools; Churches; Hospitals; Public Administrat~on Buildings; Nursery; Day~Care Centers. These are conditional uses which are considered compatible with residential uses and without limitation as to what the building is to be like why should RjMF only list Professional Offices and Business Offices under Conditional Uses IF LOCATED IN A STRUCTURE WHICH AS RECEIVED AN "H" Historic Designatio: and adjoining vacant land would not be entitled to the same use??? CC COMMERCIAL CORE: albws Medical & Dental Clinics and Professional Offices Why should Medial Offices be limited to and area reserved for Pedestrian Traffic. Don't sick & injured people more often than not have to have access to vehicles?? allows APPLIANCE, FURNITURE & ANTIQUE STORES which normally depend on access by trucks etc. .... '. ~ i""'" II Page 9c C-l COMMERCIAL-I: Intention: "To provide for the establishment of commercial uses which are not primarily oriented towards serving the tourist population." Permitted Uses: Medical & dental clinics; Professional and Business Offices. There we have language which definitely states that Medical & Dental clinics and PROFESSIONAL & BUSINESS OFFICES are not necessary Tourist Oriented. Page 9d S/C/I - SERVICE/COMMERCIAL/INDUSTRIAL: LUMBER YARDS = This is one of the uses which was considered incompatible in this area when the D.R.G RR owned the property and that is why the MASTER PLAN established the AIRPORT BUSINESS CENTER IF THIS USE is left in this area then at least it should be a CONDITIONAL USE SUBJECT TO 24-3.3 D) with a further condition that the Lumber Storage are must be in a building and or completely screened from view. S/C/I and NC = GASOLINE SERVICE STATIONS This should be conditional on a minimum site of 15,000 sq.ft. and a minimum dimension of 100 feet in one direction. Page 9d o OFFICE: lists under PERMITTED USES: Medical, Dental & other Professional & Business Office Single Family, Dulex and Multi-Family Residences This mixed "Permitted Uses" (mind you not conditional) shows again that it is considered good planing & zoning to have in the same Distric Offices and Residences ""'"' r- III Page 9d L.,.l LODGE-I: 1) to encourage construction of Lodges 2) to encourage RENOVATION of Lodges 3) to prevent the conversion of existing Lodges into long-term residences As an incentive for that older properties should be allowed to renovate or completely rebuild with the SAME NUMBER OF UNITS AS THEIR OLD FACILITY L-2 LODGE-2: 1) t.O encourage construction of Lodges 2) to encourage RENOVATION of Lodges 3) to allow construction of tourist oriented Multi-Family units. If it is the intention to recognize this area as the most likely tourist-area and if Lodges are preferred over Multi-Family Structures then the incentives or bonuses must be increased substantially, perhaps by a bonus in height restriction. Historical Background of Aspen's early Development: Ajax Mountain was the only Ski Hill and therefore all Sleeping and Tourist Accomodations were built at the base of Ajax Mountain and Little Nell. Then came along Buttermilk/ Aspen Highlands and Snowmass which changed the LOCATION-ASPECT:" No new Lodges were bu~lt at the base of Aspen Mountain strictly because of the location. ECONOMIC FACTORS DICTATE A LOCATION FOR A SKI LODGE WHICH ALSO CAN ATTRACT SUMMER TRADE. Page ge P (PARK) and PIT (PARK/TRANSPORTATION): Because of the size of these PUBLIC TRACTS it will be impossible that the PARK CHARACTER REMAIN DONINANT when simultaneous use is made for Pufulic Transporation. THAT IS LIKE SAYING THAT PARKS AND RESIDENTIAL AREAS SHOULD ALWAYS BE BUILT ALONG A HIGHWAY, EXPRESS BUS ROUTE OR A RAILROAD TRACK. ,-., ,-., IV Page lOa) 34-3.4 ARE~ BULK REQUIREMENTS: RIMF should be R/MF/O If you limit an area to one or two uses then sure' the hell are you going to get all buildings alike and kind of set an area aside which becomes very dull. IF YOU BELIEVE IN A VARIETY and a "Healthy MIX" then a maxium of "COMPATIBLE USES" should be allowed in a given area. IF MAIN'STREET IS DESIGNATED R/MF/O that would not .',( '. ,.amount to the entire Main Street becoming either all Multi-Family Dwellings or all Professional or " ._.\Business Offices. I think there is a healthy-mix now and R/MF/O would only assure that this mix is kept and further construc- tion would follow along the present trend. R/MF Item 2. Minimum Lot Area per Dwelling Unit: a) should be uniform for all sizes of sites b) 6000 S.F. ok. 4500 Duplex should be 3000 1000 Studio ok 1250 1 Bedroom should be 1200 2100 2 Bedroom should be 2000 3630 3 Bedroom should be 3000 BR- UI-SR should be 4000 after all we are zoning the City of Aspen which has been platted into 3,000 sq.ft. lots so the density numbers should be something that can be mathematically divided into the multiples of 3,000. Page 10c) CC S/C/I N/C o C-l Should not have any minimum square footage Business sites go by square footage not by lots. (You do not want to exclude the Litte Guy do you?) But more important yet would be that all new site or partial Lot sales must h~ve internal access to the alley (White. Kitchen & Delice Bldg. s) Page 15a ~ .~ v SUPPLEMENTARY REGULATIONS 24-3.7: I. Limitations of Leasing: 3. Within the R/MF district, no unit within a multi-family structure sahlI be let for any term less than six (6) months. If the intention is to prevent renting to Tourists and/or to provide housing for seasonal employees then I may agree but the MECHANICS OF leasing or letting etc. can not be restricted in the language as suggested. FOR INSTANCE ALL MY RENTALS I HANDLE ARE TO PERMANENT EMPLOYEES (not seasonal employees) YET ALL TENANCIES ARE BY THE MONTH-TO~ MONTH and I have some tenants who are now in their fourth year. Page 17 ,,-.., .