HomeMy WebLinkAboutcoa.lu.pu.Aspen Highlands Village County Sub Ag.2001AMENDED ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
FEBRUARY 2001
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on October 15, 1998 the original Aspen Highland Village Planned
Unit Development Guide (pUD Guide) was recorded at reception #
423274. Since the original recordation of the PUD Guide, the City
of Aspen has approved three Aspen Highlands Village PUD amendments.
The three amendments (dated July 6, 2000; July 6, 2000; and June 9,
2000) are included in this amended PUD Guide. The original PUD
Guide follows the amendments.
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TO:
FROM:
RE:
DATE:
NOTICE OF APPROVAL
Julie Ann Woods, Community Development Director
Nick Lelack, Planner
Aspen Highlands Village Planned Unit Development Insubstantial
Amendment to Block A (Thunder Bowl) — Reallocation of Floor Area
Between Lots 8 and 1
July 6, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Glenn Horn of Davis
Horn Inc. has applied for an Insubstantial Amendment to the Aspen Highlands
Village (AHV) Planned Unit Development (PUD) to reallocate the allowed floor area
between two free market, single family lots in Block A (Thunderbowl). Block A
consists of 12 lots (ARV Lots 142), eleven of which were allocated 5,500 square feet
of FAR. In the original PUD only one lot, Lot 7, was allocated 5,000 square feet of
FAR, with the option to increase the FAR to a maximum of 5,500 square feet with a
Transfer Development Right (TDR).
A previous insubstantial PUD amendment exchanged the FAR between Lots 1 and 7.
As a result, Lot 1 was allocated 5,000 square feet of FAR and Lot 7 was allocated
5,500 square feet of FAR.
This request is to exchange the FAR between Lots 1 and 8, restoring that amount of
FAR allocated to Lot 1 to 5,500 square feet, and reducing the FAR allocated to Lot 8
to 5,000 square feet. The Lot 8 owner would have the option to increase the FAR to
5,500 square feet with a TDR. If approved, the result of the two amendments would
essentially be a swap in FAR between Lots 7 and 8 with Lot 1 allocated the FAR as
originally approved in the AHV PUD Guide.
Community Development staff recommends approval of the requested Insubstantial
Amendment to the Aspen Highlands Village PUD Guide to exchange the allocated
FAR between the AHV Lots 1 and 8.
m APPLICANT:
m REPRESENTATIVE:
ec LOCATION:
ZONING:
o REQUEST:
Hines Highlands Limited Partnership
Glenn Horn, Davis Horn, Inc.
Aspen Highlands Village PUD
Under Review
Exchange the allocated FAR between AHV Lots I and 8.
Vill Ilill 111111 IIIIII 11111 III IIIIIII III IIIII IIII IN
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Community Development Director Decision
The Community Development Director finds the Insubstantial Planned Unit Development
Amendment to the Aspen Highlands Village PUD to be consistent with the review
criteria, and hereby approves the following amendment to the ARV PUD Guide: (1) to
reallocate the floor area from Lot 1 (5,000 square feet) to Lot 8, and from Lot 8 (5,500
square feet) to Lot 1, with the following condition:
1. An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. No permits will be issued to Lots 8 or 1 until the
recordation is completed. The amended PUD Guide shall also include�all of the
ARV PUD amendments approved since the ae.
�ji� ,
Attachments:
Exhibit A - Application Packets
APPROVED BY:
uiie Ann Woods
Community Development Director
yMMUNIiY r. ❑_Iracfa7 DiM& 10R
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DATE:
—4-4 —�—
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
lean rmn, Davis Horn, Inc., representing Hines Highlands Limited Partnership
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4 of 51 R 255.00 D 0.00 N a.00 PITKIN COUNTY Co
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1. Block A Lots 1
and 8.
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ul-R1t11151
TO: Julie Ann Woods, Community Development Director
FROM: Nick Lelack, Planner
RE: Aspen Highlands Village High School Lift Towers Insubstantial PUD
Amendment
DATE: June 9, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Davis Hom Inc. and
Kaufman & Peterson have applied for an Insubstantial Amendment to the Aspen
Highlands Village (AHV) Planned Unit Development (PUD) Guide regarding the
height of the high school lift towers. The PUD Guide restricts the height of the lift
towers to 40 feet, and this request is to restrict the height of these towers to 55 feet.
On March 21, 2000, the Aspen Planning and Zoning Commission approved a request
by Zoom Flume, LLC, to increase the height of the high school lift towers in the
Moore Family PUD from 40 feet to 50 feet based on safety issues and reduced site
impacts. Based on the Planning and Zoning Commission's discussion and decision,
Staff is supporting this request to increase the height of the high school lift towers on
AHV lands to a maximum of 55 feet.
Community Development staff recommends approval of the requested Insubstantial
Amendment to the Aspen Highlands Village PUD Guide to increase the maximum
height of the high school lift tower to 55 feet.
APPLICANT: Hines Highlands Limited Partnership
REPRESENTATIVE: Glenn Hom, Davis Hom, Inc.
LOCATION: Aspen Highlands Village PUD
ZONING: Under Review
REQUEST: Page 16 of the AHV PUD Guide states: "All ski lift towers
are limited to a maximum height of 40 feet." This request
is to change 40 feet to 55 feet.
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REVIEW CRITERIA & STAFF FINDINGS
26.445.100 Amendment of PUD development order.
A. PUDInsubstantial Amendments.
An insubstantial amendment to an approved development order for a final
development plan may be authorized by the Community Development
Director. The following shall not be considered an insubstantial amendment:
A change in the use or character of the development.
Staff Finding
Staff does not believe increasing the maximum height of the lift tower will change the use
or character of the Aspen Highlands Village PUD (AHV), which was approved as a new
base village for the slid resort.
2. An increase by greater than three (3) percent in the overall coverage of
structures on the land.
Staff Finding
Increasing the lift tower height will not increase the overall coverage of structures on the
land; in fact, the higher towers will alleviate the need for additional towers.
3. Any amendment that substantially increases trip generation rates of the
proposed development, or the demand for public facilities.
Staff Finding
The proposed amendment will not increase trip generation rates of AHV.
4. A reduction by greater than three (3) percent of the approved open
space.
Staff Finding
Open space would not be reduced by increasing the lift tower heights.
5. A reduction by greater than one (1) percent of the off-street parking
and loading space.
Staff Finding
Off-street parking spaces would not be impacted by this amendment.
6. A reduction in required pavement widths or rights -of -way for streets
and easements. I I
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Staff Finding 0 of 51 R 255.00 D 0.00 N 0.00 PITKIN COUNTY CO
This standard is not applicable.
An increase of greater than two (2) percent in the approved gross
leasable floor area of commercial buildings.
Staff Finding
The proposed amendment does not impact the amount of gross leasable floor area at
AHV.
S. An increase by greater than one (1) percent in the approved residential
density of the development.
Staff Finding
The application does not pertain to residential development.
9. Any change which is inconsistent with a condition or representation of
the project's original approval or which requires granting a variation
from the project's approved use or dimensional requirements.
Staff Finding
Staff believes this change is consistent with the approved AHV PUD Guide, the project's
approved uses, and dimensional requirements.
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llllll11111111111IIIIII IIIII1711 11IIIIIII III SILL IIII IIII
9 of 51 R 255.00 D 0.00 N 9.00 PITKIN COUNTY CO
THE ASPEN/PITKIN COUNTY COMMUNITY DEVELOPMENT DIRECTOR
APPROVES THIS INSUBSTANTIAL AMENDMENT TO THE ASPEN
HIGHLANDS PLANNED UNIT DEVELOPMENT TO INCREASE THE
MAXIMUM HEIGHT OF THE SKI LIFT TOWERS FOR THE HIGH SCHOOL
LIFTS TO 55 FEET, with the following conditions:
1. The high school lift towers shall be constructed in conformance with the attached
maps and Construction Management and Safety Plan, and Re -vegetation Plan.
2. An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. The amended PUD Guide shall also include all of the AHV
PUD amendments approved since the adoption of the PUD Guide.
Attachments:
Exhibit A - Application Packet, Letter & Maps
APPROVED BY:
Ju ' m Woods
unity Development Director
11YA0A
12
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
k,
Glenn Horn, Davis Horn, Inc., representing Hines Highlands Limited Partnership
Date --
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1.
�1um 11n1111u11I��u�l�l�� 111I11111I111111n1IN IN
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NOTICE OF APPROVAL
TO: Julie Ann Woods, Community Development Director
FROM: Nick Lelack, Planner
RE: Aspen Highlands Village Planned Unit Development Insubstantial
Amendments: Floor Area of Affordable Housing Dwelling Units &
Reallocation of Floor Area between Lots 1 and 2 in Block A
(Thunderbowl)
DATE: July 6, 2000
SUMMARY:
On behalf of Hines Highlands Limited Partnership (Applicant), Glenn Horn of Davis
Horn Inc. has applied for two (2) Insubstantial Amendments to the Aspen Highlands
Village (AHV) Planned Unit Development (PUD).
1. Increased the allocated floor area for affordable housing units from 106,810
square feet to 109,901 square feet.
2. Reallocating the allowed floor area for Lot Ito 5,000 square feet from 5,500
square feet, and for Lot 7 to 5,500 square feet from 5,000 square feet.
Pitkin County approved the AHV PUD for 22 Category 4 four -bedroom units and one
(1) Category 4 three -bedroom unit in Blocks B, F and G. These blocks are located in
the Thunderbowl and Maroon Neighborhoods. A total of 106,810 square feet of floor
area (FAR) was allocated to affordable housing in the AHV.
The Applicant's first request is to increase the FAR for affordable housing at AHV by
3,091 square feet. If approved, the PUD Guide would be amended to allow 109,901
square feet of FAR for the affordable housing units. The reason for the increase in
FAR is that the architects miscalculated.
The FAR increase is for the units in Blocks B, (Thunderbowl Neighborhood), F and
G (Maroon Creek Neighborhood). These blocks were allocated a total of 38,320
square feet of FAR for affordable housing; the proposal is to increase this allocation
to 41,411 square feet. The remaining 68,490 square feet of FAR allocated for
affordable housing is for Block D (Village Core).
Staff supports this amendment because increasing the floor area of the approved
affordable housing units is consistent with the approved PUD and will enhance the
units' livability.
The second request is to exchange the FAR between two free market, single family
residential lots in Block A (Thunderbowl Neighborhood). Block A consists of 12 lots
(AHV Lots 1-12), eleven of which were allocated 5,500 square feet of FAR. Only
one lot, Lot 7, was allocated 5,000 square feet of FAR The owner of Lot 7 may
increase the FAR to a maximum of 5,500 square feet if the owner obtains a Transfer
Development Right (TDR).
Specifically, the request is to exchange the FAR for Lots I and 7. As a result, Lot I
would be allocated 5,000 square feet of FAR and Lot 7 would be allocated 5,500
square feet of FAR. The owner of Lot 1 would have the option to increase the FAR
on the site to 5,500 square feet if the owner obtains a TDR.
Staff consulted with Pitkin County Planning Deputy Director Lance Clarke regarding
this request. Mr. Clarke stated that he thought all 12 lots were allocated 5,500 square
feet of FAR; he does not recall any discussion over the reasoning behind allocating
Lot 7 500 square feet less of FAR than the other 11 lots.
Staff supports the proposed amendment. Lot 1, which is located higher on the
mountain in a more visible and environmentally sensitive location than Lot 7, would
be allocated less FAR than Lot 7.
Community Development staff recommends approval of the requested Insubstantial
Amendments to the Aspen Highlands Village PUD Guide to increase the FAR
allocated to affordable housing units to 109,901 square feet, and exchanging the
allocated FAR between the AHV Lots 1 and 7.
APPLICANT: Hines Highlands Limited Partnership
REPRESENTATIVE: Glenn Horn, Davis Horn, Inc.
LOCATION: Aspen Highlands Village PUD
ZONING: Under Review
REQUEST: Increase floor area allocated to affordable housing to
109,901, and exchange the allocated FAR between AHV
Lots 1 and 7.
I II
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I11111 IIIII 111111111111111111111111111111111111111 IN
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COMMUNITY DEVELOPMENT DIRECTOR DECISION
The Community Development Director finds the Insubstantial Planned Unit Development
Amendments to the Aspen Highlands Village PUD to be consistent with the review
criteria, and hereby approves the following amendments to the AHV PUD Guide: (1) to
increase the floor area for affordable housing to 109,901 square feet; and (2) to reallocate
the floor area from Lot 1 (5,500 square feet) to Lot 7, and from Lot 7 (5,000 square feet)
to Lot 1, with the following condition:
1. An amended Aspen Highlands Village PUD Guide shall be recorded within 180
days of this approval. No permits will be issued to Lots 7 or 1 until the
recordation is completed. The amended PUD Guide shall also include all of the
AHV PUD amendments approved since the adoption of the PUD Guide.
Attachments:
Exhibit A - Application Packets
APPROVED BY:
DATE:
ie Ann Woods
ommunity Development Director
WE HEREBY ACKNOWLEDGE AND AGREE TO THE TERMS OF THIS
APPROVAL:
Glenn Horn, Davis Horn, Inc., representing Hines Highlands Limited Partnership
Ipo
Date
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Legal Description
Aspen Highlands Village P.U.D. Plat Book 41 Page 1. Block A Lots 1
and 2.
IIIIII IIIII IIIIII IIIIII IIIII III IIIIIII III IIIIII III IIII
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
HINES HIGHLANDS LIMITED PARTNERSHIP
426 E. Main Street
Aspen, Colorado 91611
(970)920-1801
Prepared by:
DAVIS HORN, INC.
PLANNw(3 & REAL ESTATE CONSULTING
215 S. MOMc4 Suite 104
Aspen Colorado 81611
(970) 925-6587
ROBERT A.M. STERN ARCHITECTS
426 West 30 Street
New York, NY
(212) 967-5100
Jove 1999
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
THIS ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT H NES HIGHLANDS
made this �� day of Cae-ro aL�—� 1998" by
the LIMITED PARTNERSHIP, it's successors and assigns ("Declarant").
RECITALS
WHEREAS, the Declarant is the owner of all the real property
in Pitkin County, Colorado, described in the Aspen Highlands
Village PUD Final Plat, recorded on Q fd—'
Book �_ at Page 1 ("Aspen Highlanlat
ds Vi lage P.U.D. Final
Plat").
WHEREAS, on , 1997,.the Pitkin County Board of County
Commissioners (here�ina ter of "Board" or "Pitkin County")
approved the Aspen Highlands Village Planned Unit Development
(hereinafter "AHV PUD") Detailed Submission (Site Specific
Development Plan) pursuant to the Pitkin County Land Use Code
(hereinafter "Code"). Section 3-7 of the rocedde establishes
ch allows
the
Planned Unit Development (hereinafter "PUD") p
variance from the strict adherence to area and bulk requirements of
underlying zone districts within a PUD; and
WHEREAS, The County has fully considered and approved the
Detailed Submission, as evidenced by Pitkin county Resolution No.
97- granting Detailed Submission approval
ing
approval to the Aspen Highlands Village PUD and the County has
fully considered and approved the Final Plat as evidenced by Pitkin
County Resolution No. 98- 'M, (hereafter collectively, the
o "Development Approvals").
NEW
MINE NOW, THEREFORE, Declarant hereby submits the Property to this
Aspen Highlands Village Planned Unit Development Guide ("PUD
011110" u Guide") and declares that the Property shall at all times be owned,
Mw z used or occupied subject to the provisions of this PUD Guide, which
s• to Y. provisions shall constitute covenants running with the land, and
it of
P
shall be binding upon and inure
and the Declarant, and any p ersono or elegalfentity acquiringitkin nany,
interest in the Property.
m
RsI; z
011110
n 3 FURTHER DEVELOPMENT
o
6m--a o Future development of the Aspen Highlands Village PUD, except
� '"S as permitted herein, or which is otherwise inconsistent with the
Z x Development Approvals is prohibited without approval of Pitkin
�w County.
nor
423274
�iP� 2 e1 52 R 201.00 0 6.00 N 0.00 FITKIN CO M CO
ENFORCEMENT
this PUD Guide shall be specifically
Each provision of
enforceable by the Declarant, its successors and assigns, and
Pitkin County by a proceeding for any legal or equitable relief,
in unction or action to recover
arties
including prohibitive or mandatorylitigation between the P
damages. In the event of any or enforcement of this PUD Guide,
involving the interpretation and/ shall be entitled to
or, any provision hereof, the prevailing Party art of the judgement
an award of its costs incurred therein as a P litig ation.
or stipulated settlement entered in such
AMENDMENT
The covenants, conditions, and restrictions thesagreementd of herein
the
modified, or revoked by No
may be amended, and Pitkin County.
Declarant, its successors and assigns,
l be effective without the consent of
amendment or revocation shal
the Declarant and Pitkin County-
ggpERABILITY
Invalidity orl
itY
shall not affect the
any other
Guide, provision, or any valid
provision of this PUD Guide.
NOTICE
of any provision of this PUD
validity or enforceabritiofca
and enforceable pa
be
Any notice permitted or required under this PUD
Guide ail all if
in writing, and delivered either personally
delivery is made by mail, it shall be d hasedbeen to have
deposits
delivered
the
forty-eight (4s) hours after aid,pcertified mail, and addressed
United State mail, postage prep
to the party at their last known address.
MW N WITNESS WHEREOF, the Declarant has executed this PUD Guide
I
�•+ as the day and date first above written.
�JZ
�a DECLARANT:
�g HINES HIGHLANDS LIMITED PARTNERSHIP,
c«p
a D 1 war m t d partner hips tq�y`
1 SK;;,� .�.�oh, A
�g z By P
�n Clayton Ston ,
M�o
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e 4
1 PM Wwr
R6101w/12ime24ileslop 00 PITKIN cow" CO
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i
ACCEPTED BY:
BOARD OF COUNTY COMMISSIONERS OF
PITKIN COUNTY, COLORADO
By Iprethea Farris, Chairperson
STATE OF COLORADO )
i ss.
COUNTY OF PITKIN
The foregoing instrumentwas
day of 998
of HINES
Delawarellimited partnership.
acknowledged before me this 12Li'�"i_
by Clayton Stone, Jas
HIGHLANDS LIMITED PARTNERSHIP, a
Witnes
1' and official seal.
My col lib ires: L —
.401 o-
PUBUrj,
"WE
Notary b is
MY OOMMISSION EXPEM
STATE OF CO> "101
SS.
COUNTY OF PITKIN )
e this
The foregoing instrument �"�was
Doretheaedged Farris asore Chaimrperson
)1}� day of ^+�✓ _. 1998, Y COLORADO.
of the BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
",.•+Iftt-rMps my hand and offic' a seal.
,%ftA0cp .ssion expires:
o,: �•� i� Notary Public
'rll3n•�•,,.o,
111111111% 111111111111111111111111111111111111,
451246 02 p 9.00 N 0.00
PITKtH COUNT' CO
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{ DpY 11 nIIt111t1111
AHV.REC � 11�1N,0!00 PITKIN SIL"CD{21t`f
422274 11/15/ills 14:S6P PIA 00
4 of 52 R 251.11 D 1.
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RESOLUTION N0.
RESOLUTION OF THE BOARD OF COUNTY COWaSSIONERB OF PITRIN
COUNTY, COLORADO, APPROVING TSE FIRST AMENDiHSNT TO THE
ASPEN HIGHLANDSS VILL FLOOP AREA UNIT DZVZWPK T GUIDE
REGARDRECITALS
1. On May 5, 1998 the Board of County Commissioners ("BOCC") of
Pitkin County, Colorado adopted Resolution No. 98-79 granting
Final Plat approvals for the Aspen Highlands Village Planned Unit
Development ("AHV PUD").
2. As part of the Final Plat approval, the BOCC also approved
the Aspen Highlands Village Planned Unit Development Guide ("PUD
Guide"). The PUD Guide was recorded on October 15, 1998 at
Reception No. y.?3A711.
3. The PUD Guide included land use standards and definitions to
be adhered to by property owners in AHV PUD and enforced by the
BOCC.
4. In October of 1998, soon after the AHV PUD Guide was
}
recorded, an issue in the AHV PUD Guide regarding Floor Area
Definitions needed clarification.
�N 5. The issue was the definition of Floor Area in Section IV. of
w 6
Wg a the AHV PUD Guide.
WIMM m
HsiBOCC considered the issue at a regularly scheduled public
�a
�n meeting on October 28, 1998.
�e o 7 After testimony presented by the County staff and
representatives of the property owner and applicant, Hines
� ffi Highlands Limited Partnership ("Hines"), the BOCC approved
�m n
e•. clarifications to the AHV PUD Guide.