-. VI 24-4.7 NUMBER OF OFF-STREET PARKING REQUIRED: Single Family Duplexes 1 space per bedroom I have some doubts about this and I do recognize the problem but I just do not know whether it should be done per bedroom. R/MF parking requirements should be by location because R/MF buildings are used differently in different locations HOTEL; LODGES;MOTELS = 1 space per Unit special when LIMOUSINE.?? I don't buy the provision for Limousine Service at all; it would be a strange provision. Off-Street Parking for Hotels, Motels & Ski Lodges should be by size of the project and location. Small and Medium Size LOdges cater to individuals and couples who statistically arrive more frequent by automobile. LARGE HOTELS AND SKI LODGES now cater to the large charter groups, SKI CLUBS ETC. and these groups arrrive by Mass Transportation (Charter flights and Charter Buses (May be in the future Ski Trains), I know of Large Ski Lodges which are completely full (by a large Ski Club) and have not generated demand for one off-street parking space and I am talking of places that sleep from 150 people a night. r-, ~/~~/171J , e.,....Le- ~7 c ,. To: The Members of th~ City Council, City of Aspen, Colorado. Dear Hembers: We are the owners of three unimproved lots ;;.nd a res idence in Block 34 on the East side of Aspen, Colorado. Our residence is situate upon a 40-foot by lOO-foot Lot specifically described as Lot L and the West 10 feet of Lot H in Block 34. The address of our residence is 1006 East Cooper. Our three unimproved Lots are directly across the alley behind us and front on Hyman Street. They are each 30-feet by lOO-feet and are specifically described as Lots B, C and D in Block 34. It is our understanding that all of the above property is now zoned as acconunedation-recreation (AR 1). It is our further understanding that your planning department is now proposing to rezone the unimprov~d Lots to residential (R 6) and to ,rezone oUr res idence property to residential-multi-family (RHF). We want you to know how unjust, unfair and discriminatory these changes are, e'specially when Considered in the light of past changes in zoning to our il111llediate neighbor- hood. We are lifetime res idents of the Town. of Aspen and owned this property long before the City passed any zoning regulations. Years ago, when the zoning in this area was proposed for AR 1, we object~d and protested this change to no avail. At that time, we lived in a rather nice , quiet residential area _ something which I understand the planning department is now trying to reaccomplish through this new plan. We notified the City that this new change would increase traffic, noise, general congestion and parking and would ruin the general surroundings wc;,tlrin which we lived in this neighborhood. Despite our objections, the City determined to make way for growth and the speculators. We feel that the original change to AR 1 has permanently and substantially changed th.. character of OUr neighborhood to our detriment, and to the detriment of, others who have lived in this n~ighborhood for years. Apparently your planning department agrees or they would not be attempting to down z,one the property under the newly proposed zoning plan. The problem is that the damage has already been done arid is irreversible. Our taxes have gone up as a reaiLt of the original zoning to AR 1, more than the normal increment for increasing land values. The noise from the surrounding apartment houses and from the traffic is already her~ and will stay here permanently. The cOngestion will not go away no,. matter what you do.' It is our understanding that you a.re }'lanning to r"zon~our improved Lots to R 6 and our residence Lot to residentia~>multi-family thus eliminating any chance we may have in the future to recover, tliroughthe sale of our land, much of the cost of the increased taxes and all of the burdens we have borne by way of the noise, traffic, unslightliness, etc. We understand that the planning office feels that economic cons iderations are not material. They are quite material to us. The proposed zoning plan says, in effect, --~-I> . ,- - that the property rights of longctime res idents, who have devoted the ir full life to the City of Aspen, do not count. You are saying that our rights must first yield to special interest groups who seek only maximllm development, and then when the City has made its mistakes with these groups, our rights must again yield when it becomes necessary for the City to correct those mistakes. We think that this course of dealing by the City is arbitrary and capricious and does not reflect sound planning in the past nor at the present time. Accordingly, we ask that ,when )'OU consider this new zoning proposal that you do not down zone the above mentioned propert)' as we understand is anticipated in that proposal. Very truly yours, ~,.,~,. .'. './J/V14P'. . .... .///JA/Vl . " . Kenneth ". a tin ~ u-tL>m Ct~~ Hollie Haurin ~,~..... ..~?..~..<~, /"" ~J~/Y/971 To': The Members of the Planning and Zoning Cormnission, Pitkin County, Colo. Dear Hembers: We are the owners of three unimproved Lots and a residence in Block 34 on the East side of Aspen, Colorado. Our residence is situate upon a 40-foot by 100-foot Lot specifically described as Lot L and the West 10 feet of Lot M in Block 34. The address of our residence is 100~ East Cooper. Our three unimproved Lots are directly across the alley behind us and front on Hyman Street. They are each 30-feet by 100-feet and are specifically described as Lots B, C and D in Block 34. It is our understanding that all of the above property is now zoned as accommodation-recreation (AR 1). It is our further understanding that your planning department is now proposing to rezone the unimproved Lots to residential (R 6) and to rezone our residence property to residential-multi-family (RMF). We want you to know how unjust, unfair and discriminatory these changes are, especially when considered in the light of past changes in zoning to ourimmediateneighhor_ hood. We are lifetime residents of the Town of Aspen and owned this property long before the City passed any zoning regulations. Years ago, when the zoning in this area was proposed for AR 1, we objected and protested this change to no avail. At that time, we lived in a rather nice, quiet residential area _ something which I understand the planning department is now trying to reacComp1ish through this new plan. We notified the City that this new change would increase traffic, noise, general congestion and parking and would ruin the general surroundings within which we lived in this neighborhood. Despite our objections, the City determined to make way for growth and the speculators. We feel that the original change to AR 1 has permanently and substantially changed the character of our neighborhood to our detriment, and to the detriment of others who have lived in this neighborhood for years. Apparently your planning department agrees or they would not be attempting to down zone the property under the newly proposed zoning plan. The problem is that the damage has already been done and is irreversible. Our taxes have gone up as a reait of the original zoning to AR 1, more than the normal increment for increasing land values. The noise from the surrounding apartment houses and from the traffic is already here and will stay here permanently. The congestion will not go away no:, matter what you do. It is our understanding that you are planning to rezone our improved Lots to R 6 and our residence Lot to residential multi-family thus eliminating any chance we may have in the future to recover, through the sale of our land, much of the cost of the increased taxes and all of the burdens we have borne by way of the noise, traffic, uns1ight1iness, etc. We understand that the panning office feels that economic considerations are not material. They ,are quite mater~a1 to us. The proposed zoning plan says, in effect, ,- ---- ''-- ,~~<~r r--. ,-, that the property rights of long-time residents, who have devoted their full life to the City of Aspen, do not count. You are saying that our rights must first yield to special interest groups who seek only maximum development, and then when the City has made its mistakes with these groups, our rights must again yield when it becomes necessary for the City to correct those mistakes. We think that this course of dealing by the City is arbitrary and capricious and does not reflect sound planning in the past nor at the present time. Accordingly, we ask that when you consider this new zoning proposal that you do not down zone the above mentioned property as we understand is anticipated in that proposal. Very truly yours, )~'V1/?/?f~d/?4~A Kenneth MaUrI. . Jj(/~i> 11] f)~ .' Hollie Haurin ~1I111<5 March 24, 1975 Ms. Kathy Howder County Clerk Aspen City Countil Aspen, Colorado To Whom It May Concern: It has only this morning come to our attention that the Council's agenda today includes the question of moving the Villa building and/or subsequertly constructing eighteen additional units on Forest Service Property located on the lets bounded by Hallam and 7th Streets. We have since contacted numerous property owners in the West End who strenuously object to multiple housing units being constructed in 'what is essentially the only single dwelling residential area within Aspen City Limits. It seems to us that there must be more suitable areas for multiple dwelling if Aspen is to maintain the present character of the town itself. We have presumed the area in question to be zoned R-6 and have available subctantial numbers of homeowners who will strenuously oppose any action by the City to impose further congestion in the West End. We trust that the Council will be imaginative enough to find more suitable property for the Villa building and allow the West End to sustain its present .character. Sincerely, ~~:::, for the West S ide Improvement Association f'1 ~ PHONE (717) 848-1440 ~. , ./ HAROLD FISHER. M. D. . · 1 ') COL.ONIAL. MEDICAL. CENTER l ~.t \ 955 SOUTH GEORGE ST. YORK. PA. 17403 '7 ?' AL.LERGY (hl~cL -t /f'7..)- 7~~ 4eJ i~ At~, t"/~d" f,w.:/..d W.t<.( : .,;? viltJ--d 74-t Vt./; c4. -t.U 1M "A4W -cY ~ 7~'/~' tpM1' ~~d'ar .;u/if~1 ~ Ik ~ ~ ~ aa/ ~~~ vU#~..e c1~~-m..e.ur-~ A1d~. J I~~ ~ ~ r~ ~A- cie~-<~ ~ Au/Aitf ~ i~ i!.nw~~' r/ml~1' af" ~rtl-W1<. ~ ua/ ..ufdx ~. /trI-IJ~, f'/-it 1M~~ -I'4tU-UM ~ 4tf-a1ed '1 M~A., ~S4/ ~ --t fd .'7J1uud~ ~4/ ~ '-dtttalj ~~ ~ fudlddd~~71<Vc. fHJ7M ~.~~ iIte ~..a-n-vn~ 7A~4 , ~-u ~ ~A<~ P-t l.ta~ ~~~ ~ rl--<M'~h erdt -dd- 4d'~~ f~dA4f ~U11.MA~ud f4~ ~ ~ I~ ../aad cI~~tinw.::t d ~ ~d dA4?~ h ru/-y .4,P-!v&#f ~ iMA.