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Resolution No. 98-&Y
Page 2
NOW, THEREFORE, BE IT RESOLVED by the BOCC that it does
hereby approve the First Amendment to the AHV PUD Guide.
1. The following language in Section IV. Definitions, "Floor
Area for R-15,R-30 & AH Zones," Sub -section e. is repealed (page 9
of PUD Guide).
"e. Garages and carports. Garage and carport Floor
Area shall be exempted up to a maximum of seven
hundred fifty (750) square feet. On a lot which
contains a duplex, garage and carport Floor Area
shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport
space in excess of the exempted areas shall be
included as part of the residential Floor Area
calculation. When a single family or duplex
dwelling exceeds ,the allowed Floor Area, the
exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt
garage space."
2. The preceding language is replaced with the following
language.
"e. Garages and carports. Garage and carport Floor
Area shall be exempted up to a maximum of seven
hundred fifty (750) square feet. On a lot which
contains a duplex, garage and carport Floor Area
shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport
space in excess of the exempted areas shall be
included as part of the residential Floor Area
calculation."
3. The following language in Section IV. Definitions, "Floor
Area for Multi -family, Townhouse, Non-residential and Mixed Use
Buildings in the AR-1 Zones," Sub -section a.5. is repealed (page
1.0 and 11 "Townhouse Garages, carports and related Storage Area").
I IIIIII 111111111111111111111111111111111111111111111111
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Resolution No.98-14$y
Page 3
"a.5.
ouse Garages, Carports and Related Storage Area..
Garage and carport Floor Area shall be exempted up
to a maximum of seven hundred fifty
(750) square feet per unit. All garage or carport
space in excess of the exempted area shall be
included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed
Floor Area, the exempt garage space shall be
reduced by subtracting the excess Floor Area from
the exempt garage space."
4. The preceding language is, replaced with the following
language.
"a.5.Townhouse Garages, Carports and Related Storage Area.
Garage and carport Floor Area shall be exempted up
to a maximum of seven hundred fifty (750) square
feet per unit. All garage or carport space in
excess of the exempted area shall be included as
part of the residential Floor Area calculation. A
dwelling may exceed the allowed Floor Area by up
to three hundred fifteen (315) square feet,
provided that the exempt garage space shall be
reduced by subtracting the excess Floor Area from
the exempt garage space."
APPROVED AND ADOPTED this 28th day of October, 1998.
BOARD OF COUNTY CMeaSSIONERS
OF PITRIN COUNTY, COLORADO
ATTEST:
puty Clerk and Recorder
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I
21 of 'J1 R 250,00 D WOO N 0.00 PITKIN COUNTY CO
Dorothea Farris, Chair
DATE:
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4 of 4 R 0.00 D 0.00 N 0.00 PITKIN COUNTY co
APPROVED AS TO FORM APPROVED AS To CONTENT
John Ely
County Attorney
AHV. PGA
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Cindy Houben
Community Development
Director
- TABLE or CONTENTS
section
Page
i
I.
Purpose
II.
Pitkin County Land Use Code
2
III.
Land Use Plan
2
IV.
Definitions
2
V.
Area & Bulk Requirements
13
Floor Area
13
15
Height Limitations
16
Yard and Road Setbacks
16
Driveways
17
Minimum Lot Width
17
Minimum Lot Size
17
Road Retaining Walls
17
VI.
Lighting
17
Sources
18
Illumination Levels
Source Shielding
is
18
Source Heights
Illumination Techniques
is
and Fixture Types
is
Switching and Control
is
Prohibitions
Conformance, Enforcement and Penalty
19
VII.
Aspen Highlands village Residential Homesites
19
•
Design and Landscape Regulations Guidelines
Design Philosophy
19
VIII. Caretaker Dwelling Units
21
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LIST OF TABLES
Table page
1 Aspen Highlands Village PUD Guide: Land Use Data 3
2 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area In Village Core
& Townhouse Neighborhoods By Building 13
3 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area By Use, 14
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LIST OF DRAWINGS
A0O1 Title Sheet
A0O5 Village Core Site Plan
L-200 Site Plan
L-201 East Townhouse and Affordable Grading Plan
L-202 Village Core Grading Plan
L-203 West Townhouse and Affordable Housing Grading Plan
L-204 Maroon Neighborhood Grading Plan
L-204A Maroon Neighborhood Building and Activity Envelope
L-205 Thunderbowl Neighborhood Block A Grading Plan
L-205A Thunderbowl Neighborhood Building and Activity Envelope
L-400 Plant List and Planting Details
L-401 Village Planting Plan Part I
L-402 Village Planting Plan Part II
L-403 Village Planting Plan Part III
L-404 Maroon Neighborhood Planting Plan
L-405 Thunderbowl Neighborhood Planting Plan
L-406 Weed Management Plan
L-206 Reconstructed Grade Plan
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Appendix
September 19, 1997 Memorandum from Graham Wyatt, Architect to
Lance Clarke and Joanna Schaffner
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ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
I. Purpose
On October 29, 1997 the Pitkin County Board of County Commissioners
(hereinafter the "Board") approved the Aspen Highlands Village
Planned Unit Development (hereinafter "AHV PUD") Detailed
Submission (Site Specific Development Plan) pursuant to the Pitkin
County Land Use Code (the Land Use Code in effect on June 1, 1993,
hereinafter "Code"). Section 3-7 of the Code establishes the
Planned Unit Development (hereinafter "PUD") procedure which allows
variance from the strict adherence to the area and bulk
requirements of underlying zone districts within a PUD.
The County has requested Hines Highlands Limited Partnership
(hereinafter "applicant") and applicant has agreed to prepare the
AHV Planned Unit Development Guide (hereinafter referred to as "PUD
Guide" or "Guide") to be reviewed and adopted in conjunction with
the AHV. The purposes of the Aspen Highlands Village Planned Unit
Development Guide (hereinafter "AHV PUD Guide") are to:
A. Clearly identify area and bulk requirements approved
pursuant to Section 3-7 of the Code.
B. Clearly identify variations from Land Use Code standards
approved during the land use review process.
C. Facilitate the Pitkin County Zoning and Building
Department reviews by establishing approved variations
from typical review standards.
D. Identify standards enforceable by Pitkin County in one
document separate from the Aspen Highlands Village
Protective Covenants.
The Aspen Highlands village Detailed Submission Consolidated Plan
which was approved as part of Detailed Submission included a PUD
Guide. Minor modifications were made to the Guide during the Final
Plat approval process. In the event of discrepancies between the
Detailed Submission PUD Guide and the Final Plat PUD Guide, the
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Final Plat PUD Guide will control.
II. Pitkin County Land Use Code
Aspen Highlands Village PUD has been reviewed based upon the Pitkin
County Land Use Code in effect on June 1, 1993 ("the Code"). Zoning
and building permit reviews for all development in AHV PUD shall be
based upon the Code and Aspen Highlands Village PUD Guide unless
noted that the Code in effect on the date of Detailed Submission
approval (hereinafter referred to as the "New Code") applies.
Board of County Commissioners Resolution 97- provides for the
application of the Code in effect at the time of Site Specific
Development Plan approval to apply to the AHV PUD when the
provisions of the New Code are acceptable to the applicant and the
BOCC.
III. Land Use Plan
Drawing L-200 depicts an overall site plan for Aspen Highlands
Village. All lots and buildings are assigned either numerical or
alphabetical identifiers on the plan to facilitate review. The
Village is divided into three neighborhoods: the Village Core,
Maroon Neighborhood and Thunderbowl Neighborhood. Table 1, Aspen
Highlands Village: Land Use Data describes proposed land uses in
tabular form.
IV. Definitions
The AHV PUD will be regulated by the general definitions in the
Code in effect on June 1, 1993 unless otherwise noted in the AHV
PUD Guide. In the event of conflict between these definitions, the
Code or the New. Code, the definitions contained in this section
shall control.
Accessory Skier services (ASS) - Such facilities generally
associated with ski area operations including but not limited to
public and employee rest rooms, ski school ticket sales, guest
services, ski patrol, racing program, lift operations and
administration.
Accepted tirade - Grading plans to be implemented in only Blocks A
and G (the Maroon Creek and Thunderbowl Neighborhoods). Refer to
Drawings L-204 and L=205 (Maroon Creek and Thunderbowl Grading
Plans). The maximum height allowed for the single family dwelling
units in Blocks A and G shall be measured from Accepted Grade or
Finished Grade which ever is more restrictive (see definition of
Finished Grade)
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TABLE 1
ASPEN HIGHLANDS VILLAGE PDD GUIDE:
LAND USE DATA
Residential A Tourist Accommodation Land Uses
Type of Units Number
-------------------------------------------------------------------
Froe Market*
Thunderbowl (Block A) 5 Bdr. SF 12
Maroon Neighborhood (Block G) 4 Bdr. SF 19
Townhouse (Blocks C & E) 4 Bdr. 32
Subtotal
Affordable Housing
Dorms**
38
Category
4
four Bdr.
Sale units
22
Category
4
three Bdr. Sale units
1
Category
3
three Bdr. attached Sale units
28
Category
1
one Bdr.
Sale units
8
Category
1
two Bdr.
Sale units
8
Category
3
one Bdr.
rental units
2
Category
3
two Bdr.
rental units
5
Subtotal
Caretaker Dwelling Units***
112
10
Tourist Accommodation Units**** 73
Commercial Land Uses
Use Non -Exempt Square Feet*****
Restaurant 14,125
Retail 21,600
Accessory Skier Services****** 12,000
Condominium & Meeting Rooms 4,800
Ski Area Storage 2,200
Subtotal S41725
Twenty free-market single family dwelling units in the Maroon
and Thunderbowl Neighborhoods (Blocks A & G) will be developed
pursuant to the acquisition of Transferable Development Rights
(T$RIa).
** The dorm units will be occupied by Music Associates of Aspen
(MAA) students and employees in the summer with priority given
to Hines, Aspen Highlands Village or Aspen Skiing Company
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employees at other times or in the summer if the dorms are not
filled by MAA students or employees.
*** Caretaker Dwelling Units are defined in the definition section
of the PUD Guide. The procedure for obtaining a caretaker
dwelling unit is explained in Section VIII of the Guide.
**** Tourist Accommodation Units are defined in the definition
section of the PUD Guide.
***** All figures represent Net Leasable Area (NLA) as defined in
the definition section of the PUD Guide.
****** The USFS may use a portion of the Accessory Skier services
space as a visitors center.
Source: Davis Horn Incorporated, April, 1998
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Aativity Envelope — Designated areas on the Aspen Highlands village
PUD Final Plat which may encompass Building Envelopes as defined
herein. Driveways, grading, landscaping and retaining walls are
allowed activities and uses in the Activity Envelope provided that
retaining walls located outside the Building Envelope, but within
the Activity Envelope, shall not exceed six (6) feet in height.
Lots 9 and 10, Block A are an exception; twelve (12) foot retaining
walls may be developed on these Lots within the Activity Envelope.
Stepped -back or terraced wall structures with ample planting
pockets are to be used in other areas where grade changes exceed
six feet. Decorative walls not used for retainage are prohibited
outside Building Envelopes. Berms located outside the Building
Envelope, but within the Activity Envelope, will not exceed a 2:1
slope or three feet in height. The combination of a berm with a
wall or fence on top of it may not exceed a total of six feet in
height.
Aspen Highlands village PUD - The AHV PUD is a site specific
development plan approved pursuant to Board Resolution 97-_
Building Envelope — Building Envelope specifies the boundaries
within which buildings, pools and sheds may be located on a
particular property, as designated on the AHV PUD Final Plat.
Driveways, grading, landscaping and retaining walls may also take
place within the Building Envelope.
Caretaker Dwelling Unit - Caretaker dwelling units located in
Aspen Highlands Village shall comply with the following standards
a. Attached caretaker units may be located in Blocks A or G.
Caretaker units located in Block A shall not exceed seven
hundred (700) square feet of floor area, and caretaker units
located in Block G shall be limited to four hundred (400)
square feet of floor area. Detached caretaker dwelling units
are prohibited.
b. The total floor area of the principal and caretaker unit shall
not exceed the allowable floor area as stipulated in the Aspen
Highlands Village PUD Guide floor area section.
c. There shall be provided one (1) off-street parking space for
the caretaker unit.
d. The applicant shall by deed restriction or other permanent
commitment running with the land, guarantee that the caretaker
unit shall not be required to be rented; not be condominiumized
or sold; not be occupied by owner or spouse; be limited to
occupancy by not more than two (2) adults, and related
3
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children, who qualify as (and have been found by the Housing
Authority to be) employees of 'the community under such
guidelines as established from time to time by said Authority;
be rented for terms not less than six (6) months if rented.
The Caretaker Dwelling Unit may be occupied by members of the
immediate family even though they may not qualify as employees
of the community. "Immediate Family" shall mean a person
related by blood or marriage who is a first cousin (or closer
relative) and his or her children.
e. The Caretaker Dwelling Unit restriction may be removed by the
property owner, subject to the requirement that the dwelling is
removed or modified, and verified by the Planning Director. If
modified, the remaining improvements must no longer be capable
Of occupancy as a dwelling unit and must meet otherwise
applicable code requirements.
Commercial space — Commercial Space may include, but is not limited
to, the following uses for which the applicant has obtained either
a commercial Growth Management Quota System (GMQS) allotment or
exemption.
a. Personal Service Outlets such as food stores, drug stores, post
office sub -stations, self-service laundries, dry cleaning
outlets, barber and beauty shops, and liquor stores.
b. Places for retailing of goods.
c. Professional offices.
d. Restaurants and bars.
e. Sporting goods rental and sales stores.
f. Meeting rooms.
The following uses are permitted in the AR-1 zone district, but are
not deemed commercial land uses and do not require GMQS allotments
or exemptions.
a. Facilities accessory to residential and short-term
accommodations including, but not limited to, lobbies and guest
service areas except for uses a-f listed in the previous
listing of uses.
b. Recreational or athletic facilities including, but not limited
to:
1. Health spas, exercise rooms, steam rooms, saunas, massage
rooms, showers;
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2. Swimming pools;
3. Training/work out facilities; and
4. Other recreational/activity facilities.
c. Locker rooms.
d. Resort Service areas not accessible to the general public
including:
1. Locker areas for the Aspen Highlands Ski Area including but
not limited to ski area administration, ski patrol, lift
operations, race crews and ski school.
2. Supervisors offices.
3. Property management functions including but not limited to
property management operations space, transit maintenance
and building maintenance, food and beverage storage,
recycling centers, underground access corridors, trash
areas, linen storage rooms, maid service areas, laundries;
guest storage; storage for condominium unit owners; ski,
snowboard and athletic equipment lockers; loading and
unloading docks, service elevators, trash storage,
maintenance area and storage; and circulation corridors and
elevator areas for the foregoing, snowmobile and snowcat
storage.
4. Employee recreation rooms;
5. Rest rooms for sick or injured skiers, visitors and
employees.
e. Snowmaking facilities.
f. Fire and security operations.
Dormitories - Affordable housing units with shared kitchens and
bathrooms.
Earthtone - A color the same as or closely related to colors which
currently exist in proximity to the AHV site vicinity,
specifically, the color of vegetation, tree bark, earth, rocks and
meadow foliage.
Finished Grade - Those grades generally established on the grading
plan for Aspen Highlands village with the exception of the Blocks
A and G (Thunderbowl and Maroon Creek Neighborhoods). Blocks A and
7
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G shall be graded in general compliance with the Accepted Grading
Plans as depicted by Drawings L-204 and L-205 (Thunderbowl and
Maroon Creek Neighborhoods Grading Plans). Refer to the definition
of Accepted Grade. Lots in Blocks A and G may be further graded
consistent with development activities allowed within Activity and
Building Envelopes. Finished Grade for Blocks A and G will be the
grade established in conjunction with the construction of a single
family dwelling unit or other structure.
Finished Grade for all other Blocks in Aspen Highlands Village and
the lower portion of the Aspen Highlands Ski Area is generally
depicted by the following grading plans.
Blocks B & C (East Townhouses and Affordable Housing) - Drawing
L-201, East Townhouse and Affordable Housing Grading Plan.
Block D - (Village Core and lower portionof Aspen Highlands
Ski Area) - Drawings L-200 and L-202, Site Plan and Village
Core Grading Plan)
Aspen Highlands Ski Area - The lower portion of the Aspen
Highlands Ski Area will be graded as depicted by Drawing L-200,
Site Plan.
Blocks E and F (West Townhouses and Affordable Housing) -
Drawing L-203, West Townhouse and Affordable Housing Grading
Plan.
Gross Leasable Area — Commercial Space is that area measured from
the inside of finished walls.
Floor Area for R-15, R-30, & AH Zones — The sum of the gross
horizontal surfaces of each floor of a building or structure. In
calculating Floor Area, the following applies:
a. General. Floor Area measured for the purposes of determining
allowable Floor Area shall include all area measured from the
outside face of framing or other primary wall members or from
the center line of walls separating adjoining units of a
building or portion thereof. Veneer facades up to eight inches
in thickness shall be excluded from the calculation of Floor
Area; that portion of a facade which exceeds eight inches shall
be included. Fireplaces, elevators, stairs and similar
features are included in the Floor Area on each floor.
b. Roof ion thoverhaengs and decks. The Floor Area of a building, or
portr eof, not provided with surrounding exterior walls
shall include the area under the horizontal projection of roofs
or floors, when the roof or floor exceeds five (5) feet. These
architectural projections are exempt for five (5) feet of the
perimeter of each story of the structure. Architectural
projections may project up to ten (10) feet and still be
0
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exempt, so long as the total perimeter space for a floor is
less than or equal to the total area allowed for the five (5)
foot exemption. This exemption cannot be used to transfer
space between floors.
c. Decks, balconies. stairways and similar features. Structures
that exceed thirty (30) inches above Accepted or Finished
Grade, and that are not covered by a roof or architectural
projection from a building, are exempt from Floor Area for up
to fifteen percent (15%) of the maximum Floor Area allowed.
Any areas in excess of fifteen percent (15%) of allowed area
shall be counted toward Floor Area.
d.
duplex residences. Spaces below Accepted Grade, up to a
maximum of twenty (20) feet in depth and which include no more
than a single story, are exempt from Floor Area calculation up
to a maximum of 4,000 square feet of Floor Area. Floor Area
below Accepted Grade which exceeds the 4,000 square foot
exemption provided herein or is more than twenty (20) feet in
depth shall count toward the calculation of allowable Floor
Area. If any part of the below grade space is exposed above
Accepted Grade (such as walk -out basements, walls or courts)
the entire below grade area shall be included in the Floor Area
calculation; except that window wells and egress areas as
required by the Uniform Building Code may be provided without
affecting this exemption. The foundation wall or footing may
be exposed to the minimum degree required to comply with the
Uniform Building Code pertaining to foundation design without
affecting this exemption. Up to ten (10) percent of any
particular below grade wall surface may extend above Accepted
Grade and still be exempt from the calculation of Floor Area so
long as the Finished Grade covers the surface that would
otherwise be exposed. Garages up to seven hundred fifty (750)
square feet may be incorporated into below grade space and
shall not affect this exemption so long as the only sections of
building so exposed are directly related to the garage
structure.
e. Garages and carports. Garage and carport Floor Area shall be
exempted up to a maximum of seven hundred fifty (750) square
feet. on a lot which contains a duplex, garage and carport
Floor Area shall be exempted up to a maximum of five hundred
(500) square feet per 'side. All garage or carport space in
excess of the exempted areas shall be included as part of the
residential Floor Area calculation. When a single family or
duplex dwelling exceeds the allowed Floor Area, the exempt
garage space shall be reduced by subtracting the excess Floor
Area from the exempt garage space.
f. Crawl space. Crawl spaces shall be exempt from the calculation
of Floor Area, even if exposed above Accepted Grade, so long as
E
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the height of the crawl space does not exceed five feet six
inches (51611).
g. Attic space. That portion of attic space where the distance
between the floor and ceiling exceeds five feet six inches
(51611) in height shall count as Floor Area.
Floor Area for Multi -family, Townhouse, Non-residential and Mixed
Use Buildings in the AR-i Zone
a. General. Floor Area, measured for the purposes of determining
allowable Floor Area, shall include all area of each above
grade portion of each floor, measured from the line of the
outside surface of a buildings exterior, primary, wall framing
members, (exterior wall studs) except for the following areas
which shall be exempted:
1. Balconies. Floor Area shall not include balconies, unless
the combined area of all of a building's balconies is
greater than fifteen percent of the Floor Area of the
building. If the combined area of balconies exceeds
fifteen percent (15%) of the Floor Area of the building
(excluding the area of balconies) then only that portion in
excess of fifteen percent (15%) of allowed Floor Area shall
be included within the Floor Area. A balcony shall be
defined as an accessible and occupiable outdoor structure,
appurtenant to a building and far enough above grade that
it is required by the applicable Building Code to be
protected at its perimeter by a guard rail.