~ r'-UJ -?1NU (~ -M4 tP-W7< t!"MA~ ~I of 4~~-11 ~ ~tUVc- /M!4~~ aud' ~ ~ tP~ ~ rtU0 ded j ~ CUe /}{J.. (f)-~ Mf~~ ~~ ~ ~ ~r ~ ~ ett<<~, fiJ7~ ~~fitU/~ ~ 1fd:<<f ~ ~~ ~ 4<-lid--d ~ TM c5'~/ffUk ~~ ~~~ OOJ~ M-waW ,Al/~ -Uc r et'1I~~ , )07 ~d~-g/4 ~~..h~~IJ. ;-. -- Carol Ann ..Jacobson Realty March 21, 1975 . /' 3/;;>+/'1 "J Aspen City Council 130 South Galena Aspen, Colorado 81611 Ladies and Gentlemen: As residents of the west residential area, we do not feel that certain proposals currently before you con- cerning the west end are favorable to its residents. Always an attractive location for second-home owners, such people generally spend part of each season in their home, thereby precluding long-term rentals. Most of these people like to have their houses occupied from time to time to keep utilities in good working order, to discourage burglary, and to maintain a small income to defray maintenance expenses. Short-term rentals seldom bring on the over-crowding of people and automo- biles occasioned by long-term rentals. Your Provision 24-3.7 should not be made part of the Code. One off-street parking space for each bedroom would turn this beatuifu1, green residential area into a sea of aspha+1t. Lawns and trees would be sacrificed to the long-time detriment of our city. Your Provision 24-4.5 should most definitely ~ be made part of the Code.. Sincerely, ~~~~~~ Carol Ann and Don Kopf CAK/nkb Post Office Box 1802 . Aspen. Colorado 81811 . Telephone 303/825-2811 1""'\ .,-" AnnM.Garrity Box 2791 Aspen, Colorado 81611 /fl~~ iiiarch 22" 1875 Aspen City Council Aspen, Colorado Gentlemen: A.s a property owner in the West End section of Aspen, I would like to voice my objections to some of tne new proposed zoning regulations. 1. Off-street parKing. It seE,ms to me, at the least, short sided, for anyone to consider requlring nome owners to provide one parking space per bedroom in any specific unit. ]:<'lowers and grass seem to me just as important and tnere would be none should such a regulation be enforced. It seems to me more important that some one-sided street parking be employed on odd and even days so that snoVl plows and street cleaners a.re not obstructed by automobiles. 2. Limitations on Leasing. I do not see why the 'Nest End Owners should be the scape goat for the city's inablli ty to satisfy the need for employee nousing. Is it not unconstitutional to tell me whom I can IHid Bannot [laVe living in my hOUse'? The Niusic Associates, too, would suffer dreadfully - as tney alrea..ay do _ if there Vlere limi ts on tIle leaslng privileges of home owners. I think Aspen needs the Music more than tne regulation. 3. T1le requirements for accessory bUl.ldings is some110w overdone - e. g. ttle ;20;% common wall C.l.aUse _ as there are many people who would be prevented from restoring property. Hestoration and good maintenance seems to me more important than common walls. 4. A new SlIver King in the "Jest E ndl The last rea~lJ' residential arefl is tHe West End. I do not see why it should be lost simply to satisfy the ci ty I S nousing problems. Moving a ple!le of the Villa and bUilding 18 units on Forest i,ervice Land VillI sJrel.y not ennance what is left of tne resldential area. I think all of us in the are,,, are very lIJuch concerned and trust you will consider our viewpoints. -- ~ - .;;.: Sincerely, (JUl' ~f. ell:. hI i ~ \ <:. . ~M~'-ii.~ -.,.,-- _._-~--.- ~...- ,-., ,......" March 24, 1975 ~ Aspen City Council P. O. Box V Aspen" Colorado 81611 Dear Sir: I am a member of the West Side Improvement Association and owner of property at North 3rd and Gillespie. I have been the owner since 1961. I respect the individual efforts of each member of this Council to perform for the Community to the best of their abilities and the effort.s of individual of the West Side Improvement Association to secure improvement to their area. Both organizations are struggling with the same problems. I do not think it is necessary to review the accomplishments of either group. Of course our organization has its "vested" interest and I think if you review your records it has attempted to eliminate Mega-family usage of single family dwellings. I have personally written an owner in the West End of the multiple usage of his home; Mayor Standley on the slum condition of a house at 6th and Bleeker that has a population of dogs and people that exceeds the standards of a community with no standards; two visits to the City Police asking assistance to remove stranded vehicles outside of a Mega-family usage home a hundred yards from my home where the road was blocked to the degree that five ve- hicles and snow plows could barely negotiate. What has the City Council done to check the new dwelling at 6th & Hallam if it violates the zoning or its building pe,rmit definition. The W. S. I. A. needs help from the City Council but I personally wonder if you are looking at the correct solution. In respect to the "Limitations on Leasing", this nation has fought wars to guarantee an individual his rights. If these rights infringe on other rights then the Community effort to sensor those violators comes into play. I believe that with your backing that the West End Improvement Association can solve its problems more reasonably through a legislative enactment to control the number of times a unit is rented. This is absolutely an overkill situation -- using an atomic weapon for avalanche control~ Perhaps a restriction on the number of parking spaces based on lot size frontage may suggest one way of.controlling the number of pillows being occupied in a dwelling. Please use judgment before you limit the number of times a unit can be rented. r-, Aspen City Council March 24, 1975 Page 2 .~ Let us discuss for a minute the various methods of renting a unit. Until I moved here permanently in 1971, I rented my two houses in Aspen for ten years. Every method was used, long term, only ski season, only sum- mer, by the week, to permanent families, permanent silJ.gle people, ski visitors as families and singles, Music Associates, Aspen Institute , Ski instructors, -- you name it. The property received the most damage and least care were by permanent people; they moved out my furniture, lawn and grass neglected, etc., the same applied to long seasonal and school year renters. The very best rental for my property was to have it managed by Reid Realty. It was cleaned after each visitor, the grass was cut and watered, the maintenance was cared for, the snow removed. I hope you are aware that in the City our taxes are paid to have the snowplows snow "in" our walkways and driveways. Your most. serious oversight is that if your ruling is adopted, it merely encourages the second homeowner to take any rental, if income is his only objective, and again crowd a maximum number of people into the unit. I would suggest that you do not want houses such as the one at 6th & Bleeker in Aspen. For those owners, take them to court, for others that are main- taining a quality rental, please do not interfere with their right to own property. Sincerely, ILk~ , W. K. Martin /:J (Y'? If '7 7 *P~N &Lo'&/6f1 ,..,J 7/0 IV. 3 - Sr. -,,"."",,~-'"'.'. ~. 1""'\ i' ~rlw~;;1!75 ::.33':' .sc~th Niagara TtJay ;""""". Cc,lc:-c.cc 80237 J'~)L:::'U.;:"_l";~ :.0, 3.975 Aspen Planning and Zonin.g COiilrtlis~:~/':':~ Aspen City Hall Aspen, Colorado 81611 Re: Lot,c; G. :14 ). . Jock . ,. Dear C.onunissioners: This is a request for your conside:!:ation .:~:t ~, c:l,nr;C J.n J..~:,> F~.('Tf:rty we own at 6Y:! ana. \l/est Bleeke~ fr0t'Ii '~~1e JJ~~VpU00~ R-Multiple Family. There we wish to build to ',.'n: ts fm- Ao1""', residents (including 1 fo::- ours"h-":;)~.. ., xcr ;.f)n}~"!.i.r: "', /' ,-' l~-.Q 'co "}::~J.:.'11,11.:t::u1. When we bought the 3 lots and old 1890-\int~g~ house i;: 1963. ~he property was zoned JL~-l, as the adjacent pro}~rty was albo. Multiple family occupancy structures were built or modifie~ on three sides of our property. We engaged an Aspen architech,ral firnl, Pielstick and Rosolack, to design and supervise construction of a high quality an.d attractive 6-unit apartment which would be I"eated to preser't'e the beau- tiful old trees on our property. Offstreet parkingwm;ld of .::ourse be providc,d. We want to lease 5 of the units to Aspen permanent residents only; since there is so little affordable li"ing space for them. and keep 1 unit for ourselves. Now we understand that the proposed new zoning code, which your Commission adopted last October and recommended to the City Council, would not permit such a development unless RMF zoning can be applied to mlr lots. And yet we know of yours and City Council's conoern fo~ the increasing shortage of suitable living accommodations for Aspen permanent support families in the city. Please extend to this request your warmest consideration. Yours truly, ~?I4iC!'4''' :' romas J. ~rcnth~~r '. V V-, _, i.1 i '-i'CWZ-.', t /! ..l .l; .2.- K . .;\,~ "",-pv . 1/ v ""I .,... .p-'- K.~troanVogenthaler ,,_ r<, ^. . r;la.,-;:t ).\. tvll2M.J-<l, Mary 'J. Menig '1 Encl. Improvement Survey August 9, 1972 Johnson-Longfellow & Assoc., Inc. Under Separate Cover: Set of Prints Vogenthaler Apts. ~ -- ~ ' ..~ ill . __ , 3/1-- if!? ~ P.O. Box II Aspen, Colorado 81611' December 19, 1971} Chairman Spencer Aspen Planning & Aspen, Colorado Schiffer Zoning Commission 81611 Dear Mr. Chairman: It now appears that the Aspen City Council will adopt the new proposed zoning code with off-street parking requirements removed from 'the commercial core of the City. Consequently, I offer this letter as my formal resignation from the Aspen Planning & Zoning Commission. I cannot continue to work for a City Council that has such blatant disregax'd for the welfare of its citizens by acting in such an irres- ponsible fashion. To de-emphasize the automobile is one thing, but to deliberately turn its back on an already-existing problem, namely park- ing, is nothing short of criminal. The excuses given for this action is that if there is no parking pro- vided by new buildings downtown, people will be forced to agree to the construction of a parking structure under Wagner Park. Nothing could be farther from the truth. Once you remove off-street parking require- ments in the central core, everybody will be "off the hook" and you will lose all leverage to build a proper parking facility. Time will prove that I'm right but it will be too late by then. Respectfully submitted, Robert Barnard ~~r:; ~ -tJ~/ ~. ~/r~ -1-/...... j. f,.,L:2. () ~n-~..1"' ~.. LAo- Uk.- r I (/r -, r- ~1;:.~rl? ;::" / ~ ~ -- , , City Council City of Aspen Colorado 81611 March 24, 1975 . ~i {':115 '\\.Y'v/ ;} + I I I , . .vfV I ~Dr Gentlemen and Ladies of the City Council: On behalf of the owners of the Cottonwoods Condominium Association, I hereby wish to protes~ certain provisions 6f proposed City Ordinance 11. Specifically, we feel the pro- vision restricting our right to rent our apartments for periods of less than six months is grossly unfair. We feel that any restriction on rental periods should be eliminated. Respectfully submitted, COTTONWOODS CONDOMINIUM ASSOCIATION By: ~ '?&'-^-^-^- ? ~ /17// ~h-) ~(/ ~( ~f, 7t0u - f"' ,.:;_,Cl 1., :,c'_ ", ,'y-:.. . /~,' .", /;; Marcil 24. 1975 -~1- ill7.i;J f:);)j "' Asp~n City Council City of Asp"" Aspen, Colorado 81611 Dear Council M~berB: Thte letter i. presented aa an objection to the proposed R-6 zoning for our proper~y adjacent to the City'. Rio Crand~ property. We augge8t that the propoaed R-6 zone classification ia unjuatly applied to tilt. property for the following reasonS, A. The property has been zoned Coamerclal-2. allowing .11 C-l and AR-l usee and densitlea plus additional commercial and light indugtrial U8e8, for several years. 8. Thi. Ilona of only two parcel. of land within C-2 ~aned area that 16 being 80 Aeverely dcwnzoned. C. Other parcela of land in tiltH neighborhood which have been C-2 and C-l are reco..ended to be zoned Public (which the City Manager haa stat~d is th~ high~st and beet use of all zon~ c1as.ifications), C~reial Core, Neighborhood Commereial and Service Commereial Industrial -- all eignifigantly higher and better usee. D. You, th~ City of Aspen, hav~ forestalled any t~ely presentation by us of development plana for approvsl ainc~ your request in October, 1973 to enteT into negotiations fOT th~ aequisition of OUT property and subsequent act lone of June 28, 1974, July 8, 1974 and October I, 1974. In vlew of the foregoing, we respectfully request that ~u change the proposed zoning to Commercial-I. Sincerely, 'J[Ji4.