2. Loggias Loading Docks Ramps to Parking Garages and Port
Cochieres. Floor Area shall not include loggias, loading
docks, ramps to parking garages, port cochieres, or other
unheated, open areas which are adjacent to or below
portions of the building.
Vertical Penetrations. All major, Vertical Penetrations
shall be counted only at their lowest level. Major
vertical penetrations consist of stairs, atria, light
wells, multiple -height rooms, elevator shafts, escalator
wells, flues, vertical ducts and the like, and their
enclosing walls. Structural columns, openings for vertical
electric cables or telephone distribution, and openings for
plumbing lines are not considered to be major vertical
penetrations.
4. Crawl Spaces and Roof Spaces. Crawl spaces and roof spaces
shall not be included in Floor Area if they are unoccupied,
unfinished and unaccessible except by a hatch or access
panel of not more than ten (10) square feet
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Garage and carport Floor Area shall be exempted up to a
maximum of seven hundred fifty (750) square feet per unit.
All garage or carport space in excess of the exempted area
shall be included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed Floor
Area, the exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt garage
space.
6. Subgrade Space. Subgrads space is that percentage of the
area of a floor which is equal to the percentage of the
length of the building's perimeter wall at which the
adjacent, finished floor is at least six feet (61-0") below
adjacent, Finished Grade and b) the adjacent, finished
ceiling is not more that six feet (6'-011) above adjacent,
Finished Grade. Subgrade space shall not be included in the
calculation of total Floor Area allowed.
7. Perimeter Wall. The perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on both sides to
subgrade perimeter wall.
Half the length of a perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on one side to subgrade
perimeter wall and on the other side to above grade
perimeter wall.
b. Distribution of Floor Area by use category.
1. Multiple Use Categories on a Floor. For the purposes of
distributing Floor Area among use categories when more than
one use category occurs on the same floor, the area of any
common area shall be prorated among the uses which front on
it and are accessible from it in proportion to the
percentage of each use on the common area. Use categories
which front on the common area but are not accessible from
it and exterior building walls which front on the common
area shall not be included in the distribution of prorated
common area.
2. Distribution of Subgrade Space among Use Categories. For
the purpose of distributing subgrade Floor Area among use
categories when more than one use category occurs on the
same floor, the area of the floor which is determined to be
subgrade shall be prorated among the use categories on the
floor in proportion to the percentage of the subgrade
perimeter wall which fronts on each of the uses.
Full Time Equivalent Employees (FTE) - A person or persons working
2,080 hours per year.
Landscape Zones - Those areas depicted on Aspen Highlands Village
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planting plans depicted by Drawings L-401 (Village Planting Part
I), L-402 (Village Planting Part II), L-403 Village Planting Part
III), L-404 (Maroon Creek Neighborhood Planting) and L-405
(Thunderbowl Neighborhood Planting). All planting shall comply
with the planting plans and the Master Plant List/Planting Details
listed in Drawing L-400 (Master Plant List/Planting Details).
Maroon Creek Neighborhood - The area designated as Block G on the
ARV PUD Final Plat.
Net Leasable Area - Those areas within buildings designed to be
used and occupied for commercial or office purposes, exclusive of
any area dedicated to bathrooms, stairways, circulation corridors,
mechanical areas and storage and areas used solely by tenants on
the site. Net Leasable Area (NLA) is 80 % (percent) of Gross
Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area.
New Code - The Pitkin County Land Use Code adopted on April 26,
1994 as amended.
Old Code - The Pitkin County Land Use Code in effect on June 1,
1993.
Reconstructed Grade - Reconstructed Grade is depicted by Drawing L-
206, Reconstructed Grade Plan. Reconstructed Grade is utilized to
measure the height of all buildings- in Block B (Thunderbowl
affordable housing units), Block C (East Townhouses), Block D
(Village Core), Block E (West Townhouses) and Block F (Maroon Creek
affordable housing units with the exception of G & F).
Thunderbowl Neighborhood - The area defined as Block A on the ARV
PUD Final Plat.
Tourist Accommodation Units and Facilities - The tourist
accommodation units are to be used or are intended to be used as
lodging facilities for visitors to the community for compensation,
with or without meals and with common facilities and services.
Common facilities shall include front desk, lobby, lounge, game
rooms and storage. Common facilities and areas shall be
consistently well maintained. Common services shall include
customary on -site management including unit rentals, cleaning,
concierge and local transportation.
An owner shall not occupy his/her unit for their own personal use
for greater than 21 consecutive days during the high season. For
purposes of this definition "high season" shall be defined as from
December 20 through March 18 and June 26 through August 20.
Townhouse Neighborhoods (East and West) - The areas defined as
Blocks C and E on the AHV PUD Final Plat. Prior to the submission
of the Final Plat, Blocks C and E were included in the Village
Core.
Village Core - The area defined as Block D on the AHV PUD Final
Plat. Prior to Final Plat submission, the Village Core encompassed
Blocks C and E (the East and West Townhouse neighborhoods).
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V. Area 4 Sulk Requirements
The area and bulk requirements described in this section shall
apply to ARV PUD.
Floor Area
a. Core - Total non-exempt Floor Area in the village Core
limited by Tables 2 and 3. Total Floor Area may not be
Tseeded, however there may be minor redistribution between
categories in Table 2 and buildings in Table 3.
b. Townhouses - The free market townhouses are limited to 3,500
square feet of Floor Area per unit as defined under the
definition of Floor Area.
c• �nale-Fam;1v Dwelling Unit - Block A (Thunderbowl) Free -
Market Lots 1, 2, 3, 4, 5, 6, 8, 9, 10, 11 and 12 may be
developed with single-family dwelling units containing up to
5,500 s.f, of Floor Area. All other free market residential
lots in AHV are limited to 5,000 s.f. of Floor Area, but may
increase Floor Area to 5,50o s.f. per lot upon acquisition of
a Transferable Development Right (TDR).
TABLE 2
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA
IN VILLAGE CORE i TONNHOUSE NEIGHBORHOODS BY BUILDING
Building
Non -Exempt Floor Area
Square Feet
Townhouse East*
-
56,000
2
3
79,250
4
19,250
5
45,320
6
33,830
7
1,950
8**
18,960
Townhouses West*
99,160
Total
56,000
�' ------------ --
403,420***
* There are 32 free market townhouse residential units. Floor
Area for the townhouses is defined in the definition section.
** Building # 9 identified in the General Submission Plan has
been combined with building # S.
*** There may be minor redistribution of Floor Area between
buildings, however the total non-exempt Floor Area will not
exceed'403,420 sq.ft.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
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TABLE 3
ASPEN HIGHLANDS VILLAGE PUD GUIDE:
TOTAL NON-EXEMPT FLOOR AREA BY USE
Use
Non-Ezempt Floor Area
Square Feet*
Village Core & Townhouse Neighborhoods
(Blocks C,D i 8)
Skier Services
Affordable Housing
1212 ,00 0
Commercial**
6490
Townhouses - Residential
8,,000
Condominium & Meeting Rooms
112,000
Ski Area Storage
,800
Tourist Accommodations
2 ,200
Bub -total
155,200
403,420
Maroon Creek Neighborhood
(Blocks F i G)
Free -Market
Affordable Housing
104,500
Bub -total
,5 70
1113
,70
T-bowl Neighborhood
(Blocks B & A)
Free-market
Affordable Housing
66660
,00 0
Sub -total
24
,750
90,750
Total
612,240
* Total non-exempt Floor Area will not be exceeded, however
there may be a
minor redistribution
between categories.
** This table reflects total commercial
Area as defined will be
Floor Area. Net Leasable
21,600 s.f. of retail space and 14,125
s.f. of restaurant space.
Source: Davis Horn incorporated and Robert A.M. Stern Architects; January, 1998
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Commercial Space
Commercial Space is limited by the maximum sizes established in
Table 4.
TABLE 4
ASPEN HIGHLANDS VILLAGE POD GUIDE:
COMMERCIAL SPACE
Space by Type Non -Exempt Square Feet*
Restaurant 14,125 Y~
Retail 21,600
Accessory Skier Services 12,000
Condominium Rooms & Meeting Rooms
Meeting Rooms 4 800
Ski Area Storage 2,200
Total 54,725
All figures represent Net Leasable Area (NLA). Net Leasable
Area means those areas within buildings which are designed to
be used and occupied for commercial or office purposes,
exclusive of any area dedicated to bathrooms, stairways,
circulation corridors, mechanical areas and storage and areas
used solely by tenants on the site. Net Leasable Area (NLA) is
80 % (percent) of Gross Retail/Commercial Area and 65 $
(percent) of Gross Restaurant Area.
As per Table 9 of the Aspen
Consolidation of Documents and
Retail/Commercial Space and .
There is a total of 48,730 squa
Retail/Commercial Space.
Highlands General Submission:
Materials, NLA is .80 of Gross
65 of Gross Restaurant Space.
re feet of Gross Restaurant and
Source: Davis Horn Incorporated and Robert A.M. Stern Architects,
January, 1998
Height Limitations
The height of all buildings in the Block B (Thunderbowl affordable
housing units), Block C (East Townhouses), Block D (Village Core),
Block E (West Townhouses), and Block F .(Maroon Creek affordable
housing units with the exceptions of Lots G & F) are measured from
Drawing L-206, Reconstructed Grade Plan.
The height the free-market single family units in Block A
(Thunderbowl Neighborhood) and Block G (Maroon Creek Neighborhood)
and Block G, Lots G and F (Maroon Creek affordable units) will be
measured from Drawings L-204 and L-205 (Maroon Creek Neighborhood
Grading Plan and Thunderbowl Grading Plans also known as "Accepted.
Grade" as defined herein) or Finished Grade which ever is more
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restrictive.
a, Sinvh Family Dweii All single family units are
limited to a maximum height of 28 feet from Accepted Grade or
Finished Grade according to height measurement, methodology in
the Pitkin County Land Use Code.
b, Ski Lift Tow All ski lift towers are limited to a maximum
height of 40 feet.
c. Village core (Blti ^l. The maximum heights of buildings in the
Village Core are established in Appendix 1 as approved by the
Board of County Commissioners at Detailed Submission per
Resolution 97-
d. Townhouses (B7�+ ka C E) The maximum heights of the buildings
in Blocks C & E are twe&nty-eight (28) feet.
Yard and Road Setbacks
All yard and road setbacks are established by the activity and
building envelopes depicted on the Aspen Highlands Village PIID
Final Plat.
a. village Core Block n
I. Buildings 2 - 8 and structures associated with pedestrian
areas and the buildings will be located within the Village
Core Building Envelope as depicted on the Aspen Highlands
Village PIID Final Plat.
2. East and West Townhouses Blocks C & E - The townhouses and
all structures associated with the townhouses will be
located within the Townhouse Building Envelopes as depicted
on Aspen Highlands village Final Plat. Driveway, sidewalks
landscaping and retaining walls may be located between the
Building Envelope and the adjoining roads.
3. Parking Garage - Setbacks for the parking garage shall be
established by the footprint of the garage as depicted on
Aspen Highlands Village Consolidated Plan Drawing A005, Village Core Site Plan. Minor footprint variation is
Permitted provided the parking garage remains within the,
Drawing A005 (Village Core Site Plan) established the
Building Envelope as depicted on the Plat.
b.
-- c v l D OOQS O
Aspen Highlands Village PIID Final Plat establishes
Activity and Building Envelopes for all the free market and
affordable housing units in the Thunderbowl and Maroon Creek
Neighborhoods. Setbacks are established by the envelopes.
Driveways
Driveways and driveway retaining walls for the sole purpose of
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driveway construction are permitted within Activity Envelopes
between the lot access point and the designated Building Envelopes
and within Building Envelopes. Driveway retaining walls may also
be constructed outside the Activity and Building Envelopes as
depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek
Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan).
In limited instances, Hines Highlands Limited Partnership may
construct a driveway retaining wall outside of Activity Envelopes
which is not depicted on Drawings L-200 (Site Plan), L-204 (Maroon
Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan) when the Pitkin County Engineer determines that the
construction of a retaining wall reduces site impacts.
Minimum Lot Width
Minimum lot width is established as depicted on the Aspen Highlands
Village POD Final Plat.
Minimum Lot Size
Minimum lot size is established by lot on the Aspen Highlands
Village PUD Final Plat.
Road Retaining Walls
In limited instances, Hines Highlands Limited Partnership may
construct a road retaining wall not depicted on Drawings L-200
(Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L-
205 (Thunderbowl Neighborhood Grading Plan) when the Pitkin County
Engineer determines that the construction of a retaining wall
reduces site impacts.
VI. Lighting
The following lighting standards shall be incorporated in the PUD
Guide. The lighting standards are listed under the following
subheadings:
a. Sources;
b. Illumination Levels;
c. Source Shielding;
d. Source Heights;
e. Illumination Techniques;
f. Switching & Control;
g. Prohibitions; and
h. Conformance, Enforcement and Penalty
a. Sources. The following general lighting source types are
acceptable providing they conform with defined parameters in
regard to lamp color, color rendering ability, and efficacy
(energy efficiency).
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1. Incandescent, including quartz (tungsten -halogen)
2. Fluorescent
3. HID
4. QL (induction lighting)
b. _Illumination Levels. Illumination levels shall comply with the
following standards established in the Pitkin County Land Use
Code.
1. Public Parking Lots - from Ofc to .5fc
2. Pedestrian Walkways and Driveways - from .Ifc to .5fc
3. Vehicular Intersections - from .5fc to lfc
4. High Activity Pedestrian Areas - from .5fc to lfc
5. Security Areas - from lfc to 2fc
c. Source Shielding. All sources shall be fully shielded, i.e.,
no light shall be emitted above 80 degrees from nadir (straight
down). While this is a general guideline, the location,
context and source will be part of the evaluation to insure
that the lighting solution is in the spirit of these
regulations.
d. Source Heights. The mounted heights of fixtures located in
Block D shall be limited to twenty feet (201) above finished
grade. The mounted heights of fixtures in all other blocks
shall be limited to ten (101) feet above finished grade.
1. Exterior liahting - house numbers shall be illuminated by
fully shielded source. Landscaping shall be maintained so
house number is visible from road.
2. security Lighting - shall come from a fully shielded device
providing no more than lfc and mounted no more than ten
feet above the ground.
f. Switching and Control.
1. Security lighting shall be controlled by a motion detector
that limits its duration to five minutes. A panic switch
shall be provided for which will turn the lights on for the
five minute interval. A permanent override shall be
prohibited.
g. Prohibitions.
1. No low pressure or standard high pressure sodium lamps. No
mercury vapor lamps.
2. No exterior neon, cold cathode, linear fiber optic sources
or the like.
3. No rear illuminated signs.
4. No lasers or special effects lighting (decorative or
otherwise). Suitable standards for holiday lighting will
be determined.
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5. No uplighting.
6. No sports or recreational lighting.
7. No driveway lighting in the residential areas.
S. No roadway lighting except for safety purposes.
9. No landscape lighting.
h. Conformance Enforcement and Penalty. These standards shall
be provided to all residential owners. Lighting systems shall
be reviewed on a periodic basis to assure continuing
compliance. Fines and penalties shall,be formulated for those
in non-compliance.
vii. Aspen Highlands village Residential Homesites Design and
Landscape Regulations Guidelines
The Aspen Highlands Residential Homesites Design
Guidelines/Regulations direct and control site work and
architectural development within the two residential neighborhoods
(Blocks A and G, Maroon Creek and Thunderbowl) proposed as part of
Aspen Highlands. Many features of these guidelines relate directly
to Pitkin County Building and Zoning regulations but the guidelines
are intended to go far beyond these governmental regulations with
the specific goal of establishing and maintaining a unique and
appropriate architectural and landscape character for the Aspen
Highlands Village.
Design Philosophy
The design of the Aspen Highlands Village development as a whole,
and by extension these guidelines, seeks to create a uniquely
American alpine village close to the City of Aspen, Colorado.
Aspen Highlands Village is conceived of first and foremost as a ski
area village. Aspen Highlands Village favors concentrated density
over sprawl, pedestrians and mass transit over private automobiles,
diversity of uses and social groups over the enforced isolation of
zoned suburbia. The design of the Village Core (Block D) and its
two adjacent neighborhoods relates closely to the best known
European ski villages such as Zermatt, Chamonix and Kitzbuhl -
traditional, alpine villages which existed long before the arrival
of either skis or automobiles. In other respects, however, Aspen
Highlands Village is uniquely American, utilizing architectural
themes from the Hudson River School, the buildings of the
Adirondack Great camps, the railroad wilderness hotels of Mary
Elizabeth Colter and Gilbert Stanley Underwood and in National Park
Service structures from Mounts Hood and Ranier to Yellowstone,
Yosemite and Zion. The design of the Aspen Highlands Village and
the design guidelines draw from these sources.
Specific architectural manifestations of this design philosophy
will include the following:
Asymmetrical and additive building massing will be favored over
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symmetrical and unified massing;
Buildings will be favored which fit into as opposed to sit on
the landscape - the line between building and site should be
blurred so that the building appears to grow out of its site;
Pitched roofs will be favored over flat roofs, and flat roofs
will not be permitted above a certain percentage of the total
roof area;
The palette of materials, colors and textures used in the
construction of the exterior of a building must be 'local' in
nature, picking up on and reinforcing the palette of materials,
colors and textures found on and around the site; and
The design and detailing of a building should, either literally
or through abstract references, establish a dialogue with the
American Rustic design tradition referred to elsewhere in this
document.
Reflective metal roofs or any other material that tends to
reflect light will be prohibited.,The roof materials will be
restricted to blended Earthtone colors.
Specific landscape and site design manifestations of this design
philosophy will include the following:
Site grading, landscaping and site elements such as driveways
and retaining walls should be designed so as to blend with the
surrounding landform;
Wherever possible natural landforms such as graded slopes will
be preferred over manmade forms such as walls;
Landscaping must conform with Drawing L-401.
Existing vegetation should be retained wherever possible (this
is primarily relevant for the Maroon Creek Neighborhood); and
The palette of materials, colors and textures used in the site
should be 'local' in nature, picking up on and reinforcing the
palette of materials, colors and textures found on and around
the site.
Disturbed areas will be revegetated with a planting mixture of
indigenous grasses and wildflowers.
Non -indigenous plant species, with the exception of bluegrass
lawns, particularly invasive grasses shall be prohibited.
No development or clearing of vegetation outside of established
building envelopes, utility corridors or.platted roads will be
permitted.
Planting of indigenous species of plants and trees will be
111111111111111111111111111111111111111111111111111 IN 20
10Io012R 2e/0.00I DD ey00 N 0-00VPITKINV000NTY CO
permitted outside of building envelopes.
No land forms higher than three feet will be allowed to be
constructed inside building envelopes.
VIII. caretaker Dwelling Units
Pitkin County approved ten (10) caretaker dwelling units to be
located in Blocks A and G as part of the Aspen Highlands Village
PUD. One caretaker dwelling unit will be located on Lot 3 Block A
and requires no further review.
Hines Highlands Limited Partnership will prepare nine (9),
official, numbered Aspen Highlands Village Caretaker Dwelling Unit
Certificate (s) signed by the Chairperson of the Board of County
Commissioners and notarized prior to the recording of Final Plat.
An owner of any lot in Blocks A and G (except Lot 3, Block A which
is already approved) shall present the Aspen Highlands Village
Caretaker Dwelling Unit Certificate to the Community Development
Department and proof of public notice to construct a caretaker
dwelling unit when he or she applies for a building permit. The
content of the public notice and notice procedure is described
below.
Prior to the application for a building permit to construct a
caretaker dwelling unit., the owner of a lot in Block A or G shall
mail a public notice of his or her intent to utilize a Aspen
Highlands Village Caretaker Dwelling Unit Certificate to construct
a caretaker dwelling unit to all property owners within 300 feet of
the lot on which a caretaker dwelling unit is proposed. The names
and addresses of the property owners shall be obtained from the
latest records of the Pitkin County Assessor. The notice will be
sent by registered mail. The notice shall include the following
information:
1. Lot and Block in Aspen Highlands Village for which the
caretaker dwelling unit is proposed;
2. Name of .the owner of the lot on which the caretaker
dwelling unit is proposed;
Explanation that a Aspen Highlands Village Caretaker
Dwelling Unit Certificate will be utilized to build the
caretaker dwelling unit;
4. Confirmation that an objecting neighbor has fifteen (15)
days from the date the notice was postmarked to notify the
Pitkin County Community Development Director by registered
mail of his or her objection.
A property owner receiving the public notice, shall have fifteen
(15) days from the date the notice was postmarked to object to the
construction of the caretaker unit. Any objections shall be made
by sending a registered letter within fifteen (15) days from the
date the public notice was postmarked to the Piktin County
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Community Development Director. In the event the Community
Development Director receives a written objection to the
utilization of a Aspen Highlands Village Caretaker Dwelling Unit
certificate to construct a caretaker dwelling unit, the Community
Development Director will inform the applicant of the objection.
The applicant for the caretaker dwelling unit may then file an
application for a caretaker dwelling unit pursuant to the
procedures in section 4-40 of the New Code. An objection does not
bar a property owner's right to a caretaker unit, but requires full
requisite Land Use Code review.
AHV.FPU
AHV.FPT
AHV.FP3
ARV .HGT
j 22
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TO:
Lance Cla ft. Joarma Sclu har
Pidcin Couny Platoi0g OII7ea
FROM:
Graham S. Wyatt, Robert A.M. Stan Architects
DATE:
September 19, 1997
RE:
Aanen HbYlmnd• Vmv
Bedding Height Catauistloa
Building Height Gkulations for the proposed Aspen Highlands Village am shown an the
wached TABLE 1. AU heights am measured In feel. Height is meaauod from Reconstructed
Grade in aecordeace with the methodology approved in the General Submission Resolution %-
14 L The heights shorsu and ukulstion methods used we consistent wilt those ptaa sad to the
Pitkin County Planing and Zoning Commission on 4 7/97 and to the Peskin County Board of
County Commissioners on 711 GM.
The plan bcation of each of the Village's "Maxhoum HoighC' Points (labeled Point A) is shown
On the attached Plan ("Aspen Highlands Village Maximum Height Pokala') a is the
rwmsuueted grade plea for the village sea.
GS W/bjg
xuw,vro.w.rmaw:sc+ r 519"d
Ililli 11111 IIUII IIIIII Ilill III Iilllll III IIIIII III IIII
f 451240 02/06/2001 00.97A PUD DAVIS SILVI
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V 3Wd :Xthq . di4T M:1 eo11J x:QI APPENDIX I
Aspen Highlands Village
Hines
Robert AM stern Architects
96027.01
september 240 1997 -- Original
June, 16, 1998 -- Revised by Davis Horn incorporated
Table One
Table of Building Heights - Detailed submiaaion as Modified at
Final Plat
Building
Maximum Height
Hid. to Ridge
Chimney Height
2
441
Be
8'
3
281
5'
S'
4
361
5'
7'
5
43'
91
8'
6
16'
41
4'
7**
26'8 3/4"
11'
8:
8
59'
61
9'
* Height measured from reconstructed grade in accordance with
methodology approved in the General Submission Resolution 96-141.
The height shown herein and calculation methods are consistent with
those presented to the Pitkin County Planning and Zoning Commission
on 4/7/97 and to the Pitkin County Board of County Commissioners on
7/16/97.
** The Board of County Commissioners approved an increase in the
height of building # 7 from 26' to 26' 8 3/4" during the review of
the final plat.
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0
I
i
Ii
/
/
/
/
!
1
/
/
I
/
/
/
0
� ED
SUBDIVISION T._MPROYEMENTS AGREEMENT
FOR THE
ASPEN HIGHLANDS VILLAGE P.U.D.
THIS SUBDIVISION IMPROVEMENTS AGREEMENT ("Agreement"), made
and entered into this 1S_ day of ��r , 1998, by and between
HINES HIGHLANDS LIMITED PAR"-MRSHI?, a Delaware limited
partnership (hereinafter referred to as "Owner") and THE BOARD OF
COUNTY COMMT_SSIONERS of the County of Pitkin, Colorado, as the
governing body of Pitkin County, Colorado (hereinafter referred to
as "BOCC" or "County").
W I T N E S S E T H
A, The Owner has received final approval for a Site
Specific Development Plan from the BOCC for a subdivision known as
The
Aspen Highlands Village P.U.D., a Planned Community, as set
forth in the Detailed Submission Consolidated Documents,
consisting of:
♦
Thirty-one (31) detached free-market dwelling units;
townhouse free-market residential dwelling
♦
Thirty-two (32)
♦
units;
seventy-three (73) tourist accommodation units;
♦
Thirty-eight (38) dorm units;
taffordable housing sale units (4
(22) Category 4
♦
Twenty-two
♦
bedroom);
One (1) Category 4 affordable housing sale unit (3 bedroom)
♦
Twenty-eight (28) Category 3 affordable housing sale units (3
♦
bedroom);
Eight (8) Category 1 affordable housing sale units (1
♦
bedroom);
Eight (8) Category 2 affordable housing sale units (1
♦
bedroom);
Two (2) Category 3 affordable housing rental units (1
♦
bedroom)
Five (5) Category 3 affordable housing rental units (2
bedroom)
♦
Ten (10) Caretaker Dwelling units;
thousand six hundred (21,600) square feet of
♦
Twenty-one
retail space (Net Leaseable Area "NLA");
♦
Fourteen thousand one hundred twenty five (14,125) NLA
♦
restaurant space;
Twelve thousand (12,000) square feet of accessory skier
♦
services (NLA);
Four thousand eight hundred (4,800) square feet of
condominium rooms and meeting rooms (NLA);
♦
Two thousand two hundred (2,200) square feet of ski area
♦
storage (NLA);
Four hundred fifty (450) parking spaces for the Aspen
Highlands Ski Area; and,
than two hundred thirty (230) off-street parking
♦
No less
spaces
j j
I I111111111111111111V1I 11111111 I1I I111111 lilt ISII IN
,.,. A s so w 91_B0 PITKIN COUNT( CO
(hereinafter collectively the "Project") on that certain real
prcperty (the "Property") located 1n Pitkin County, Colorado, more
particularly described on theFinal
Plat")fwhichaplat Hgahlaedasof
Village P.U.D. (herein Subdivision
record in Plat Book4l at Page in the real property records of
Pitkin County, Colorado. (Since detailed submission, a small
modification has been made to the affordable housing unit
tcmix-
This change was approved by the BOCC at final plat.
The urrent
clan shows one hundred Thistwelvcomparesatootheble prev�ousng -inits,
apn ovals
housing 267.75 p
which contained onehundredeleven (111) affordable housing units,
housing 267.25 people.)
B. The County has fully considered and approved the
Detailed Submission, as evidenced by Pitkin County Resolution No.
qZ-1isi: "Granting Detailed Submission, Planned Unit Development,
Subdsion, and 1041 Environmental Hazard Review Approval,
Receive --
site Approval
APeciallReviewsApproval Density
the AspenRights
Highlands
Site Approval, and Sp
Village on Approval"), recorded in "Detailed of
Submission App and as
Pitkin County, Colorado, at Reception No. 2 Z recorded
evidenced by Pitkin County Ordinance Nos.
in the real property recordsofof Pitkin County, Colorado, at
Reception Nos . 4//� ''� �
C. The County has fully considered the Final Plat of The
Aspen Highlands Village P•ranting Finalnced Platoy pitkin Approval,Couty
recorded at
Resolution DTP. 98-�_. 9
Reception No. 4 2
D. Subsequent to obtaining approval of the Detailed
Submission and amendments, the name of the project had been
referred to as "The Aspen Highlands Base Village P.U.D.". All
references to The Aspen Highlands Base Village P.U.D. or the
"Project" shall mean and refer to "Aspen Highlands village".
E. This Agreement evidences the Owner's agreement to the
ed
conditions containedin
the
containedResolutions
thesPitkinrCountythe
Land Use
subdivision regulations
Code.
P. in granting said approval, the County has: W fully
considered the proposed development as described in the
Resolutions pnd the to
ro erties; (ii)tfully considered heed benefits and erequirements of
neighboring P P the Land Use Code (the "Code") in effect for this
cta County
t,
Projeec, and such other mpoO3edreonditionsles, and xandlations as requiremen requirements applicable; and, the
imp
fully set forth in the Resolutions, which conditions and
and
enhancemthe spublic the ohealth, safety, and welfaunty deems necessato tect, promote,
re
-2-
[Jpll 11111111111I1111111111111III111111111111ININ
G, Under the authority of Section 6-4.5 of the Code, the
County is entit'_ed to assurances that the matters hereinafter
agreed to °uil'_ be faithfully Performed by the Owner,
successors and assigns. The Owner is willing to enter into this
Agreement, and Provide such as to the County.
AGREEMENT
NOW, THEREFORE, for good and valuable consideration, it is
agreed by and between the Owner and the 30CC as follows:
water Svstam. owner agrees to install,.. or guarantees
1. _�—
installation of a centriovideewatertservicem eetoeAspentHighlands
f
Aspen water system to p
village, including water service to the lot line it each lot in
the Subdivision. Lines she
ll conformheoCite of Aspenents and
specifications Provided to owner by Y
2. Roads. The Owner agrees to install, or guarantees
installation of the private or public roads
suntyii the accordanceighlandse with
plans submitted and approved by
Village P.U.D. Detailed Submission. Roads shall be constructed in
conformance with all requirements set forth in the Detailed
Submission Approval.
3, Electric Service. Owner agrees to install or guarantees
installation of electric power lines to provide electric service
to Aspen Highlands Village, including electric service to the lot
line of each lot within the Subdivision. Power lines,
shallame
o the
transformers, and lecifications proion of the s toownercbyftHoly
requirements and sp
Electric Association.
4. Talenh� Sg�ice. Owner agrees to install or
guarantees installation
der
istribution
provideltelephonee and a
oservice to
facilities, including pedestals
Aspen Highlands Village, including telephone service to the lot
line
line of each lot wthin theand the1installationdoflthensameelshalleconform to the
pedestals, insta ations of U.S. West communications.
requirements and specific
S. Natures as• owner agrees to install or guarantees
installation ice to of natural gas lisservicevtoethelot
gas
rline of As
Highlands Village, including gas
lot requirements and specifications 1provid dgas etosowner cbyfXX to
the equ•
Energy.
6, Waste Water Disposal. Owner agrees to install or
gtrovidelsewage disposal servicecollection toAspen Highlands
linesines too p
-3-
1111U1111111111111111111111111I 111111111111111111
Village, including sewage disposal service to the lot line of each
lot within the Subdivision. 'Haste water collection systems and
requirements and specifications
lines shall conform to the
Aspen Consolidated Sanitation District.
provided to owner by the Asp
7. IIndercroundina of utilities. owner shall underground
all new utilities in the Project with the exception of required
su=face mounted transformers, telephone and cable television
pedestals, natural gas, pump and pressure reducing stations, fire
hydrants, meters, and similar appurtenances domestic requiringatervpumpade
installation. Irrigation, snowmaking,
andstations wili-be either sheltered or placed underground.
8, gFTA a ts. 'owner shall implement the phasing plan
that clearly identifies the ridership threshold on the existing
Castle/Maroon Roaring Fork Transit Agency (RFTA) route that will
trigger a requirement for the owner to make a payment to RFTA for
the purchase and operation of one (1) additional bus on the route.
(See Exhibits "A" and "D")
9, Publi_ cTr ils• owner agrees to construct or provide
security for the construction of the public trails as included in
Exhibit "A" (the "Project Public Improvements") attached hereto
and made a part hereof, in conformance with Detailed Submission
Approvals. Two public trails are to be constructed, one next to
Maroon Creek Road. The cost for this trail is included in Exhibit
"A" and Exhibit "E" (the "Maroon Creek Corridor Improvements
Estimate"). The second public trail is shown on the plat as part
of Thunderbowl Lane. It links the Highlands Village to the Moore
puD along Powderbowl Trail. Exhibit "A" includes the construction
of this trail.
10. Traffic and Transit Parkins Plan. The owner shall
implement a comprehensive traffic/transit/parking monitoring
system plan, which shall include measures to ensure increased
mitigation actions if monitoring shows that the mitigation plan is
not adequate. The Owner shall administer the monitoring plan
through the conclusion of Phase 4 of the construction, and for
three (3) years thereafter. Annual reports shall be submitted to
the Community Development Department for County and RFTA review.
If traffic impacts exceed traffic projections, additional
mitigation in the form of transit mitigation may be required. The
monitoring system shall address the following issues:
(a) If the trips generated by AHV exceed the
projections contained in the "Revised Maroon Creek Corridor
Detailed Transportation Plan", dated February, 1997, so as to
require mitigation for those additional impacts, the additional
mitigation required by Owner must be approved by the BOCC based
upon the recommendations of the PitkinCourefe
rral mmale nagency (e.g.
Development Department and any appropriate
RFTA and/or Pitkin County Engineering Department).
-4-
1111011111111111111111111111111I1111111I11111 ills II11
4nV,l 191151ING U.53P SUB INR_DAYIS SILV2
(b) If the trips generated are lower than the
iseor
projections contained in71he^"Rda[edoFebruar_' 1997, theMaroon Creek owner
Detailed T-ranspor=acion
shall be =ntitled to suggest a reduction in the traffic mitigation
Such
b the BOCC the reduction is appropriate; provided,
programs hen being ended. eduction shall be based upon a
finding Y
that
however that Owner shall that not be entitled to a refund for any
portion of itsinfrastructure donation described in Paragraph 17
below.
11. Construction ?hasin Schedule. The Project Public
ligated as
in
Imarovemoshallcbe�subhe stantiallyer is bconstructedlorainstalled in
this Agreementbasin lab set forth in Exhibit "B" attached
accordance with the phasing P en Highlands Vil'_age
hereto and made art here
Variations9in(the phathe sing schedule shall be
Phasing Plan") to rovide on -site flexibility in completion
permissible in order P
of the Project Public improvements.
12. Construction Mama ement Plan. The construction
management plan will be as set forth in Exhibit "C^ attached
hereto and TM a part hereof (the "Aspen Highlands Village
ement a
Construction Management Plaa"), and provides controlust plane heastaging f
construction traffic and faadtmiterials, and public notification
of construction equipment
plans for road closures or any other public inconveniences during
construction.
13. Diade. Owner agrees to implement a
"Revised Aspen Highlands village Castle Maroon and Dial -a -Ride
Service Plan"
the set
fort
oofhwhich are eset la
in the fortthianExhibit ttached hereto as
cos
A
Exhibit "D"
14. Lands_ ca?i�Q. Owner agrees to install or provide
security to ensure the. installation of landscaping as depicted in
the Aspen Highlanand
ds VeCtapublic Improvements. TheP.U.D. Detailed ownershall
specified in the Project for the performance of all
implement and be rasp ae to
landscaping associated with Phases 1 throughln,�ha which shall e
secured by a bond enforceable by the county letual
one hundred percent (100%) of the estimated cost of completion.
nteed
All plant materials used
afterathecinitgalhinstallall be ation. Owner
for two (e growing
shall revegetate all disturbed areas with a mixture of indigenous
grasses and wildflowers. The use of implementvasive grasses weed control plan,
prohibited. Owner shall also imp level of
especially in the wildflscvideddhowevfirst which
er, that chemicals maybe
shall be non -chemical; p ,
used if non -chemical weed control fails.
IS. ha Built Survev. The location of various elements of
the Project as shown on the puD Plan, Final Plat or civil drawings
-5-
i�iiii iiii�i i�iu� iiii �i�i i�i��ii iii i�ui 1�ii I
submitted therewith, including but not limited to, utilities,
roads and trails, represents the best planning of Owner as to
where such improvements can and will be built. Actual conditions
relative to construction may require minor deviations or
variations as to the location of such improvements. At such time
as construction of any or all of the Project elements is complete,
owner may cause the precise location of such improvements to be
surveyed. Based on such survey, the County Planning Director may
at the request of Owner approve insubstantial amendments to the
PUD Plan, Final Plat or the civil drawings to correct deviations
in the as -built surveyed location of any such improvements.
16. Financial Assurances. The Owner shall be responsible for
the construction of the improvements as set forth in the Project
Public Improvements and full compliance of the conditions and
covenants of this Agreement and the Detailed submission Approvals,
including site restoration in the event the work undertaken
pursuant to the earthmoving permit is not substantially completed.
Owner shall secure the financial assurances required in this
Paragraph by obtaining a surety bond in a form approved by the
County Attorney. The Project Public Improvements shall include
t.`_ose items set forth on Exhibit "A". if a metropolitan district
is formed, the assessments shall be based on assessed valuation.
Installation of landscaping will not be funded'by the special
metropolitan district.
(a) No Security for any Project Public Improvements
shall be required from owner until issuance of the first building,
excavation, demolition or grading permits for any of the Project.
Upon the issuance of the first excavation, demolition or grading
permits for any of the Project, Owner shall, as to the Project
Public Improvements, provide security adequate to assure the
substantial completion thereof generally in accordance with the
Phasing Schedule. For example, if the cost of completion for the
first phase iand500 000-00,fthen
or the
psecurity may be obtained in
such amount,
(b) As the improvements required by this Agreement are
substantially completed, the County Engineer or County Director of
Public Works shall inspect the work within thirty (30) days of
written request made to the Public Works Department and the Pitkin
County Attorney's office, and on reasonable acceptance of the
improvements by the County Engineer or County Director of Public
Works, the Pitkin County Attorney shall authorize.the immediate
release of the security. By "substantially completed" the parties
mean construction that is essentially complete other than 'punch
list" type work for which the County may require continuing
security.
(c) Partial Releases of the security may be requested
by owner utilizing the same procedure set forth above and subject
-6-
i 11111111111 HIM 111111 IN 111111111111111111111111111
423271 19/15/1008 03 M SUB It" NVIS SILVI
_- .. a s as n a as V a M PITCSN CaLwry ca
to establishing satisfactorf partial comolet'_on of the
improvements, such partial releases shall be _ranted.
(d) Failure to respond withi= '_ortJ-'_ive (45) days or
te
any request for partial or final release shall County
Engineer or
acceptance of the improvements by the Pit{in aunty Engineer
accept County Director of Public `Aorks and release orPitkin p
release of the sec_rity shall be granted.
(a) Owner may cause a Special :detrcpolitan District to
intenan
be formed for our -Doses of finanecL9P�anbaicalmnrovementS.ce of alif sul or ch
the construct''_on of the Proj
district is formed, then at the time the district obtains funding
Owner shall be
from the sale of bonds or other sources suf'_icient for the
o_ an ecuivalent amount of
construction of the Project Public mprovemen s,
entitled to a release from the CouncYornet' is satisfied with the
Security provided tae County Project e 9is Tmprovements completed
County's ability to have thef attorney is not
in the event of Owner's default. I� he County nosted
Ownerffor thercomnlecionherein
thethe
work1willgillnotcbelreleased until
there is compl'_ance with Paragraph 30 of this acreement. The
County agrees that it will not oppose the formation of a special
improvement district for the purposes set forth herein.
17, Maroon Creek Road Hi the Owner82 nshallcescnow SixHundred
recordation of the Final Plat,
Fifty Thousand Dollars ($650,000.00) which must be used for
ong the Maroon Ci
infrastruictur e2mintersectionrovements land Maroon "reek Road. The cost
Creek/Hig rovements axe set forth on Exhibits E the
R.
projections for these imp
Owner will make the improvements described on Exhibit HER I
nts
County may use the remaining funds for other improvements within
the Maroon Creek
hwaox82dcntersection. r, inclusive oThe howner shall e maroon enot ebetle
Creek/State Highway improvements
responsible for any additional cost of these ($650,00.0provided
above the Six Hundred Fifty Thousand Dollars ($
herein. In addition, the owner shall contribute ThrisQ ements
Fifty Thousand Dollars t$350;000.00) for long -rang
to the Castle/Maroon intersection as part of the Entrance to Aspen
FEIS.
is. Im rovement Maintenance A reement.intaaccordance with
4.5(b) of the Code, Owner shall, prior
Section 6- Single family lots within he the
conveyance, sale or transfer of any 4
Project (excepting transfers by Owner or its assigns of provide for
undeveloped lots or the granting of liens to lenders),
maintenance by the AspenHighla MetropolitaneDistriictnds P.U.D.hineperpetuity
association or other Specialimprovements not accepted for dedication by
of all Project common imp the county or the utility providers.
1 I'�III'�III "1�'I IIII'� II'I I'll If'I"I I�l!�III I I VI
19, Certificates of Occunancv. Once a bond has been posted
with the County to cover the cost of the Affordable Housing Units
_n Blocks B, F, and G, and Affordable Housing Units in Block D,
Building 3, all Free -Market Units in the Single Family and
Townhomes shall be entitled to Certificates of Occupancy, subject
to satisfaction of all other reauirements necessary to obtain a
Certificate of Occupancy. In the event Cer..4-icates of Occupancy
have not been issued for the Affordable Houbera1�n20ol thits in e Councks ty
F, and G, and Block D, Building
may pursue the remedies provided for in Paragraph 25 hereof.