-- DcnaldE.Piper President REAL ESTATE INVESTMENTS ASPtN O\IE COMPANY. PO 80X3557.ASPtN,COLO 81611-(.303)925,2763 1"""\ 1"""\ Text of remarks made by James S. Bradley in the public hearing meeting of the Aspen City Council March 24, 1975, concerning proposed re-zoning of Main Street. IlJQl15p' 2' (}I'/ .~IA ~RW_PB!I~I HEM I~E UU1!llY BOX 10309/500 W. MAIN / ASPEN. COLO. 81611 /(303) 925-5104 Gentlemen, I shall address my remarks on the proposed re-zoning of Main Street from two points of view: 1. General Impact on Main Street 2. Specific Impact on businesses using the Mesa Store Bakery as an example Let me begin by examining the general objective of re-zoning. The spirit and intent can only be to preserve the current character of Main Street. I emphasize current because zoning alone cannot expect to have any real or practical impact on changing the present character of Main Street to approach that of 100 years ago, or even that of 10 years ago, nor even last year. To achieve a positive change in character will require the addition of what I shall call property owner motivation which I shall expand on later. If we accept the spirit and intent of the re-zoning objective -- let Us examine the overriding real and present facts that will ultimately govern the use of the land on Main Street. Fact Number 1, and most significant is the current and ever growing automobile, bus, and foot traffic. Nothing short of re-routing State Highway 82 will have any significant effect on continued growth in traffic density. Mass transit, when and if it becomes a fact, can only tend to slow this traffic density growth rate. Fact Number 2. The present level of traffic density with its noise and pollution has caused the property along Main Street to be extremely undesirable as permanent family housing. The proof of this fact can be measured in the declining number of net family units residing there. This undesirability is further demonstrated by the extremely poor response to new multi-family construction on Main Street. ,..., ~ Aspen City Council meeting March 24, 1975 Remarks by James S. Bradley - page 2 To net it out -- I am suggesting that family zoning of Main Street will not make this property desirable for such use. Furthermore, over time, family use will continue to decline and if property owners are not allowed alternate uses, the Victorian structures which contribute significant- ly to the unique character of Main Street will fall into disrepair and will continue to disappear. The existing businesses on Main Street continue to experience increases in the cost of labor, supplies, taxes, building services, and utilities. They must constantly cope with these rising costs, making changes or needed expansions to spread these costs over a broader business base. Let us now consider a specific example. Under the proposed re-zoning, the Mesa Store, which has operated for nearly 100 years on Main Street as a commercial property, would not be allowed to make needed changes or to expand. This restriction imposes an extreme hardship for all business property owners since the existing structures are not suitable for family residence. The historical structures, such as the Mesa Store, cannot and should not be torn down and replaced with conforming use. Selected alternate commercial uses can provide the nroperty owner motivation I mentioned earlier. Selected commercial uses could create the financial incentives required to motivate property owners to renovate and restore existing historical structures. Strict historical archi- tectural control can insure the protection of existing structures and historical compatibility of any new structures and land use. This combined approach of alternate commercial zoning and architectural control has been proven and is a working example in Santa Fe, N.M. I respectfully request that City Council carefully consider the negative long term impact of the proposed re-zoning which will not achieve the desired objectives; and over time can only contribute to the further deteriora- tion and loss of irreplacable historical structures which give Main Street it's distinctive character. I strongly urge you to re-zone Main Street and the Mesa Store to commercial alternatives concurrently with the establishment of strict historical architectural controls governing any remodeling, expansion or new construction. -- --, PETITION AGAINST DOWN ZONING MAIN STREET The proposed re-zoning of Main Street will prohibit existing businesses from making needed improvements through expansion. The result will be poor use of the land, inequities and hardships for the businessmen. limited customer services, and ultimately fewer services available to locals and visitors alike. If you believe this proposed re-zoning is inequitable and unfair please indicate by signing below _ rt<:~..~ - ~~~. r5d7 - ,I~~~j iatAhv ~~t, ~<-(j ;fu Y . Lil4"L.~ AA (j? 'i" _ ~~:7 f;;o-r (jPy j,{.9I -~:;;;r- ~u< . . Q."':) ~ -- ,~\ PETITION AGAINST DOWN ZONING MAIN STREET .~ ~ I ~ ~ . '. -- ~. ...... ~ PETITION AGAINST DOWN ZONING ~MIN STREET , -' -- -- A__ - .~ MilIa IlRVfDPBalll1 .lEBa ;'l'MlE aAUiRT I I BOX 10309/500 W. MAIN / ASPEN. COLO. 8160 /(303) 925'5104 PETITION AGAINST DOWN ZONING ~~IN STREET The proposed re-zoning of Main Street will prohibit existing businesses, such as the Mesa Store Bakery, from making needed improvements through expansion. The result will be poor use of the land, inequities and hardships for the businessmen, limited customer services, and ultimately fewer services available to locals and . visitops alike. and If you believe this proposed re-zoning is inequitable e indicate by signing below _ t:tdct~4<V "- ~~~ ~J'~{;:T"~tJII ~~ l: . ~ _~ '. ~~ ~.,.