Buildings 2, 4, 5, and 8, Block D, contain mixed land uses,
including Affordable Housing Units. Certificates of Occupancy
shall not be issued for free market spaces in these buildings
until Certificates of Occupancy have been issued for the
Affordable Housing Units in the corresponding building. Nothing
in this Paragraph shall prevent Owner from obtaining demolition
grading, excavation, foundation, building permits, or nay
permits for the Project.
20. Execution of Final plat. The Owner's obligations to
improvements hereunder construct the are expressly contingent on
the Owners' recordation ofthe
Final
andaon1the"he
eOreal
proert
CC's approval of
records of Pitkin County,
the Final Plat.
21. Vested Rights. The BOCC has considered the needs of
both the County and Owner, and has determined pursuant to C.R.S.
§24-68-101 et.seo. that the phasing
schedule shall, for the approved periods set forth therein, or any
amendments the County or Planning Director, constitute an extension of the
vested property rights appurtenant to the Property for five (5)
DevelopmentaApp ovalsoshalln of Pbesdeemedsvestedelthe
in perpetuity.
22. Covenants Running With Laad. All covenants,
restrictions, conditions and obligations contained herein or on
the Final Plat are and shall be covenants running with the land
and shall attach and bind and inure to the benefit of the Owner
and the BOCC, and their respective grantees, successors and
a
assigns.
23. Bulk Sale. In the event Owner does not develop the
Subdivision, Owner may sell all or a portion of the Subdivision in
bulk to a third party who shall develop the Subdivision, or
portions thereof, including the construction of the improvements
contemplated hereunder,in ccorrdance witpon such h andbulsgblecto a third
to the
provisions of this Agreement.
party, Owner shall be automatically released of all liability and
obligations under the terms of this Agreement, provided such
subsequent owner will be bound by the provisions of this
Agreement.
1 _p_
I "III "III'�I�II IIIiI� II'I IIII I'll"I III "I'I I'll If'I
42=1 10/15/1900 03 63P SUB Iy" MV15 SIWI
24. Assi neat of Interest and obligations - Owner
ird party, may
shall
assign its int=_rest in thort rcDeonsrty thereof,tincluding the
develop the Prcperty or P
coastrsction of the Project Public Improvements contemplated
hereunder, in accordance with and subject to the previsions of
this Agreement. Owner may also assign certain of its obl'-gat�ons
hereunder to any one or more special districts homeowners
performing such
associations to be formed for purposes of p
obligations.
`g, Remedies of County. Ia the event Owner shall fail to
project Public :mprovements for which it is
construct the prof Agreement in accordance with plans and/or
responsible under this Agin the drawings approved by the County,
specifications appearing of
ect
and within the schedu�hesCcunty shalloprovide nowner awithYa�notice
public Improvements Notice of Non -Compliance") together with the
non-compliance l days after the receipt by Owner
of non -comp eriod of ninety (90) Y
right for a P
of such woti the for
Provided,o cure showever,cthe owner Mayce or schedu e a
hearing modify the schedule for construc-ion of any Project
reasonably reviling written nccice to the County.
Public Improvements by P
The Notice of Non -Compliance shall include a list of specific
written notice to the County given prior�to the
deficiencies to be corrected in order to cure the non-compliance.
If Owner, byre
expiratof
ion of the time to cr orsnotfa default hexistsCethen assoon
Compliance, eriod, the BOCC shall'
as practical within said ninety lianceaHearing") to determine
conduct a hearing (the "Ion -Comp may
whether or not
a default exists.
vant to the At sallegedrdefaultRershould the
present any that a default exists, then Owner
BOCC determine at the hearing
shall have ninety (90) days from the date of the hearing within
which to correct the deficiencies, weather permitting. If at the
expiration of said ninety (90) day time period, Owner is
proceeding with due diligenceriodto cshall �hbeextendedeforeso longweather
permitting, then said time p
to proceed with due diligence to correct such
Owner shall continue
deficiencies.
(a) If Owner shall fail or refuse to cure the
ce withia the
Non-compliance Hearing shall occur
deficiencies identified in the Notice of Non -Comp
time provided or to the event a Non -Comp
where the BOCC determines a decsaany exists and extension thereof shallpass
from the date of the hearing
without the deficiencies being cured, then at any time thereafter
the County shall have the right to draw on said Security to
correct the deficiencies.
hereunder by Owner shall result in any
(b) No default
revocation or termination of the Project approvals ui described in
the Resolutions. Once the financial assurances required by this
Agreement have been released, the County specifically waives any
-9- t
I I"III I�III "I"I IIII" II'I I'll l"I'�I III "II, I'll I"I
right it may have to object to the Project Public Improvements or
to require the Owner to perform additional work, notwithstanding
guarantees and warranties.
(c) In the event the Count- draws on the security to
correct deficiencies, it shall make a good faith effort to correct
the deficiencies and complete the Project in accordance with
approved plans and specifications; provided, however, the County
will not be liable to the Declarant, its successors and assigns,
including individual lot owners, for the County's failure to
correct the deficiencies or properly complete the Project. The
County shall be obligated to make a good faith effort to complete
the project, provided that the County may decide to only secure
public health`, safety, and welfare. In such evert, the County may
only draw on the bond in an amount necessary to complete said work
in as economical and efficient a manner as possible.
(d) *nothing contained in this Agreement shall limit
other remedies available to Pitkin County under Colorado law.
26. Entire Agreement. This Agreement constitutes the
full and complete agreement of the Owner and the BOCC, and may not
be modified except by a written agreement duly executed by all
parties.
27. Notices. Notices as desired or required hereunder shall
be in writing and deemed effective from and after the 2xpiration
of three (3) days after it is deposited in the United States Mail,
postage prepaid, certified, return receipt requested, or by
courier (overnight service) to the addresses set forth herein.
Notices may be hand delivered, and shall be deemed effective on
delivery.
if to Pitkin County:
Board of County Commissioners
C/o Pitkin County Manager
Pitkin County Courthouse
506 East Main Street
Aspen, CO 81611
With a C0P__
John M. Ely
Pitkin County Attorney
530 East Main Street
Aspen, CO 81611
If to Owner:
c/o Bob Daniel
Hines Highlands Limited
Partnership
426 E. Main St.
Aspen, CO 81611
With a Copy to:
Gideon Kaufman, Esq.
Kaufman & Peterson
315 E. Hyman. #305
Aspen, CO 81611
. The parties to this Agreement shall have the right from time
to time to change their respective addresses, and each shall have
the right to specify as its address any other address within the
United States by at least ten (10) days written notice to the
other party as provided in this paragraph.
28. Captions. Titles or captions of paragraphs contained in
this Agreement are inserted only as a matter of convenience and
-10-
I I"III!'�II !'I"I ell�� I{'I �'ll III III!�:IS
ll I'I 1'i
_- - .... n a as Y a = PITIQN COL N" CO
for reference, and greementway
ordefine,
intentlimit,
ofextend,
any portions shereof.
cribe
the scope of this Agreement
29, conflict. This agreement is intended to amplify and
carry out certain of the provisions of the Resolutions. In the
event of any conflict between the provisions of this Agreement and
the Resolutions, the provisions of this Agreement shall, to the
fullest extent permitted by law, govern and control.
30. Farce xaieure/Delay Days Extension. In the event that
owner shall be delayed orindered zzom any sumsdueornprovidingg under this
Agreement (other than payment
security) by reason of natural disaster, weather or seasonal
conditions, labor troubles, inability to procure materials,
ilites, war, orreasons be
failure of power r otheruteriod for�the performanceehereunder shalld
its control,
be extended for a period equivalent to the period of such delay or
hindrance (the "Delay Days"). Within thirty (30) days following
the end of each calendar year, or sooner, owner shall notify the
County in writing of any Delay Days claimed for the calendar year
or other period.
31. R01 ases. From time to time, owner shall have the right
le
to obtain ofrom bligations
under
nd r thisin eAgreementfwhere suchal releases
obligations
from its ofull
have been fully performed or are no longer applicable. When all
the obligations of owner herunder have beenl, at the performerquestoforwarener no and
longer applicable, the parties
in recordable for,enter into a full release (and termination) of
this entire Agreement.
33. Purther Assurances. Each of the parties agree to
execute, acknowledge, and deliver such further instruments,
documents, or certificates, and to do all things and acts as the
other party may reasonably require in order to carry out the
intentions of this Agreement and the transactions contemplated
hereby.
33. Cons icn• No provision of this Agreement shall be
construed against or interpreted to the disadvantage of any party
by reason of such party having or being deemed to have requested,
drafted, required, or structured such provision.
34. Preva�4 party. In the event of any action for breach
of, to enforce the provisions of, or otherwise involving this
Agreement, the
fcourt
toinsuch
the action
ty shall
in liaward
ght atrea onsaabble sum
as attorneys'
litigated and the court's decision on those issues, was the
prevailing party in the action.
-il-
II1111 111111 M111 0111111111111 Ill 111111Ill IN
a2,z71 10/13/IM 03.83P SUB IMPS DpVIS SIIVI
35. Clerical Errors. In the event any clerical,
administrative or other errors are found in this agreement or any
the parties agree to promptly execute,
legal descrii ptons or other exhibits hereto, or in the event any
exhibit shall be missing,
ac'.cnowledge, initial and/or deliver, as necessary, umY
documentation in order to correct the erroneous document,
description, exhibit, or to provide any missing exhibit.
36. Esto el Certificate. From time to time, Owner shall
have the right to obtain from the County,
nsestophall pel certificate
rtify ificate
whereby the County (by the County
Owner or another party designated by Owner such as a constructto ion
lender, that at the time of the issuance of such certificate, and
except as otherwise noted toetheaCountyao(ii)1this ce f Agreement
is
C-O=Jiance has been given
in full force and effect; and,
eement)onthe
theCounty
part of Owner, nor knowledge
of any default under this A,
does the County have knowledge of the existence of any
ive rise to
circumstances which with the passage of time would g
such default. In addition, the certificate shall provide such
other information as Owner, or any other party requesting the
same, shall reasonably require relative to this Agreement. The
e shall not be unreasonably withheld
issuance of such certificat
or delayed by the County -
executed this Agreement
IN WIT,IESS WHEREOF, the parties have,
as of the day and year first written above.
BOARD OF COUNTY COMMISSIONERS
OF PIT T Far-iCOUNTY, COLORADO
By ai erson
orothea s,
ATTEST
B
e,�°seff
x-...�
OWNER:
APPROVED AS TO FORM:
B
yJohn M. Ely, ttorney
H33ES H3:r.=a S LMaTED
PARTHBRSE=P, a Delaware
limited partnership, by ASPEN
HIGHLANDS SKIING CORPORATION,
a Delaware corporation, its
Bym\:�:Z7_
Glace. T S�;M_ I IIIIIIIII1IIIIIII11811IIII IIII11111111IIIIIIZII IN423271 10/19/jon 03%53P SW UWA DAVIS SILVI
12 of 30 A 0.00 D 0.00 N 0.00 PITKIN CM NTr CO
-1.
STATE OF COLORADO
COUNTY OF PITKIN
day of (JCS
the BOARD
as.
)
instrument was acknowledged before me this 1
1998, by Dorothea Farris, as Chairperson of
COMMISSIONERS OF PITKT_N COUNTY, COLORADO.
hand and of_ic al,seal.
.on expires : 2 Il 101
V
Notary Publ_c
STATE OF �n`, ) ss.
COUNT'-' OF 1'" f) I
The foregoing instrument was acknowledced before me ,-" +
day of �r i ,
1998, by C�v�onT 5�n: -�
Of ASPEN HIGHLa+`iDS SKIING CORPORATION, a DTe�1aPARTNERSHP, a oration, as
a General Partner of RIMS H=GSLAND
Delaware limited partnership.
Witness "a and official seal.
lyy co ;.NOAyires:
ApU8l..... Notary P lic
�OFCU "
�NIIIIM'It
1'A
A1Y CAmr4, MRES:
1111 IIII111111111IIIIIII IIII III III IIIIi111I111IIIIIIIII
13 of 30 R 0.00 0 0.00 N 0.00 PLTKIN COUNTY CO
C:\clients\HINEs\subdivision imp aqr-clean
-13-
LIST OF BSBIBITS
Exhibit A - Project Public Improvements
Exhibit B - Aspen Highlands Village Phasing Plan
Exhibit C - Aspen Highlands Village Construction Management Plan
Exhibit D - Revised Aspen Highlands Village Castle Maroon and
Dial -a -Ride Service Plan
Exhibit E - Maroon Creek Corridor improvements Estimate
1111111% 111111111111 II11 IIl IIIIIN 11l t11111111 Iltl
14 of 30 R 0.00 0 0.0E N 0.00 PITKIN COLN" CO
-14-
8 eJ �m ain eeir •av"QnF A�� �! CC I, I,
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R
«I
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_ R
. o
s
.I
AMR
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ass^ Aus
aV3a "R
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I
Li
111111111111111111111111111111111111111111HIM III IN
427271 10/15/1299 03 5V 30 1" D"IS SILVI
39 R 0.00 13 0.90 N 0.00 PITKIN COUNTY CO
Summary
IIIIII NO IIIIII ills IIII IN 1111111111 IN III IN
4nVI 10/o/1888 83t&V SUB IRR DAMS SILYI
18 of 30 R 6.00 D 0.80 N 0.88 PITKIN COUNTY CO
Page 1
Entrance and Day Skier Parking
1111111Hill 11111111111111111111loll 111Hill Ill lit
423271 10/15/1"S 83:53P SUB 11" ORVIS SILVI
17 of 30 R 0.00 O 0.08 N 0.00 FITKIN COLWY CC
Page 1
Wage Care Area
Village
Prepared January 1999
stimate
I
i
I
I I
I Size 1 Description
Unit
Totai
1 1OFT I
Spruce
IS
449.08 S
4,490.80
1 14FT I
Spruce
S
788.31 S
3,941.55
1 16FT 1 Somce
a3"
S
1.138.15 1 S
5,690.75
! 1
Spruce
S
1.651.85 1 S
3,303.70
! 1
Somce
1 S
3,520.62 ! S
3,520.62
I
1 2" cal. !
Aspen NG
S
199.96 i S
599.88
1 3" cal I Aspen NG
i S
237.65 1 S
16,396.05
1 3" cal. 1 Street Trees
1 S
312_'3 1 S
4497.84
'
I
I
Gal. Deciduous Shrubs
S
28.48 S
3,759.36
Gal.
Perermials
S
8.77 1 S
23,679.00
W
Bluegrass Sod
1 S
0.65 j S
7,800.00
Low Grass Seed
I S
0.16 1. S
3,360.00
�
I
220 1 TON 1 River Bouider
$
63.12 1 S
13,896.40
1,585 1 SFF i
Planter Wall Con
S
44.33 1 S
70,263.05
2,520 1 SFF I
Planter Wall Dry
S
27.37
1 S
68,972.40
607 ' CY
Topsoil
! S
41.58
S
25,239.06
6,500 1 SF
Fine Grade
S
0.06
I S
390.00
600 I LF
I Steel Edger 4 In.
S
1.67
1 S
1,002.00
50 1 CY
I Mulch
S
31.71
i $
1,585.50
1 1 LS
Irrigadon
S
29,893.89
1 S
28,898.99
I
S
289.266.85
I
I
Based on Robert A. Stem Architects
L201 and L201.3 dated 1-20.98
IIIIII IiIII IIIIII IIIIII (III (III (IIIIII II lillli III IN
423VI 10/10/1988 03:np SU8 (NPR MVIS SrLy1
18 of 30 R 0.00 0 8.00 N 0.00 PI7M COUNTY CC
Page 1
Thunderbowi Neighborhood
Illlll 11111 Illlll IIf1! 11141f11 Ilflf{I IU IIIIII Ib IIII
19 of 30 Ft0.00 O 0.00 N 0.00 PMTH COUNTY CO
Page 1
Maroon Neighborhood
11110111111111111 IU1111111111i 1111111111111111111111
20 of 30 R 0.00 D 0.00 N 0.00 PITRIN MWTY CD
Page 1
Affordable Housing
111111111111 11111I1111U 111111111111111111111111111111
21 of 30 R 0.00 0 0.00 N 0.00 PITKIN CMMTY CC
Page 1
Ski Run Reveg. and Weed Control
en r
Jam�ary 1998
Lands=e Cost Esb=tt
Sid Rua Ve c=oa
I I
I
Quantity I Size I D tins
Unit Total
4.891Aas I�tie�sL Gtassm
I S 3.500.00 1 S 17,115.00
Not mrJ rt topsoil
I
I
'
541Actt: Wexdmana m tin consunction
i S 200.00 I S 64,800.00
(Thistle aad wad control by spray or ocher mans
I f
154 Acres for three veazs twin per year
I
1111111Hill11N1I111{oil11111111111111�I EU�N
= of 30 R 0.00 D 0.00 N 0.00 ""XZN COUNTY CO
Page 1
i
Aspen Highlands Village
Finai Construction Management Plan
Revised October 5, 1998
Overview
This Construction Management Plan has been revised to reflect the comments and feedback
received from the County Engineer, Bud Eylar, at the annual pre -construction meeting held on
April 23, 1998. As agreed to at the meeting, this plan is intended to serve as:
• A vehicle of cooperative understandings between the Developer and the County, to
be modified and amended (with mutual agreement from both parties) as required
• A source of ongoiong communication with the County's Public WorkvRoad 8c
Bridge Department in an effort to keep the County informed of construction
activities, work progress, and to keep an open dialogue regarding construction issues
that effect the community
• An amended and approved plan for the 1998 construction schedule.
The County and the Developer reserve the right to make reasonable changes (with mutual
agreement form both parties) to the plan as needed.
In preparing the procedures and measures to be incorporated in the construction process for the
Aspen Highlands Base Village, it is important to understand both the goals of such programs and
the practical realities of the construction process. Our intent is to minimize impacts associated
with the construction of the Aspea Highlands Base Village improvements while allowing work to
proceed in such a manner as to avoid prolonging the construction period
Travel Dernand Measures (TDM) are most often thought of when discussing the progress of an
existing development or how to deal with potential impacts from a future development. The
concept of utilizing TDM as a part of the construction and development process is a unique idea.
Typically, TDM will principally deal with mass transit incentives and auto disincentives.
However, other ideas have been investigated relative to TDM and the construction process.
Outlined below are several measures the project proposes to implement as a part of the
construction process.
Travel Demand and Traffic Control Measures
The following Traffic Control Plan has been presented and approved by the County Engineer. It
will be self -performed by Gould Construction with their certified staff.
During the construction of the Aspen Highlands Base Village the following MM and Traffic
Control program will be in effect
• Delivery of construction raw materials will be prohibited during the peak traffic periods.
This will limit such delivery access to Aspen Highlands Base Village from 8:00am to 8:30am
and from 2:50pm to 3:30pm. The exception to this will be scheduled concrete pours that are
time -sensitive due to the quantity of concrete being placed or poured at one time.
• A public notification process through the local papers will be established. Pitkin County has
authorized a courtesy sign at the Maroon Creek/Hwy 82 intersection.
• Speed limits for tandem axle and larger vehicles will be posted at 20 mph at all times.
• General Contractor acknowledges that County Road 19, McClain Flats Road, is posted for a
20-Ton Weight Limit. The General Contractor shall notify all contractors/sub-comractors
111111111111111111M111IIIIinUlllllM1111111111111
4232T1 19/15/1098 63152P SUB INPR DRVIS SILY1
24 of 30 R 0.00 0 0.09 N 0.00 PITKIN COUNTY CD
involved in this project with this information. The County shall strictly enforce the Weight
Limit on this road.
• Sub.Contractors will be issued a limited number of parking permits for their workers.
• General contractors will be required to provide a parking plan with their individual
construction contracts. The General Contractor will contact local bike shops with notification
relative to Maroon Creek Road. The General Contractor will have to enforce public safety
issues relative to truck taffic and interface with pedestrians & cyclists.
• Contractors will be required to provide van-pociing or car pooling programs as a part of their
construction contract Reduction in payment provisions shall be incorporated into the
contracts as a means of ensuring compliance.
• To the greatest extent possible raw materials will be stockpiled on site to try to consolidate
deliveries of materials in larger quantities (for example gravel).
• A site traffic/delivery coordinator shall be designated and responsible for monitoring delivery
and contractor compliance with the TDM program.
• The covenants and design guidelines for the individual neighborhoods will have provisions
regarding contractor parking on the streets.