~ 9'~8~ ~ ir}./~8~Y. .. ?t~ r,-<{O ;Ispe-~ , ~,"}'l.~l~ J ~^' . ~# -- -- PETITION AGAINST DOWN ZONING ~nAIN STREET ~Zj- l! .. ()~DfL ~l(j~ ~3~V~-~ .~)' .' &x 1-( 6 2. ASPEAi 4:xo;e4-Gb '(J/(, II ~tlA.. ~~~J 6~ \\SS--S- ) (:\~.~~ ~ ~'? tI-"m~ xL. . U ~~//c:t-!~ goy yptS;< ~)~wM ~X 307d-. Q~ ~~~ 17SPNt.k~ ~ -- - gt-"'{ qq ~ I jqsf2-2~ rr' i ~,I<2.e-___ I .+n // ~ // ~ Ilts- ~~ l3 <SlI G--2:> ~ ~ fY'1~ flY /7'/e /j1~ . f?~ ///63 ~"') rz) 1/()CZ3 ~ fa 1~56 ;l~ ~ ~c;.\.(~r ~~ . """"'... "~. - , .~ .. .' II> PETITION AGAINST DOWN ZONING MAIN STREET 1'~ {~()(2",-e0 ~~o{ O~ ~~ ~ -- March 23, 1975 ~/ m('')-''S!77 '} TO: Kathy Howder County Clerk Aspen City Countil The West Side Improvement Association is an organization of property owners owning property in the Residential R-6 area northerly of Main Street and West of Monarch Street. We strongly support the R-6 residential zoning for this area as it is presently shown on the proposed district map. However, we have a number of. objectiorrs:,to specific regulations cited in Ordinance #11, Series 1975, to wit: 24-3.7 I. Limitations on Leasing In the R-6, R-15, R-40 and RR zone districts, no residential unit shall be let more than twice within any calendar year, provided nothing herein shall limit the term of any such lease. 24-3.2 We are questioning requirements for accessory buildings. 24-4.5 (Briefly stated: Requiring one off-street parking space for each bedroom per dwelling.) It was noted at the WSIA Board Meeting that the Aspen City Council had voted against enforcing the present housing and zoning codes; but voted "yes" on the first hearing of this new more strigent Code. Non-enforcement of our present code has also caused sl~progress and repetitive efforts on the part of WSIA. We are very much concerned about the above matters and hope the Council will consider our objectsions as we represent some 250 property owners. Sincerely, G\J.U tf.(]Ci-l:)I~_ Ann M. Garr~- <J Secretary to the Board of the West Side Improvement Association .....-- .- ~. -- , 4-,220; n-e,sr Jf;..~ .C&Ql) \ .'. \ '-' --.'\ ROBERT GRONNER. M. D. ROOM'" 602 670 N. MICHIGAN AVENUE CHICAGO. ILLINOIS 60611 - , UC t't"tlt~6"'d",.t2.~ T.e:L..EF"HON.e: 7S7.8757 '-/7~ __ :3(:J-. 5' /1 'J Article 24-37 Seo'tion I (Limitation on Leasing) of the proposed Zoning Ordinanoe No. 11 represents a serious infringement of homel>wners property righ'ts 'the exercise of whioh is not prejudicial 'to 'the proper use of '\;hese ZOIlleS as single family residenoes. l} Privaw Leasing to visitors for periods of no less '\;han one week ohanges in no way '\;he dwellingoharacter, density, 'llrat'fic or requirement. for added m.unioipal or oounty servioes. In faot, it reduoes 'the burdelll of its periodio ocoupanoy-vaoancy pat'tern, i't does not burden sohool and hospital budgets, ye't oontributes a full share of tues. 2} The majority of '\;hue dwellings are of the large (3-6 bedroom) single family, luxury type which if offered for longterm. rental (and thus depl;iving their owners of personal use at 'times of 'their ohoioe) would lle of very limited marke'tability because of the high rentals called for in terms of a minimal fair return. Thus, loweI' and middle income resi- deats who allegedly are to be aided by this measure are automatically e.xeluded. At a median value of $100,000.00 a fair net real estate return of 8% would demand ren'tal of $10,000.00 p.a. (or $830.00 per month). This is much more 'than the gross income 01' .. sohoolteacher. FllIlIilies whioh oan afford such fentals do no'll need opportunities created by'ex" propiation. Which leaves '\;he alternative of 3-4 oouples sharing suoh houses '\;hq establishing defaoto multifamily oooupanoies with an exoess load on parking, sani#tation, polioilllg~ a rapid deteriation of ifue . physioal property as well as of the ambienoe of the neighborhood. This is not speoulative, bu't has been observed wi'th helpless horror in many instanees over many years. There are owner" who are limited users or . nonusers and who recklessly ren't to suoh groups .o'll oaring abou't 'the fate of 'the pro:[lerty muoh leu of the neighborhood. S} Another faotor is 'that this kind of landulle regulation allegedly for sooial and ecological reasOns is not only coun'terproduotive as already described in 'terms of landulle, but also rapacious and expro- pria'tory when ownership represen'ts the mtjor seouri'ty and asse't of a fam- i1y~ particularly where asse't recovery is no longer possible because of pendilllg or existt,n't retiremea'\;. To prey upon the ageing is an antisooial violation of 'trus't. The ecology of a human community is jeopardi:zed as much by breaoh of social oontrac't albeit oovered by legisla'tive screening, as i't would be by mechanical, biologioal or chemioal pollution. In this oontext the poss11lal:1ity '\;hat '\;he loBS 'to 'the homeowners would indeed be a gain 'to the condominiumowners hurting for inves'tment return oannot be ,,,.. ,"",-,.- ~ ,..- -- -2- ligh'tly dilllllissed. When i1; comes 1;0 serious inbalance in landuse it is the lat'tor which have~caused.. massive tilt in 1;he ecology of this com- lIlUIIi1;y and -thecherge of heedless Jlreda1;ory use. 4) Since there is a fair number of home1JWll8rs ai'fec'tod by 1;his sJlecial leaseres1;riction which is a form of Jlartial condemCmation with- ou1; an established right of Jlublic domaine nor e:ny fair ilidUlidfica1;ion the likelyhood of illlmedia'to and vigorous con1;es1; in 1;he cc)uM:s is almC)st a certainty. Thus an imJllementaUon and enton_nt of lthill ertiole would be indefini1;ely Jlos1;Jloned, 1;he cUy drawn in'to oos'tly and ques1;- ionable li-1:igaiiionqui1;e unjustified by Wha'kTer could be accCllIlpliahecl by i1;. The d&lllage to communi1;y m0rale would be a sooial injury. For all these reasons -the measure prC)posed is earnestly quest- ioned and a vigorous pro-tes1; is in, order. 11; is proposed -that arUcle! (paragraph 1 &: 2) of JlroJlosed . City of ASJlan Zoni~ Code f 11 be elmne.-ted. i ,("\ ROBERT GRaNNER. M. D. 670 N. MICHIGAN AVENUE CHICAGO, MICHIGAN 60611 TS;L.EF'HONe: 767.6757 March 21, 1975 The Hon. Mr. Stacy Standley Mayor, Oi ty of Aspen Dear Mayor Standley: Since I am unable to be present at the 2nd reading of the proposed new Munioipal ODde on Monday, !IIlarea 24. I have authorized my daughter. Ms. Margaret E. GrolUl8r. a fulltime rlitsident of Aapea to appear and read a position statement on my behalf as a oi tizen. I do not think that at this time of publio debate legal OOJ:1Dse1 is indicated. May she have the floor for the time neCeeeary to read my sta1lfaent and if neoessary to amplit'y or rebutt? Thank you. d<-.r- r ~ -- .1""\ ~- ROBERT GRONNER. M. D. 502 670 N. MICHIGAN AVENUE ROOM ..... rvJ 'i~;~ /75 CHICAGO. ILLINOIS 60611 TE:I..EPHONE; 707-8757 Maroh 6. 1975 Mr. Sponoer Sohiffor Chairman Planning And Zoniilg Commission P.O. Box V ,., Aspen, Color~do 81611 Doar kil'. Schiffer I My ",ttention was drllwn to an aspeot in the propos3d ncm Zoning Code for the city of Azpeu (as pOl' 1'00. 20, 1975 Aspen Timos Pl'. 9 3) tbat. if passed &3 formulatod now would soriously jeopardize estil,blishod and vital usa of my property, resulting in loss of ability to maintain its ownership and personal USG~ as "'ii-ell as to salvf;i;9 the equity of the sub- stantial ihvost~ont should I be forood,nto liquidation. I alfi rei'erring to tl:o planned len::dnf; curtailmont homes (l'lineis at 433 W. Gillesph', build and mmed by me sinoe 1357, rebuild. after a firo in 1968. During these :;ear~ it h,,~ ~orvad our tv.mily as a seoo11d reDidJ3riOe and vacationhonlB for long e.ud short perioJs a.nywhere from; 2-6 times per ;,'Oox.) DurinG the intorva1s. betwoan perso'C"hus€> winter and awmner. it 118.S alwa.ys been rentGd to very seleoted to':~aj'lts for per- iods of from 1 week up to 4 uonths. This hua e;2abled UG to own and use the property. &~y curtai~'ent of ravenuo from thi~ flexible rent- Lng sohadulo would rGducethe fiscal foasi"bilit::{ of !9-&iutoll.e.noe of such a home.. jeope.r(U,s(~ o€rtain favornbleaspect.s of the Internn.l Heve_nue Code. Lont";torm. lease would aotually l~laka it cor<plete rontal prop-'~l..ty byoxcludi;:n~ my personal use 8./"~d bo 8.!;ainst t.ho $Oi:".tse of the~on:.ng or- dinance :rend~~rins the UgH totally cmrr:;1ercial. 'i';.;.u.sby red1J.ciu:,; the val... ue of tho prOpBrt;:/ by lo.<.ering; its snl::"'maiiltaini:rir; cupacit;{ (it is not a dDsl-re.bls real esta,te invflst:r1Snt io the ordine.ry se:E:!e) or forcing thIS alternative of cOlJi:l'crcialiSB.tion by lo.n['~term ye~U" vound. leasos tbe !l9W proposal would i~ fact "be countBrproductivH i € '1 ts aim is oonservation, d,9n8it~/ control and land use in keopi1:1g "iii th the spirit of the cormi1un- it:,:'. Beyond my pcrso:;:ial i1\teroB't: th3' shift in the econoT:'lic valuB of such property would. ,,-lso b'" counterproductive in th~.t it .1.ould destabLUze tho areci., not nGofJssarily U:iTiwrd. Sil1.C'3 such chf~nLo would dOY:'l.o1onoe to my 25 :loar COlill:lit.mant to the Aspen COi;u;nlnity# dE'..J:lago acriousl:r my enjo::mellt of' prOFurty by $,rbl trD,rily reducinG its fi seal viabili ty throu(~h a. chanCe of zoning e.ffaotinf.; existing structures 1 do ccmaider tilis a. serious infrinji;cBent of property rights, a breach of tr:Jst and of qUClS- tionab1e conshtutiona1 1eguli<!:y. .. Ii I ,. I I }: }: I; F r i r i" 1: , i , I ( Je.. L,,' 'Hi'. . . ,-,. ~ -2- In it.s pr{~sont l.tse tht'tt 0Xt11"C:"2(i of t:~j~ ::l'O'~:~Jl~t::,. righ1..s olash>!;;s lJtt no ~u.~r Vd..t~l th~ tntilr'IJ3tof 'the C~':>l;;.unity" thc,rc is r10 bWr'0tt$G .i:n dSl'inl ty l'1.Bd. b.ctually l~)ES cie:.~;il~~d 0::1 tt'<Jt :.:n.qlportcd Ci t:/ iiln.d COi..U1t:... ~el"vicos:. Thts l*t'~isl.at,ion. 'f4oalcl in fs.ct he o~?r;J~)riht(:;r:;' ~ithout UUcI3 t,roc$$s,just e('~q'PeTd)f:>:tiorl. fA cl'xDder.mc.ticn wi. tboutrtny. 5~)t.;11)1a.noe df" a )'i-/ht 01' J~iblio . DonG-in. It 1Nould, jaB ~t <:l~~,r~.-:'t"y :~pquir:1 ~itha hJ(!;s.l (I'.i.qx-rrt i~ tOlt.lnf.; la:\'i indics.ted. not. atGin.d a tBst in c~)urtJl possibly net cvon at:tain i~... plem:etltatior't D.f'tE~r ona(~"w.~;p.nt" bf~ov~';{so of a &\dfi; court e~;joindo~". I. tht;,rvi~are" in 5,ddition to li'iY e;t.rottf:; ~'rotf)st lU"~:',:e you t,;) ab~~dQn t.hia S.tam inzo::i.in..-; if' forn,1J ()t.h~~t' rca:..~:mn t.h,~n t05pal'e this cOI!:Lyunity dispute; ar~d th,t) hi;)1 co::rt ,;:;f' 11 tit;gtior~o Pel'" il'~h{,15:ever :::mch c}~v.;::'4i;e in zonihf:; could possibly .effect SOC;;';$ l'J.OttO justify tho d~:n.~':;b$. ,. F;~1""O i:;.!v."} Nstr1otion, on 10a$in~'~ c1~1:.... to a:pplyto M~ COTl,t'truetion it WQuld c:t~ l;~i'as'tta tkL~'011::;-i.l,)10 no ';plaxmlJit;tl e.nd n~)t OiIJJ;l"Y 'W-J.G O~~ug or arhitrE.lTY 0x~'':ropri@.tion t~.hi{;h :ts, uncoLicrtitutiona.le 1'0 r.;';.yl':"'''10~1{id.t:O: .Q.11 .ti:.~;:. C'W;C,0l"'S n.t pr(;y~:rt.y t.huG ;f~.i'.t'OGtEHi httve l.::::l.1'l8l"'tako-n, o'?f;wrship in cc!od faith that t::.oil"ri~:}~~a Lor lek~iti~:,t~te ur,e \'J'!j~~ld r~ot 00 (n.u:.tailed. t , ~r.(~'GrASctfull::/ taUbf"d t~tod, it:otK':rt G'1"on~~fJrJ>. ;:l..D.. CO t HQ:t~. {)t~;afJY St;anclay Ha.v(.n"~ ,City of" ,f'':;.tipen .. r r I. I I I I I i L { I' . r , I \,