• There will be no parking allowed on Maroon Creek Road or in the adjoining neighborhoods.
• The Developer and the County may make reasonable changes in the hours restricting hauling
activities, based upon changes in traffic loading on Maroon Creek Road and on seasonal
activities in the area. The County reserves the right to stop all hauling or consoction
activities on Maroon Creek Road for special events or activities (scheduled bike and/or road
races, etc.). The County will give the Developer reasonable notice of the imposition of
restrictions.
• The Developer acknowledges that hauling activities to and from the jobsite are restricted to
the 12 hour period between 7:00 am and 7:00 pm, Monday through Saturday.
• The Contractor will make reasonable efforts to stage trucking activities on site to minimize
empty loads to(from the jobsite.
• Prior to each construction season there will be a meeting with RFTA, the Pitkin County
Sheriff's Office, the School Superintendent, the Pitkin County Director of Public Works and
the Developer to review the construction season work program and address any concerns
raised during the previous construction season.
In addition to the above measures, Aspen Highlands Base Village will plan and implement the
following programs:
Fugitive -Dust Control Plan
• Dust control will be implemented from start to finish of each construction season until the
project is complete.
• Contractors will be required to assume all responsibility for dust control and shall carry out
proper and efficient measures wherever and whenever dust control is necessary, thereby
minimizing dust damage and nuisance to persons and property.
• Contractors will also be required to control dust at the work site by the use of an adequate
number of water trucks or an effective palliative using such dust -laying equipment and
methods as may be required.
To the greatest extent possible raw material deliveries to and from the site will be water
sprayed or covered with tarpaulins as necessary to additionally minimize dust and dirt from
construction operations.
I Illlll Illll Ifflll 16111 Ill{ IIII 11DI11 III Il'lfl � IIII
25 of 39 R 0.00 O 0.00 N 0.00 PITKIN COUNTY CO
Public Notification Plan
If it becomes necessary to reroute traffic on existing roadways due to construction related
activity, the responsible contractor will be required to notify the general public of the
detaur(s) at least twenty-four (24) hours in advance of the scheduled occurrence.
All contractors will be required to notify public and/or private utility companies at least forty-
eight (48) hours prior to commencement of any work in the vicinity of the utilities. No work
will commence until the utility company has located the utilities or written consent to proceed
has been issued. If utility service must be interrupted, contractors will be required to notify
the appropriate County authorities and the affected utility users at least twenty-four (24)
hours prior to interruption.
Notice will consist of the contractor's posting of prominent and easily read signs, distribution
of handbill notices, publication in a local newspaper or a public announcement on local radio,
or any combination of these as may be appropriate.
Noise Control for Construction Eauinment
• The contractor will be required to comply with all applicable noise control regulations,
including the Pitkin County Noise Abatement Ordinance.
• All construction equipment operations shall be scheduled to operate only during daylight
hours, i.e., 7:00 am. to 7:00 p.m., Monday through Saturday.
111111111111111111111111111111111111111 I 11111111111-1111
423271 10/19/19l0 0 oMP = UM ONVIS S2LVI
20 of W R 0.00 0 0.00 N 0.00 PITKIN COUNTY CO
During the peak season (s), Route # 1 will serve the Aspen Core.
Dial -a -ride vans will provide service on a fixed one-half hour
schedule generally following the route depicted nFigure
2. Three
at Mill
check points will be established in Aspen, potentially
Street/Hyman Avenue, Cooper Avenue/Spring Street and at Rubey Park.
The vans will pass these checkpoints on each circuit route so
ired to call for service.
provide one-half hour he dways at the checkpoints. Two vans will
The second destination, Route 1 2 is the Aspen-Pitkin County
Airport. This will be on demand service, similar to services
provided by other resorts .in the Aspen area. At the time guests
make reservations to stay at AHV, they will be advised that car
rental is not necessary because of the alternative transit services
available. Departures to the airport will be scheduled ahead of
time.
service Plan
Prior to initiation of service, AHV shall present a detailed
service plan to the RFTA for review. The plan shall include:
1. Estimate of demand;
2. Description
vehicles, spares, e hours of operations and headways cific services including the number of
;
3. An organizational chart indicating manager and personnel
to provide services; and
4. Service marketing plan.
AHV intends to offer dial -a -ride service seven days a week during
the winter and summer peak seasons. The Aspen core route will be
offered from 7 AM to midnight. Rider surveys will be utilized to
determine night service should run later in the evening.
Service to .the airport will be provided when the airport isd
operating. The service will be available to all guests
residents in AHv and the Moore PUD.
At the and of each of the first three years of operation AHV shall
submit an annual report to RPTA at the end of the winter season.
The report shall include:
1. Statistics regarding ridership for the previous year;
2. Instances involving standees and missed trips, or trips
requested but not provided; and
3, Statistics regarding accidents and roadside calls.
Based upon the review of the annual report, changes in the levels
service may be made.
111111111111 lilt tllill II11 IIII ins III (lull it Is
4=1 10/10/IM 03:53F SUS ION DAMS SILVI
28 of 30 R 0.00 0 0.00 N am PIT%IN CDUNPf c0
vehicles
The service will operate vans capable of carrying as, many as 12
passengers at one time with space for luggage and skis. Passengers
will be able to stand in the vehicles.
Eventually, three or four vans may be utilized when both
developments are fully occupied. Initially, the fleet will consist
of two vans and will be expanded as demand warrants. The vans will
be stored in the AHV parking area and will be maintained by local
mechanics in the Roaring Fork Valley. If necessary, another van(s)
will be rented if a van is out of service for repairs, and high
traffic is anticipated.
At least one of the vans in the fleet will be equipped with a wheel
chair lift for the handicapped.
cost
The cost for providing this service has been projected based on
vehicle utilization and industry hourly costs to operate vehicles.
During the .winter peak season, it is projected that passenger
productivity will vary between eight and 12 passengers per vehicle
per hour. Van costs are assumed to be $ 30. per van hour based on
the service being run. The cost to provide service is estimated to
be $ 295,000 per year.
Van
INN 11111111111110111111 III11111111III 1111111 Il IN
4Z3273 30/15/UU 071OF M 11" DBMS 52LY3
Zs of 30 R 9.00 D 0.00 14 0.00 PM114 CDDN(Y CO
Exhibit E
MAROON CREEK CORRIDOR
IMPROVEMENTS ESTIMATE
COST TOTAL
EXCAVATION
2,500
CY
$
6.00
$ 15,000.00
W4% ROADBASE
2,800
TON
9
19.00
9 53,200.00
HBP
2.200
TON
3
45.00
5 99,000.00
RETAINAGE
2,200
SF
$
25.00
$ 55,000.00
TRAFFIC CONTROL
1
LS
$25,000.00
5 25,000.00
SIGNAGEISTRIPING
1
LS
S
5,000.00
$ 5,000.00
SUBTOTAL
$252.200.00
CONTINGENCY
15%
$ 37,830.00
TOTAL PRELIMINARY ESTIMATE $ 290,030.00
• This is an estimate for bike path and entry laneage only and no costs resulting from sewer
improvements in Maroon Creek Road will be included in the costs. As proposed in the
Aspen Highlands Village Application, $650,000 is committed to corridor improvements. All
costs related to Maroon Creek Road Bike Path (Public Trail)/Entry Laneage shall be paid
out of the $650,000 no matter what the actual total ends up being. Any remaining funds
could be allocated toward other suggested Improvements in the corridor or toward overlay
improvements upon completion of the Aspen Highlands Village project.
111111111111111111111111111111111111111111111111IN
30 of 36 R 110.= D 0.00 N 0,elil PI11fIN COUNTY Cc
Exhibit E
MAROON CREEK CORRIDOR
IMPROVEMENTS ESTIMATE
DESCRIPTION
QUANTITY
UNIT
UNIT COST
TOTAL
E)(CAVATION
2,500
CY
S 6.00
3 15,000.00
3/47 ROADBASE
2,800
TON
S 19.00
$ 53,200.00
HBP
2.200
TON
$ 45.00
$ 99,000.00
RETAINAGE
2,200
SF
$ 25.00
$ 55,000.00
TRAFFIC CONTROL
1
LS
$ 25,000.00'
$ 25,000.00
SIGNAGE/STRIPING
1
LS
$ 5,000.00
S 5,000.00
SUBTOTAL
$252,200.00
CONTINGENCY
15%
$ 37,330.00
TOTAL PRELIMINARY ESTIMATE 9 290,030.00
This is an estimate for bike path and entry laneage only and no costs resulting from sewer
improvements in Maroon Creek Road will be included in the costs. As proposed in the
Aspen Highlands Village Application, $850,000 is committed to corridor improvements. All
costs related to Maroon Creek Road Bike Path (Public Trail)/Entry Laneage shall be paid
out of the $650,000 no matter what the actual total ends up being. Any remaining funds
could be allocated toward other suggested improvements in the corridor or toward overlay
improvements upon completion of the Aspen Highlands Village project.
I IN 1111111111 loll 111111111111111111111111 INN 1S
36 of 30 It 0.00 D 0.00 N 0,00 "WIN COUN" CC
ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
HINES HIGHLANDS LIMITED PARTNERSHIP
426 E. Main Street
Aspen. Colorado 81611
(970) 920-1801
Prepared by:
DAVIS HORN, INC.
PLANNM & REAL ESTATE CONSULTING
215 S. Monarch, Suite 104
Aspen Colorado 91611
(970)925.6587
ROBERT A.M. STERN ARCHITECTS
426 wait 20 Srnet
New York, NY
(212)967-5100
June 1998
i 11 I111111111111111111111111111111111111111111111111
1 f 02 R 251.09 0 0.0N 0.00PITKIN COWIT Lo
2d.
Ll Z5:70
ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDE
THIS ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT GUIDE is
made this IrIS day of Cacrn aa.R 1998, by the HINES HIGHLANDS
LIMITED PARTNERSHIP, it's successors and assigns ("Declarant").
RECITALS
WHEREAS, the Declarant is the owner of all the real property
in Pitkin County, Colorado, described in the Aspen Highlands
Village PUD Final Plat, recorded on , 1998 in Plat
Vi l
Book 4-7 at Page I ("Aspen Highlandsage P.U.D. Final
Plat").
WHEREAS, on J, 1997, the Pitkin County Board of County
Commissioners (hereinafter "the "Board" or "Pitkin County")
approved the Aspen Highlands Village Planned Unit Development
(hereinafter "AHV PUD") Detailed Submission (Site Specific
Development Plan) pursuant to the Pitkin County Land Use Code
(hereinafter "Code"). Section 3-7 of the Code establishes the
Planned Unit Development (hereinafter "PUD") procedure which allows
variance from the strict adherence to area and bulk requirements of
underlying zone districts within a PUD; and
WHEREAS, The County has fully considered and approved the
Detailed Submission, as evidenced by Pitkin County Resolution No.
97-1(12. granting Detailed Submission approval and rezoning
approval to the Aspen Highlands Village PUD and the County has
fully considered and approved the Final Plat as evidenced by Pitkin
County Resolution No. 98-_IJ_ (hereafter collectively, the
"Development Approvals").
NOW, THEREFORE, Declarant hereby submits the Property to this
Aspen Highlands Village Planned Unit Development Guide ("PUD
Guide") and declares that the Property shall at all times be owned,
used or occupied subject to the provisions of this PUD Guide, which
provisions shall constitute covenants running with the land, and
shall be binding upon and inure to the benefit of Pitkin county,
and the Declarant, and any person or legal entity acquiring any
interest in the Property.
FURTHER DEVELOPMENT
Future development of the Aspen Highlands Village PUD, except
as permitted herein, or which is otherwise inconsistent with the
Development Approvals is prohibited without approval of Pitkin
County.
111111111111111111IIIIIIIIII I1111111111III1111111111111
423274 10/10/1000 04:10P PUD DAMS SILVI
2 of 52 R 261.00 D 0.00 N 0.00 PI7RIN COUNTY 00
ENFORCEMENT
Each provision of this PUD Guide shall be specifically
enforceable by the Declarant, its successors and assigns, and
Pitkin County by a proceeding for any legal or equitable relief,
including prohibitive or mandatory injunction or action to recover
damages. In the event of any litigation between the parties
involving the interpretation and/or enforcement of this PUD Guide,
or any provision hereof, the prevailing party shall be entitled to
an award of its costs incurred therein as a part of the judgement
or stipulated settlement entered in such litigation.
AIIENDNENT
The covenants, conditions, and restrictions contained herein
may be amended, modified, or revoked by the agreement of the
Declarant, its successors and assigns, and Pitkin County. No
amendment or revocation shall be effective without the consent of
the Declarant and Pitkin County.
EEVERAHILITY
Invalidity or unenforceablility of any provision of this POD
Guide, in whole, shall not affect the validity or enforceability of
any other provision, or any valid and enforceable part of a
provision of this PUD Guide.
NOTICE
Any notice permitted or required under this PUD Guide shall be
in writing, and delivered either personally or by mail. If
delivery is made by mail, it shall be deemed to have been delivered
forty-eight (48) hours after a copy has been deposited in the
United State mail, postage prepaid, certified mail, and addressed
to the party at their last known address.
IN WITNESS WHEREOF, the Declarant has executed this PUD Guide
as the day and date first above written.
DECLARANT:
HINES HIGHLANDS LIMITED PARTNERSHIP,
aByD 1 w@ A arG ,�ltd /partner¢hips
K CepM.+l'on A r+c
Clayton Stone, JIU�
;u- fea lclerrF 17
iiiii�niiiiiiniii�inilull pAis SILV
3 of 132 R Z51-W D "So N a'" PITKIN CCUKTT Co
ACCEPTED BY:
BOARD OF COUNTY COMMISSIONERS OF
PITKIN COUNTY, COLORADO
By i
Dorothea Farris, Chairperson
STATE OF COLORADO )
as.
COUNTY OF PITKIN ) 2
The foregoing instrument was acknowledged before me this J
day of , 1998 by Clayton Stone, as
�fi'r Dres; cLexvt of HINES HIGHLANDS LIMITED PARTNERSHIP, a
Delaware limit�ership.
Witnes 6• and official seal.
My co IMU ires: 1,1/N199
' ��pUBl1C r
+n�.... 4
Notary is
MYCOeW8910N DPIIi6@
STATE OF CO 4W"
as.
COUNTY OF PITKIN )
foregoing instrument was acknowledged before me this
I�The day of 0c,+cbr,' , 1998, by Dorethea Farris as Chairperson
of the BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO.
,,�,,,✓9"tngss my hand and offic'a seal.
%�►},!�ssion expires: l oY 11
. 0�19 �d.. U1.:a.+a
Notary Public
-�"",
4.f:13�
AHV.REC Illkllllllllllll11111111111111111111111111111111till
423274 10/SISMI 04+1v PW ORVIS SILYI
4 If 52 R 261.00 O 6.90 N 0.M PITKIN COUNTY CO
TSSLa Or Co=ENTe
page
section
1
I.
purpose
II.
Pitkin County Land Use Code
2
2
III.
Land Use Plan
IV.
Definitions
2
V.
Area & Bulk Requirements
13
13
Floor Area
15
Height Limitations
16
Yard and Road Setbacks
16
Driveways
17
Minimum Lot Width
17
Minimum Lot Size
17
Road Retaining Walls
17
VI.
Lighting
17
Sources
18
Illumination Levels
18
Source Shielding
18
Source Heights
Illumination Techniques
18
and Fixture Types
18
Switching and Control
18
Prohibitions
Conformance, Enforcement and Penalty
ly
VII.
Aspen Highlands Village Residential Homesites
19
Design and Landscape Regulations Guidelines
Design Philosophy
19
VIII. Caretaker Dwelling Units
21
1111111111111111111111IN 11111111011111111111111 IN
423274 10/10/1058 04.10P POD DAVIS SILVI
0 of 52 R 201.00 D 0.00 N 2.00 PITKIN COUNTY CO
LIST OF TABLES
Table
Page
1 Aspen Highlands Village PUD Guide: Land Use Data 3
2 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area In Village Core
& Townhouse Neighborhoods By Building 13
3 Aspen Highlands Village PUD Guide: Total
Non -Exempt Floor Area By Use 14
AHV.FPT
1111111111111111111111111111111111111111111111111111 IIII
423274 10/10/1000 04:1eP PUD DNVIS SILVI
0 of 02 R ISLES D 8.00 N 0.00 PITKIN COUNTY CO
LIST OF DRAWINGS
AOO1 Title Sheet
AOOS Village Core Site Plan
L-200 Site Plan
L-201 East Townhouse and Affordable Grading Plan
L-202 Village Core Grading Plan
L-203 West Townhouse and Affordable Housing Grading Plan
L-204 Maroon Neighborhood Grading Plan
L-204A Maroon Neighborhood Building and Activity Envelope
L-205 Thunderbowl Neighborhood Block A Grading Plan
L-205A Thunderbowl Neighborhood Building and Activity Envelope
L-400 Plant List and Planting Details
L-401 Village Planting Plan Part I
L-402 Village Planting Plan Part II
L-403 Village Planting Plan Part III
L-404 Maroon Neighborhood Planting Plan
L-405 Thunderbowl Neighborhood Planting Plan
L-406 Weed Management Plan
L-206 Reconstructed Grade Plan
11111111111111111111111111111111111I1111111111 I N IN
7 of 02 R 201.01 0 0.00 N 0.00 PITKIN COUNTY CO
Appendix
September 19, 1997 Memorandum from Graham Wyatt, Architect to
Lance Clarke and Joanna Schaffner
111111111111111111111111111111111111111111111111111 IN
42227/ 10/10/I000 04. 10r RID DRVIS OILVI
0 of 02 R 201-M D 0.00 N 0.00 PITKIN COUNTY CO
ASPEN HIGHLANDS VILLAGE
PLANNED UNIT DEVELOPMENT GUIDO
1. Purpose
on October 29, 1997 the Pitkin county thatd of County Aspen Highlands nds Commissioners
(hereinafter the "Board") approved
Planned Unit Development (hereinafter "AHV PUD") Detailed
Submission (site Specific Development Plan) pursuant to the Pitk93,
in
County Land Use Code (thsecti nU3e7 oof the de in (Code establishesfect on June 1, 9the
hereinafter "Code").
Planned Unit Development (hereinafter "PUD") Procedure which allows
variance from the -strict adherence to the area and bulk
requirements of underlying zone districts within a PUD.
The County has requestedandlnes applicant has agreed to prepare Limited sthe
(hereinafter "applicant")
AHV Planned Unit Development Guide (hereinafter referred to as 'PUD
�viewed and adopted in tion with
Guide' or 'Guide")Dees of the Aspen Highlandto be ro s Village Planned Unit
the AHV. The pure PUD Guide") are to:
Development Guide (hereinafter ,AHV
A. Clearly identify area and bulk requirements approved
pursuant to Section 3-7 of the Code-
B. Clearly identify variations from Land Use Code standards
approved during the land use review process.
C. Facilitate the Pitkin county Zoning and Building
Department reviews by establishing approved variations
from typical review standards.
by
in one
D. Identify standards document separate from rc the leAspen Pitkin
Highlands county Village
Protective Covenants.
The Aspen Highlands Village Detailed submission Consolidated Plan
which was approved as part of Detailed Submission included a PUD
Guide. Minor modifications were made to the Guide during the Final
Plat approval process. In the event of discrepancies between the
Detailed Submission PUD Guide and the Final Plat PUD Guide, the
111111111111 HIS 111111 IN NO 11111111111111 IN IN
9 of 32 R 291.00 0 0.00 N 0.00 PITKIN COUNTY CO
Final Plat PUD Guide will control.
II. Pitkin County Land Use Code
Aspen Highlands Village PUD has been reviewed based upon the Pitkin
county Land Use Code in effect on June 1, 1993 ("the Code"). Zoning
and building permit reviews for all development in AHV PUD shall be
based upon the Code and Aspen Highlands Village PUD Guide unless
noted that the Code in effect on the date of Detailed Submission
approval (hereinafter referred to as the "New Code")alir the
Board of County Commissioners Resolution 9#-(_ provides
application of the Code in effect at the time of Site Specific
Development Plan approval to apply to the AHV PUD when the
provisions of the New Code are acceptable to the applicant and the
Bocc.
III. Land Use Plan
Drawing L-200 depicts an overall site plan for Aspen Highlands
Village. All lots and buildings are assigned either numerical or
alphabetical identifiers on the plan to facilitate review. The
village is divided into three neighborhoods: the Village Core,
Maroon Neighborhood and Thunderbowl Neighborhood. Table 1, Aspen
Highlands Village: Land Use Data describes proposed land uses in
tabular form.
IV. Definitions
The AHV PUD will be regulated by the general definitions in the
Code in effect on June 1, 1993 unless otherwise noted in the AHV
PUD Guide. in the event of conflict between these definitions, the
Code or the New Code, the definitions contained in this section
shall control.
Accessory Skier services (Ass) - Such facilities generally
associated with ski area operations including but not limited to
public and employee rest rooms, ski school ticket sales, guest
services, ski patrol, racing program, lift operations and
administration.
Accepted Grade - Grading plans to be implemented in only Blocks A
and G (the Maroon Creek and Thunderbowl Neighborhoods). Refer to
Drawings L-204 and L-205 (Maroon Creek and Thunderbowl Grading
Plans). The maximum height allowed for the single family dwelling
units in Blocks A and G shall be measured from Accepted Grade or
Finished Grade which ever is more restrictive (see definition of
Finished Grade)
1111111111111111111111111111111111111111111111111111111
10 of 52 R 251.09 O 9.00 N 0.ee PITKIN COURY CO
TABLE 1
ABPSN NIGELANDs VILLAGE POD G0IDE'
LAND USE DATA
Residential & Tourist Accommodation Land Uses
r
Type of Units
-----
Free Market*
Thunderbowl (Block A) 5 Bdr. SF
12
Bdr. SF
Maroon
32
Towwnhousel(BlocksoC &BE)c4 Bdr4
63
subtotal
Affordable Rousing
38
Dorms**
Category 4 four Bdr. Sale units
yy
Category 4 three Bdr. Sale units
three Bdr. attached Sale units
1
28
Category 3
Category 1 one Bdr. Sale units
8
a
Category 1 two Bdr. sale units
2
Category 3 one Bdr. rental units
5
Category 3 two Bdr. rental units
112
subtotal
Caretaker Dwelling Units***
10
Tourist Accommodation Units****
73
commercial Land Uses
Non -Exempt square Peet*****
use------------------
Restaurant 14,125
Retail 21,600
Accessory Skier Services****** 12,000
Condominium & Meeting Rooms 4,800
Ski Area Storage 2,200
subtotal 54,725
-------------------------------------------------------------------
* Twenty free-market single family dwelling units in the Maroon
will be developed
pursuant to the acquisition of Tr )
ansferableDevelopment Rights
(TDR-s).
** The dorm units will be occupied by Music Associates of Aspen
(MAA) students and employees in the summer with priority given
to Hines, Aspen Highlands Village or Aspen Skiing Company
111111111111111111111111111111111111111111111111111111
11 of 52 R 251.00 0 0.a N 0.00 PITKIN COUNTY CO
employees at other times or in the summer if the dorms are not
filled by NAA students or employees.
*** Caretaker Dwelling Units are defined in the definition section
of the PUD Guide. The procedure for obtaining a caretaker
dwelling unit is explained in Section VIII of the Guide.
**** Tourist Accommodation Units are defined in the definition
section of the PUD Guide.
***** All figures represent Net Leasable Area (NLA) as defined in
the definition section of the PUD Guide.
****** The USFS may use a portion of the Accessory Skier services
space as a visitors center.
Source: Davis Horn Incorporated, April, 1990
1 IIIIII IIIII IIIIII IIIIII IIII IIIII IIIIII III IINII III IIII
AHV.FPT 421274 10/10/INS 04:16P KID DMIS SILVI
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Activity Envelope — Designated areas on the Aspen Highlands village
VUD Final plat which may encompass Building Envelopes as defined
herein. Driveways, grading, landscaping and retaining walls are
allowed activities and uses in the Activity Envelope provided that
retaining walls located outside the Building Envelope, but within
the Activity Envelope, shall not exceed six (6) feet in height.
Lots 9 and 10, Block A are an exception; twelve (12) foot retaining
walls may be developed on these Lots within the Activity Envelope.
stepped -back or terraced wall structures with ample planting
pockets are to beused, in other areas where grade changes exceed
six feet. Decorative walls not used for retainage are prohibited
outside Building Envelopes. Berms located outside the Building
Envelope, but within the Activity Envelope, will not exceed a 2:1
slope or three feet in height. The combination of a berm with a
wall or fence on top of it may not exceed total of six feet in
height.
Aspen Highlands village PUD - The ARV PUD is a site specific
development plan approved pursuant to Board Resolution 97*1-.
Building Envelope — Building Envelope specifies the boundaries
within which buildings, pools and sheds may be located on a
particular property, as designated on the AHV PUD Final Plat.
Driveways, grading, landscaping and retaining walls may also take
place within the Building Envelope.
Caretaker Dwelling unit - Caretaker dwelling units located in
Aspen Highlands village shall comply with the following standards
a. Attached caretaker units may be located in Blocks A or G.
Caretaker units located in Block A shall not exceed seven
hundred (700) square feet of floor area, and caretaker units
located in Block G shall be limited to four hundred (400)
square feet of floor area. Detached caretaker dwelling units
are prohibited.
b. The total floor area of the principal and caretaker unit shall
not exceed the allowable floor area as stipulated in the Aspen
Highlands Village PUD Guide floor area section.
c. There shall be provided one (1) off-street parking space for
the caretaker unit.
d. The applicant shall by deed restriction or other permanent
commitment running with the land, guarantee that the caretaker
not be
or sold; nottbe be occupied by ownerired to be or spouse; be olim tedZto
occupancy by not more than two (2) adults, and related
1 IIIIII IIIII IIIIII IIIIII IIII 11111 IIlill III HIM III IIII
423274 16/10/1998 04:16P PW ORVIS SILVI
13 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
children, who qualify as (and have been found by the Housing
Authority to be) employees of the community under such
guidelines as established from time to time by said Authority;
be rented for terms not less than six (6) months if rented.
The Caretaker Dwelling Unit may be occupied by members of the
immediate family even though they may not qualify as employees
of the community. "Immediate Family" shall mean a person
related by blood or marriage who is a first cousin (or closer
relative) and his or her children.
e. The Caretaker Dwelling Unit restriction may be removed by the
property owner, subject to the requirement that the dwelling is
removed or modified, and verified by the Planning Director. If
modified, the remaining improvements must no longer be capable
of occupancy as a dwelling unit and must meet otherwise
applicable code requirements.
commercial Space — Commercial Space may include, but is not limited
to, the following uses for which the applicant has obtained either
a commercial Growth Management Quota System (GMQS) allotment or
exemption. I .
a. Personal Service Outlets such as food stores, drug stores, post
office sub -stations, self-service laundries, dry cleaning
outlets, barber and beauty shops, and liquor stores.
b. Places for retailing of goods.
c. Professional offices.
d. Restaurants and bars.
e. Sporting goods rental and sales stores.
f. Meeting rooms.
The following uses are permitted in the AR-1 zone district, but are
not deemed commercial land uses and do not require GMQS allotments
or exemptions.
a. Facilities accessory to residential and short-term
accommodations including, but not limited to, lobbies and guest
service areas except for uses a-f listed in the previous
listing of uses.
b. Recreational or athletic facilities including,but not limited
to:
1. Health spas, exercise rooms, steam rooms, saunas, massage
rooms, showers;
6
1 Illill I1111 IIII11 IIIIII IIII 11111111111 III IIIIII III IN
423274 10/10/10K WISP PUD DRVIS SILVI
14 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
2. Swimming pools;
3. Training/work out facilities; and
4. Other recreational/activity facilities.
c. Locker rooms.
d. Resort Service areas not accessible to the general public
including:
1. Locker areas for the Aspen Highlands Ski Area including but
not limited to ski area administration, ski patrol, lift
operations, race crews and ski school.
2. Supervisors offices.
3. Property management functions including but not limited to
property management operations space, transit maintenance
and building maintenance, food and beverage storage,
ash
recycling centers, underground access corridors,
areas, linen storage rooms, maid service areas, laundries;
quest storage; storage for condominium unit owners; ski,
snowboard and athletic equipment lockers; loading and
unloading docks, service elevators, trash storage,
maintenace area
and
elevators d
rculation
areas forforegoing,
the storage; and snowmobile o andcorridors
storage.
4. Employee recreation rooms;
5. Rest rooms for sick or injured skiers, visitors and
employees.
e. Snowmaking facilities.
f. Fire and security operations.
Dormitories - Affordable housing units with shared kitchens and
bathrooms.
Earthtone - A color the same as or closely related ite colors
vicwhich
currently exist in proximity to the AHV s
specifically, the color of vegetation, tree bark, earth, rocks and
meadow foliage.
Finished Orade - Those grades generally established on the grading
plan for Aspen Highlands Village with the exception of the Blocks
A and G (Thunderbowl and Maroon Creek Neighborhoods). Blocks A and
7
IIIIIII 11111111111111111111111111111111111111111111 UD DAVIS In
15 of 52 N 261.00 0 0.00 N 0.00 PITKIN COUNTY CO
G shall be graded in general compliance with the Accepted Grading
Plans as depicted by Drawings L-204 and L-205 (Thunderbowl and
Maroon Creek Neighborhoods Grading Plans). Refer to the definition
of Accepted Grade. Lots in Blocks A and G may be further graded
consistent with development activities allowed within Activity and
Building Envelopes. Finished Grade for Blocks A and G will be the
grade established in conjunction with the construction of a single
family dwelling unit or other structure.
Finished Grade for all other Blocks in Aspen Highlands Village and
the lower portion of the Aspen Highlands Ski Area is generally
depicted by the following grading plans.
wing
L12 1, East ToTownhouses Affordable
wnhouse andAffordableHo sing Grading Plan.
Block D - (Village Core and lower portion of Aspen Highlands
Ski Area) - Drawings L-200 and L-202, Site Plan and Village
Core Grading Plan)
Aspen Highlands Ski rlower
spe
Highlands Ski Area wi lbe graded sdepict d by Drawing LA200n
Site Plan.
Blocks E and F. (West Townhouses and Affordable Housing) -
Drawing L-203, West Townhouse and Affordable Housing Grading
Plan.
Gross Leasable Area — Commercial Space is that area measured from
the inside of finished walls. _
Floor Area for R-15, A-30, i AH Zones — The sum of the gross
horizontal surfaces of each floor of a building or structure. In
calculating Floor Area, the following applies;
General. Floor Area measured for the purposes of determining
allowable Floor Area shall include all area measured from the
outside face of framing or other primary wall members or from
the center line of walls separating adjoining units of a
building or portion thereof. Veneer facades up to eight inches
in thickness shall be excluded from the calculation of Floor
Area; that portion of a facade which exceeds eight inches shall
be included. Fireplaces, elevators, stairs and similar
features are included in the Floor Area on each floor.
b. Roof oyerhancs and decks. The Floor Area of a building, or
portion thereof, not provided with surrounding exterior walls
shall include the area under the horizontal projection of roofs
or floors, when the roof or floor exceeds five (5) feet. These
architectural projections are exempt for five (5) feet of the
perimeter of each story of the structure. Architectural
projections may project up to ten (10) feet and still be
1111111 IIIII 111111 MIN IN IIIII 111111 III II1111 III IN
423274 10/15/1006 06t15P PUD DAMS SILVI
19 of 52 R 261.00 D 0.00 N 0.00 PITKIN COUNTY CO
exempt, so long as the total perimeter space for a floor is
lens than or equal Lo the total area ollvwod Par bho EL—. (s)
foot exemption. This exemption cannot be used to transfer
space between floors.
c. u ks balconies stairways and similar features. structures
that exceed thirty (30) inches above Accepted or Finished
Grade, and that are not covered by a roof or architectural
projection from a building, are exempt from Floor Area for up
to fifteen percent (15%) of the maximum Floor Area allowed.
Any areas in excess of fifteen percent (15%) of allowed area
shall be counted toward Floor Area.
d,-
duplex residences. spaces below Accepted Grade, up to a
maximum of twenty (20) feet in depth and which include no more
than a single story, are exempt from Floor Area calculation up
to a maximum of 4,000 square feet of Floor Area. Floor Area
below Accepted Grade which exceeds the 4,000 square foot
exemption provided herein or is more than twenty (20) feet in
depth shall count toward the calculation of allowable Floor
Area. If any part of the below grade space is exposed above
Accepted Grade (such as walk -out basements, walls or courts)
the entire below grade area shall be included in the Floor Area
calculation; except that window wells and egress areas as
required by the Uniform Building Code may be provided without
affecting this exemption. The foundation wall or footing may
be exposed to the minimum degree required to comply with the
Uniform Building Code pertaining to foundation design without
affecting this exemption. Up to ten (10) percent of any
particular below grade wall surface may extend above Accepted
Grade and still be exempt from the calculation of Floor Area so
long as the Finished Grade covers the surface that would
otherwise be exposed. Garages up to seven hundred fifty (750)
square feet may be incorporated into below grade space and
shall not affect this exemption so long as the only sections of
building so exposed are directly related to the garage
structure.
s. Garages and carports. Garage and carport Floor Area shall be
exempted up to a maximum of seven hundred fifty (750) square
feet. On a lot which contains a duplex, garage and carport
Floor Area shall be exempted up to a maximum of five hundred
(500) square feet per side. All garage or carport space in
excess of the exempted areas shall be included as part of the
residential Floor Area calculation. When a single family or
duplex dwelling exceeds the allowed Floor Area, the exempt
garage space shall be reduced by subtracting the excess Floor
Area from the exempt garage space.
f. Crawl space. .Crawl spaces shall be exempt from the calculation
of Floor Area, even if exposed above Accepted Grade, so long as
42327 IIIII 1'II'I 04,16p II� I'I��I=III !IIIII'Il II��
17 of m2 It251.0E 0 @.Ee 4 e.es PITKIN COUNTY CO
the height of the crawl space does not exceed five feet six
inches (5'6").
g. Attic space. That portion of attic space where the distance
between the floor and ceiling exceeds five feet six inches
(51611) in height shall count as Floor Area.
Floor Area for Multi -family, Townhouse, Non-residential and Mixed
Use Buildings in the AB-1 SOne
a. General. Floor Area, measured for the purposes of determining
allowable Floor Area, shall include all area of each above
grade portion of each floor, measured from the line of the
outsidesurfaceof a buildings exterior, primary, wall framing
members, (exterior wall studs) except for the following areas
which shall be exempted:
Balconies. Floor Area shall not include balconies, unless
the combined area of all of a building's balconies is
greater than fifteen percent of the Floor Area of the
building. If the combined area of balconies exceeds
fifteen percent (15%) of the Floor Area of the building
(excluding the area of balconies) then only that portion in
excess of fifteen percent (15%) of allowed Floor Area shall
be included within the Floor Area. A balcony shall be
defined as an accessible and occupiable outdoor structure,
appurtenant to a building and far enough above grade that
it is required by the applicable Building Code to be
protected at its perimeter by a guard rail.
2, yQ,g ias Loading DOCxs xa cv raraiva vo.==== _•••• •---
Cochieres. Floor Area shall not include loggias, loading
docks, ramps to parking garages, port cochieres, or other
unheated, open areas which are adjacent to or below
portions of the building.
3. vertical Penetrations. All major, Vertical Penetrations
shall be counted only at their lowest level. Major
vertical penetrations consist of stairs, atria, light
wells, multiple -height rooms, elevator shafts, escalator
wells, flues, vertical ducts and the like, and their
enclosing walls. Structural columns, openings for vertical
electric cables or telephone distribution, and openings for
plumbing lines are not considered to be major vertical
penetrations.
4. Crawl Spaces and Roof Spaces. Crawl spaces and roof spaces
shall not be included in Floor Area if they are unoccupied,
unfinished and unaccessible except by a hatch or access
panel of not more than tan (10) square feet
5. Townhouse Garages Carports and Related. Storage Area.
I11111111111111111111111111111111
10
IIIIII IIIII IN[ IIIIII IIII IIIII IIIIII III IIIIII III IN
423274 10/15/1500 04.16P PIA DAVIS SILVI
28 of 52 R 251.00 0 0.00 N 0.00 PITKIN COUNTY CO
Garage and carport Floor Area shall be exempted up to a
maximum of seven hundred fifty (750) square feet per unit.
All garage or carport space in excess of the exempted area
shall be included as part of the residential Floor Area
calculation. When a dwelling exceeds the allowed Floor
Area, the exempt garage space shall be reduced by
subtracting the excess Floor Area from the exempt garage
space.
6. Subgrade SD3Ce. Subgrads space is that percentage of the
area of a floor which is equal to the percentage of the
length of the building's perimeter wall at which the
adjacent, finished floor is at least six feet (6'-011).below
adjacent, Finished Grade and b) the adjacent, finished
ceiling is not more that six feet (6'-D") above adjacent,
Finished Grade. Subgrade space shall not be included in the
calculation of total Floor Area allowed.
7. Perimeter Wall. The perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
area way, ramp to a parking area or required exterior
egress stair well which is adjacent on both sides to
subgrade perimeter wall.
Half the length of a perimeter wall shall be counted as
subgrade building perimeter when it fronts on a light well,
c area way, ramp to a parking area or required exterior
egress stair well which is adjacent on one side to subgrade
EM
own perimeter wall and on the other side to ,above grade
perimeter wall.
ME.
�w z b. Distribution of Floor Area by use category,
ee�n f
1. Multiple Use Categories on a Floor. For the purposes of
distributing Floor Area among use categories when more than
one use category occurs on the same floor, the area of any
at common area shall be prorated among the uses which front on
=` = it and are accessible from it in proportion to the
percentage of each use on the common area. Use categories
••e which front on the common area but are not accessible from
it and exterior building walls which front on the common
area shall not be included in the distribution of prorated
common area.
2. Distribution of Subgrade Space among Use Categories. For
purpose of distributing subgrade Floor Area amonguse
categories when more than one use category occurs on the
��..e same floor, the area of the floor which is determined to be
WE N subgrade shall be prorated among the use categories on the
floor in proportion to the percentage of the subgrade
perimeter wall which fronts on each of the. uses.
Full Time Equivalent Employees (FTE) - A person or persons working
2,060 hours per year.
Landscape Zones - Those areas depicted on Aspen Highlands Village
11
planting plans depicted by Drawings L-401 (Village Planting Part
I), L-402 (Village Planting Part II), L-403 Village Planting Part
III), L-404 (Maroon Crock Raighhorhood Planting) and L-405
(Thunderbowl Neighborhood Planting). All planting shall comply
with the planting plans and the Master Plant List/Planting Details
listed in Drawing L-400 (Master Plant List/Planting Details).
Maroon Creek Neighborhood - The area designated as Block G on the
ARV PUD Final Plat.
Net Leasable Area — Those areas within buildings designed to be
used and occupied for commercial or office purposes, exclusive of
any area dedicated to bathrooms, stairways, circulation corridors,
mechanical areas and storage and areas used solely by tenants on
the site. Net Leasable Area (NLh) is Bo % (percent) of Gross
Retail/Commercial Area and 65 % (percent) of Gross Restaurant Area.
New Code - The Pitkin County Land Use Code adopted on April 26,
1994 as amended.
old Code - The Pitkin County Land Use Code in effect on June 1,
1993.
Reconstructed Grade - Reconstructed Grade is depicted by Drawing L-
206, Reconstructed Grade Plan. Reconstructed Grade is utilized to
measure the height of all buildings in Block B (Thunderbowl
affordable housing units), Block C (East Townhouses), Block D
(Village Core), Block E (West Townhouses) and Block F (Maroon Creek
affordable housing units with the exception of G 6 F).
Thunderbowl Neighborhood - The area defined as Block A on the ARV
PUD Final Plat.
Tourist Accommodation Units and Facilities - The tourist
accommodation units are to be used or are intended to be used as
lodging facilities for visitors to the community for compensation,
with or without meals and with common facilities and services.
$ Common facilities shall include front desk, lobby, lounge, game
SIMIN rooms and storage. Common facilities and areas shall be
consistently well maintained. Common services shall include
customary on -site management including unit rentals, cleaning,
concierge and local transportation.
=N w
An owner shall not occupy his/her unit for their own personal use
_" a for greater than 21 consecutive days during the high season. For
Oil $ purposes of this definition "high season" shall be defined as from
=Q m December 20 through March 18 and June 26 through August 20.
z
=aa Townhou9• Neighborhoods (East and West) - The areas defined as
Blocks C and E on the ARV PUD Final Plat. Prior to the submission
use of the Final Plat, Blocks C and E were included in the Village
Core.
�� Village Cora - The area defined as Block D on the ANV PUD Final
0!111 Plat. Prior to Final Plat submission, the Village Core encompassed
=o Blocks C and E (the East and West Townhouse neighborhoods).
sas,�
12
�R
_r�
V. Area i Bulk Requirements
The area and bulk requirements described in this section shall
apply to AHV PUD.
Floor Area
a, I71aae Cora - Total non-exempt Floor Area in the village core
"Floor Area nnot be
is limited by Tables 2 and ba minor redistribution been
exceeded, however theTotal
re rosy
categories in Table 2 and buildings in Table 3.
b. Townhouses - The free market townhouses are limited to 3,500
square feet of Floor Area per unit as defined under the
definition of Floor Area.
c, single *+ 11v Dwelling Units - Block A (Thunderbowl) Free -
Market Lots 1, 2, 3, 4, 5, 6, S, 9, 10, 11 and 12 may be
developed with single-family dwelling units containing up to
5,500 s.f. of Floor Area. All other free market residential
lots in AHV are limited to 5,000 s.f. of Floor Area, but may
increase Floor Area to 5, 500 s.f. per lot upon acquisition of
a Transferable Development Right (TDR).
TABLE 2
ASPEN HIGHLANDS VILLAGE POD GUIDE:
TOTAL NON-ExEKPT FLOOR AREA
IN VILLAGE CORE i TONNHOUBE NEIGHEORHOODS BY BUILDING
Non -Exempt Floor Area
Building Square Fast
56,000
Townhouse East* 79,250
2 19,250 -
3 45,320
4 33,830
5 1,950
6 18,960
7 99,160
S** 56,000
Townhouses West* 403,420***
Total
r� There are 32 free market townhouse residential units. Floor
Area for the townhouses is defined in the definition section.
•* Building # 9 identified in the General Submission Plan has
been combined with building # S.
+rr There may be minor redistribution of Floor Area between
buildings, however the total non-exempt Floor Area will not
exceed 403,420 sq.ft.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
111111111111111111111111111111111111111111111111111IN
21 rt E2 R Z91.Se 0 0.00 N 6.06 PIKIN COHNTY CO
TAELE 3
ASPEN HIGHLANDS VILLAGE PDD dOIDE1
TOTAL NON-EIHNPT FLOOR AREA BY USE
Non-Exampt Floor Area
Use Square Feet*
Village core & Townhouse Neighborhoods
(Blocks C,D & E)
Skier Services
12,000
Affordable Housing -
68,490
Commercial**
48,730
Townhouses - Residential
112,000
Condominium & Meeting Rooms
4,800
Ski Area Storage
2,200
Tourist Accommodations
155,200
sub -total
403,420
Maroon Croak Neighborhood
(Blocks F & d)
Free -Market
.104,500
Affordable Housing,
13,570
Sub -total
118,070
T-bowl Neighborhood
(Blocks B & A)
Free-market
66,000
Affordable Housing
24,750
Sub -total
90,750
Total 612,240
* Total non-exempt Floor Area will not be exceeded, however
there may be a minor redistribution between categories.
** This table reflects total commercial Floor Area. Net Leasable
Area as defined will be 21,600 s.f. of retail space and 14,125
s.f. of restaurant space.
Source: Davis Horn Incorporated and Robert A.M. Stern Architects;
January, 1998
111111111111111111111111 IN 11111111111111111111111 IN
423274 10/10/1000 WISP PUD DAVIS SILVI
22 of 52 R 201.00 D 6.00 N 0.00 PITKIN COUNTY CO
Commercial space
Commercial Space is limited by the maximum sizes established in
Table 4.
TABLE 4
ASPEN HIGHLANDS VILLAGE PDD GUIDE:
CONMERCIAL SPACE
space by Type Non-Ezempt square Pasta
Restaurant 14,125
Retail 21,600
Accessory Skier Services 12,000
Condominium Rooms & Meeting Rooms 4,800
Meeting Rooms 2,200
Ski Area Storage
Total 54,725
* All figures represent Net Leasable Area (NLA). Net Leasable
Area means those areas within buildings which are designed to
be used and occupied for commercial or office purposes,
exclusive of any area dedicated to bathrooms, stairways,
circulation corridors, mechanical areas and storage and areas
used solely by tenants on the site. Net Leasable Area (NLA) is
80 % (percent) of Gross Retail/Commercial Area and 65 $
(percent) of Gross Restaurant Area.
As per Table 9 of the Aspen Highlands General Submission:
Consolidation of Documents and Materials, NLA is .80 of Gross
Retail/Commercial Space and .65 of Gross Restaurant Space.
There is a total of 48,730 square feet of Gross Restaurant and
Retail/Commercial Space.
Source: Davie Horn Incorporated and Robert A.M. Stern Architects,
Mee January, 1998
�i
MOM. U
N w Height Limitations
rL
The height of all buildings in the Block B (Thunderbowl affordable
o housing units), Block C (East Townhouses), Block D (Village Core),
� i = Block E (West Townhouses), and Block F (Maroon Creek affordable
�Mo housing units with the exceptions of Lots G & F) are measured from
Drawing L-206, Reconstructed Grade Plan.
weea o The height the free-market single family units in Block A
=m 8 (Thunderbowl Neighborhood) and Block G (Maroon Creek Neighborhood)
�.+� and Block G, Lots G and F (Maroon Creek affordable units) will be
awn measured from Drawings L-204 and L-205 (Maroon Creek Neighborhood
_a
r Grading Plan and Thunderbowl Grading Plans also known as "Accepted
i—�!N Grade" as defined herein) or Finished Grade which ever is more
o r..
t� o
MOMR 15
a
restrictive.
A. Sinale F'am]ISL ❑wall,ne ITnitc. All single family units are
limited to a maximum height of 28 feet from Accepted Grade or
Finished Grade according to height measurement, methodology in
the Pitkin County Land Use Code.
b, Ski Lift Towers. All ski lift towers are limited to a maximum
height of 90 feet.
c, village Core (Block D). The maximum heights of buildings in the
Village Core are established in Appendix 1 as approved by the
Board of County Commissioners at Detailed Submission per
Resolution 97-
d. Townhouses (Blocks C & El. The maximum heights of the buildings
in Blocks C & E are twenty-eight (28) feet.
Yard and Road Setbacks
All yard and road setbacks are established by the activity and
building envelopes depicted on the Aspen Highlands Village PUD
Final Plat.
a. Village Core- Block D
1. Buildings 2 - 8 and structures associated with pedestrian
-
areas and the buildings will be located within the Village
Core Building Envelope as depicted on the Aspen Highlands
Village POD Final Plat.
2. East and West Townhouses Blocks C & E - The townhouses and
all structures associated with the townhouses will be
located within the Townhouse Building Envelopes as depicted
on Aspen Highlands Village Final Plat. Driveway, sidewalks
landscaping and retaining walls may be located between the
Building Envelope and the adjoining roads.
3. Parking Garage - Setbacks for the parking garage shall be
established by the footprint of the garage as depicted on
Aspen Highlands Village Consolidated Plan Drawing A005,
�„ 8 Village Core Site Plan. Minor footprint variation is
�� z permitted provided the parking garage remains within the,
iMENa . Drawing A005 (Village Core Site Plan) established the
=„ „ Building Envelope as depicted on the Plat.
=9 6
� g b. Thunderbowl Neichborhood and Maroon Creek Neighborhoods Blocks
�Qo A & G. Aspen Highlands Village PUD Final Flat establishes
z Activity and Building Envelopes for all the free market and
6=a affordable housing units in the Thunderbowl and Maroon Creek
Neighborhoods. Setbacks are established by the envelopes.
Sao
=e� Driveways
Driveways and driveway retaining walls for the sole purpose of
sss,..
=o 16
OW-5
�f N
driveway construction are permitted within Activity Envelopes
between the lot access point and the designated Building Envelopes
and within Building Envelopes. Driveway retaining wells Envelo es lam
so
be constructed outside the Activity and Building P
depicted on Drawings L-200 (Site Plan), L-204 (Maroon Creek
Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan).
In limited instances, Hines Highlands Limited Partnership may
construct a driveway retaining wall outside of Activity Envelopes
which is not depicted on Drawings L-200 (Site Plan), L-204 (Maroon
Creek Neighborhood Grading Plan and L-205 (Thunderbowl Neighborhood
Grading Plan) when the Pitkin County Engineer determines that the
construction of a retaining wall reduces site impacts.
Minimum Lot Width
Minimum lot width is established as depicted on the Aspen Highlands
Village PUD Final Plat.
Minimum Lot Size
Minimum lot size is established by lot on the Aspen Highlands
Village POD Final Plat.
Road Retaining Walls
In limited instances, Hines Highlands Limited Partnership may
construct a road retaining wall not depicted on Drawings L-200
(Site Plan), L-204 (Maroon Creek Neighborhood Grading Plan and L-
205 (Thunderbowl Neighborhood Grading Plan) when the Pitkin County
Engineer determines that the construction of a retaining wall
reduces site impacts.
vi. Lighting _
The following lighting standards shall be incorporated in the PUD
Guide. The lighting standards are listed under the following
subheadings:
a. Sources;
b. Illumination Levels;
c. Source Shielding;
d. Source Heights;
e. Illumination Techniques;
f. Switching & Control;
g. Prohibitions; and
h. Conformance, Enforcement and Penalty
a. Sources. The following general lighting source types are
acceptable providing they conform with defined parameters in
regard to lamp color, color rendering ability, and efficacy
(energy efficiency).
17
111111111111111111IN
423274 16/15/150e 04.16P PUD DBMS SILVI
25 of 52 R 261.00 0 0.00 N a.00 PITKIN COUNTY CO
Incandescent, including quartz (tungsten -halogen)
Fluorescent
HID
QL (induction lighting)
Illumin with the
following standards illumination
st ndards a tablishedinithelPi kin Couns shall ty Land Use
Code.
1. Public Parking Lots - from Ofc to .5fc
2. Pedestrian walkways and Driveways - from .lfC to .5fc
3. vehicular Intersections - from .5fc to lfc
4. High Activity Pedestrian Areas - from .5fc to lfc
5. Security Areas - from ifc to 2fc
c. Source Shielding. All sources shall be fully shielded, i.e.,
no light shall be emitted above 80degrees from nadir (straight
down). While this is a general guideline, the location,
context and source will be part of the evaluation to insure
that the lighting solution is in the spirit of these
regulations.
d. Source Heights. The mounted heights of fixtures located in
Block D shall be limited to twenty feet (201) above finished
grade. The mounted heights of fixtures in all other blocks
shall be limited to ten (101) feet above finished grade.
1. Exterior lighting - house numbers shall be illuminated by
fully shielded source. Landscaping shall be maintained so
house number is visible from road.
2. Security Lighting - shall come from a fully shielded device
providing no more than lfc and mounted no more than ten
feet above the ground.
f. Switching and Control.
1. Security lighting shall be controlled by a motion detector
that limits its duration to five minutes. A panic switch
shall be provided for which will turn the lights on for the
five minute interval. A permanent override shall be
prohibited.
g. Prohibitions.
1. No low pressure or standard high
mercury vapor lamps.
2. No exterior neon, cold cathode,
or the like.
3. No rear illuminated signs.
4. No lasers or special effects
otherwise). Suitable standards
be determined.
pressure sodium lamps. No
linear fiber optic sources
lighting (decorative or
for holiday lighting will
is
IIIIII IN 1111111111111111111111 IN
423274 10/10/1696 04.16P PUO DAMS SILVI
26 st 32 R 261.00 D 0.00 N 0.00 ►ITKIN COUNTY CO
5. No.uplighting.
6. No sports or recreational lighting. -
7. No driveway lighting in the residential areas.
0. No roadway lighting except for safety purposes.
9. No landscape lighting.
�QDfarmance Enforcement and Penaltv. These standards shall
be provided to all residential owners. Lighting systems shall
be reviewed on a periodic basis to assure continuing
compliance. Fines and penalties shall,be formulated for those
in non-compliance.
VII.
ARegulations Gdential Honesites Design and
Landscape
The Aspen Highlands Residential Homesites Design
Guidelines/Regulations direct and control site work and
architectural development within the two residential neighborhoods
t of
(Blocks A and G, Maroon Creek and Thunderbowl) proposed
as Aspen Highlands. Many features of these guidelines relate directly
to Pitkin County Building and Zoning regulations but the guidelines
are intended to go far beyond these governmental regulations with
ing and
aintaini
appropriate and
thespecificarch architecgoal of tural and hlands apem characterg forunitheu Aspen
Highlands Village.
Design Philosophy
The design of the Aspen Highlands Village development as a whole,
and by extension these guidelines, seeks to createole a uniquely
American alpine village close to the City of Aspen,
Aspen Highlands Village is conceived of first and foremost as a ski
area village. Aspen Highlands Village favors concentrated density
over sprawl, pedestrians and mass transit over private automobiles,
diversity of uses and social groups over the enforced isolation of
zoned suburbia. The design of the Village Core (Block D) and its
two adjacent neighborhoods relates closely to the best known
European ski villages such as Zermatt, Chamonix and Eitzbuhl -
traditional, alpine villages which existed long before the arrival
of either skis or automobiles. In other respects, however,
Aspn
Highlands Village is uniquely American, utilizingarchitectural
themes from the Hudson River School, the buildings of the
Adirondack Great Camps, the railroad wilderness hotels of Mary
Elizabeth Colter and Gilbert Stanley Underwood and in National Park
Service structures from Mounts Hood and Ranier to Yellowstone,
Yosemite and Zion. The design of the Aspen Highlands Village and
the design guidelines draw from these sources.
Specific architectural manifestations of this design philosophy
will include the following:
Asymmetrical and additive building massing will be favored over
II ` 19 ` I
I IIIIII4
II0/1
IIIII IIII'! II'I II'll III'IIIIII lil'll' II II'I
27 of 32 R 26"N D 0.09 N a.as PIum COUNTY CO
symmetrical and unified massing;
Buildings will be favored which fit into as opposed to sit on
the landscape - the line between building and site should be
blurred so that the building appears to grow out of its site;
Pitched roofs will be favored over flat roofs, and flat roofs
will not be permitted above a certain percentage of the total
roof area;
The palette of materials, colors and textures used in the
construction of the exterior of a building must be 'local' in
nature, picking up on and reinforcing the palette of materials,
colors and textures found on and around the site; and
The design and detailing of a building should, either literally
or through abstract references, establish a dialogue with the
American Rustic design tradition referred to elsewhere in this
document.
Reflective metal roofs or any other material that tends to
reflect light will be prohibited. The roofmaterialswill be
restricted to blended Earthtone colors.
Specific landscape and site design manifestations of this design
philosophy will include the following:
Site gradingr. landscaping and site elements such as driveways
and retaining walls should be designed so as to blend with the
surrounding landform;
Wherever possible natural landforms such as graded slopes will
be preferred over manmade forms such as walls;
Landscaping must conform with Drawing L-401.
Existing vegetation should be retained wherever possible (this
is primarily relevant for the maroon Creek Neighborhood); and
The palette of materials, colors and textures used in the site
should be 'local' in nature, picking up on and reinforcing the
palette of materials, colors and textures found on and around
the site.
Disturbed areas will be revegetated with a planting mixture of
indigenous grasses and wildflowers.
Non -indigenous plant species, with the exception of bluegrass
lawns, particularly invasive grasses shall be prohibited.
No development or clearing of vegetation outside of established
building envelopes, utility corridors or.platted roads will be
permitted.
Planting of indigenous species of plants and trees will be
20
IIIIII IIIII IIIIII IIIIII 111111111 IIIIII III 1111111 II 1111
423271 10/15/3096 OC IOP POD DAVIS SILVI
28 of 52 R 203.00 D 0.00 N 0.00 PITKIN COUNTT CO
permitted outside of building envelopes.
No land forme higher than three feet will be allowed t0 be
constructed inside building envelopes.
vIII. Caretaker Dwelling Units
Pitkin County approved ten (10) caretaker dwelling units to be
located in Blocks A and G as part of the Aspen Highlands Village
PUD. one caretaker dwelling unit will be located on Lot 3 Block A
and requires no further review.
Hines Highlands Limited Partnership will prepare nine (9)
official, numbered Aspen Highlands Village Caretaker Dwelling Unit
Certificate (s) signed by the Chairperson of the Board of County
Commissioners and notarized prior to the recording of Final Plat.
An is already approved)er of any lot in hall BlockspresentA andG the cAspeno Highlands Village
Caretaker Dwelling Unit Certificate to the community Development
Department and proof of public notice to construct a caretaker
he s for a buildinermit. The
contentdwellinof the unit hpublic en he onotice r sa andienotice pros dure is described
below.
Prior to the application for a building permit to construct a
caretaker dwelling unit., the owner of a lot in Block A or G shall
mail a public notice of his or her intent to utilize a Aspen
Highlands village Caretaker Dwelling Unit Certificate to construct
a caretaker dwelling unit to all property owners within 300 feet of
the lot on which a caretaker dwelling unit is proposed. The names
and addresses of the property owners shall be obtained from the
latest records of the Pitkin county Assessor. The notice will be
sent by registered mail. The notice shall include the following
information:
1. Lot and Block in Aspen Highlands Village for which the
caretaker dwelling unit is proposed;
2. Name of the owner of the lot on which the caretaker
dwelling unit is proposed;
3. Explanation that a Aspen Highlands Village Caretaker
Dwelling Unit Certificate will be utilized to build the
caretaker dwelling unit;
4. Confirmation that an objecting neighbor has fifteen (15)
days from the date the notice was postmarked to notify the
Pitkin County community Development Director by registered
mail of his or her objection.
A property owner receiving the public notice, shall have fifteen
(15) days from the date the notice was postmarked to object to the
construction of the caretaker unit. Any objections shall be made
by sending a registered letter within fifteen (15) days from the
date the public notice was postmarked to the Piktin County
21
1111111111111111 IN
423274 10/19/199S O4.15P PUD DAVIS SILVI
29 of 52 S zS1.00 D 0.00 N 6.00 PITKIN COUNTY CO
Community Development Director. In the event the community
Development Director receives a written objection to the
utilization of a Aspan Highlands Village Caretaker Dwelling Unit
certificate to construct a caretaker dwelling unit, the Community
Development Director will inform the applicant of the objection.
The applicant for the caretaker dwelling unit may then file an
application for a caretaker dwelling unit pursuant to the
procedures in Section 4-40 of the New Code. An objection does not
bar a property owner's right to a caretaker unit, but requires full
requisite Land Use Code review.
AHV.FPU
AHV.FPT
AHV.FP3
AHV.HGT
1111111IN 111111111111IN 11111111111111111111111111111
423274 16/16/1666 MOP PUD DRV16 SILVI
36 of 62 R 261.66 D 6.66 N 6.66 ►ITKIN CWKTT CO
22
TO: Lum Choice. Jamw SdAW
pidgin Canty Planning Oman .
PROM: Orahegn S. Wyse, Robot A.M. Seem Araklkw
DATE: September 19.1997
RE; A. a Hbhteedt ymm
Building Height Cekulstlow
Building Height Calculations for the proposed Aspen Highlands Vilkge am shown On the
attached TABLE 1. All heights ere measured in feet. Haigh is managed from ReaamWated
Grade in seeordwm with the methodology APP MW in the Oenerel Submission Resolution W
141. The heights showa ad calculation methods and ere comWmt with time presented to the
Pitkin County Pluming and Zoning Commission on 417/97 and to the PRkio Cowry Board of
County Commissiwas an 7/16/97.
The Plan location of cad of the vulags'a'Muknum Heigh" Palms (WMW Point A) Is shown
on the attached plan CAspon Highlands WHIP Mattmnw Height POW) as Is the
reumumaad grade plan fer the vilkp use.
GSWNg
ree+ww.our.er+�ww:zr�r.rn.,1
1111111 IN 111111111111111111111111111111111111111111 IN
423274 10/18/1888 04:18P PIA DNVIS SILVI
31 of 82 R 281.00 D e.W N 9.00 PITKIN COUNTY CO
APPENDIX I
:)roe - dhA196ktlJ v0!u0X:l11
Aspen Highlands
village
Hines
Robert AK Stern
Architects
96027.01
September 24, 1997
16, 1990
-- original
-- Revised by Davis
Horn Incorporated
June,
Table One
Table of Building Heights - Detailed Submission as
Modified at
Final Plat
Building
XaximUM Height
Mid to Ridge 9himne1
Height
2
44'
a,
8
3
28'
51
5
4
361
53
7
5
431
91
8-
6
161
41
4
7**
2618 3/4"
llr
8
9'
8
59,
6'
* Height measured from reconstructed grade in accordance with
methodology approved in the General submission Resolution 96-141.
The height shown herein and calculation methods are consistent with
those presented to the Pitkin County Planning and Zoning Commission
on 4/7/97 and to the Pitkin County Board of County commissioners on
7/16/97.
** The Board of County Commissioners approved an increase in the
height of building # 7 from 26' to 26' 8 3/4" during the review Of
the final plat.
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