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Land Use Case.100 Park Ave.A27-91
i ,..._, , ,b _, \ ,,._, . _ ,._, . • CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 5/7/91 PARCEL ID AND CASE NO. ",11 DATE COMPLETE: $- /` (2731- l&l -64-045 A27-91 STAFF MEMBER: Z..1.- PROJECT NAME: 100 Park. Avenue Subdivision/PUD and GMOS Exemption Project Address: 100 Park Avenue C�,,v Legal Address: O,Y_ co APPLICANT: Margaret Stanzione Applicant Address: P. O. Box 417, Toms River, NJ 08754f REPRESENTATIVE: Sun�Vann, Vann Associates Representative Addr s/Phone: 230 East Hopkins Avenue Aspen, CO 81611 5-6958 ' AMOUNT PAID $2440. 00 NO. OF COPIES RECEIVED 8 PLAT 3 TYPE OF APPLICATION: 1 STEP: 2 STEP: X P&Z Meeting Date PUBLIC HEARING: YES NOjr`0 VESTED RIGHTS: YES NO f J- 22 CC Meeting Date -) ` e E NO r PUBLIC HEARING: L f CAY1 J a'�4✓V9-r 1,e.- - VESTED RIGHTS: ES NO Planning Director Approval: Paid: Insubstantial Amendment or Exemption: Date: REFERRALS: _ y ' City Attorney Mtn Bell School District c 7> City Engineer - Parks Dept. Rocky Mtn NatGas X Housing Dir. Q�oly Cross State HwyDept(GW) 7 Aspen Water ,. Fire Marshall State HwyDept(GJ) City Electric Building Inspector Mg j" Envir.Hlth. Roaring Fork \Other 4( 0 X Aspen Con.S.D. Energy Center 4,it ( eud" DATE REFERRED: S//37/1, INITIALS: gOl _, FINAL ROUTING: / ' (��, D • E R/UTED: 1 / 4�r1', INITIAL: IL�N" 1! City Atty )( City Eng neer Zoning Env. Health Housing Other: - _ / FILE STATUS AND LOCATION: 6,- --- 0 ii/-•-• 4 110 u,74, MEMORANDUM ' g r TO: Mayor and City Council ° ti THROUGH: Diane Moore, Director of City Planning V('O'i • ' II FROM: Kim Johnson, Planner `F / r DATE: "November 4,;19 9.1 (00 RE: 328 Park Ave. (100 Park) - Subdivision, PUD: First Reading of Ordinance , Series 1991 Summary: This proposal includes demolition of five existing units with replacement by five free market townhomes and two deed restricted units within a renovated cottage. The project complies with Ordinance 1, the housing replacement ordinance. Within the context of this application, the City Council must consider the substandard width of the existing Park Ave. right-of-way. Council 's determination of the appropriate right-of-way width may affect the allowable density and floor area of this project. Staff requests Council 's approval to formulate a policy which differentiates between subdivisions creating new lots versus "redevelopment" subdivisions such as multi-family structures and condominiums, for purposes of flexibility in determining right- of-way widths. The Planning and Zoning Commission recommends approval of this project with conditions. Background: The Planning and Zoning Commission first discussed this item on September 3 , 1991. At that meeting, the Commission and neighbors expressed concern about the proposed density, curb cuts, and internal pedestrian circulation. The Commission, in agreement with the applicant, tabled the item to allow the applicant to address the areas of concern. Please refer to Attachment "A" for staff memo dated September 3 including development information. The item was discussed again on October 8, 1991. By the time of this meeting, City Engineer Chuck Roth determined that the Park Ave. right-of-way bordering this project does not meet minimum requirements stated in the Subdivision section within the Land Use Code. Most of the Commission/staff discussion revolved around necessary right-of-way widths and impacts to the project. Please see Attachment "B" for additional information from Planning and Engineering dated October 8. Problem Discussion: The required right-of-way width for a collector street is 80 ' as per the Subdivision regulations. The City Engineer classifies Park Ave. as a collector based on types and 35 111 410 „ , 4 4 volumes of traffic. The right-of-way adjacent to the subject parcel is only 24 ' . On either side of the subject parcel, the right-of-way is 50 ' and 60' . Although the Commission and staff recognize that a right-of-way width less than 80 ' would be functional along this stretch of roadway, the Code does not contain a provision for varying the width of a specific type of thoroughfare. The Code requires "subdivision" review for any . development involving creation of new lots, adjustment of existing lot lines, multi-family structures, and leasehold or condominium interests. The right-of-way requirement is geared more towards the dedication of new right-of-way when acreage is subdivided, rather than cases where a multi-family structure on one lot is proposed. If the Council deems it appropriate, they should direct staff to write a policy statement that allows differentiation between the two types of "subdivision" development for purposes of establishing acceptable right-of-way width based on Engineering's evaluation. This would also apply to other situations such as condominiumization, lot split, and lot line adjustment. Signed by the Planning Director, the policy would be on file in the Planning Office as an official clarification of the Code. A different way to add flexibility in establishing right-of-way widths would be to direct staff to write code amendment language exempting certain types of subdivision review from the right-of-way requirements contained in the Subdivision regulations. This would be a 8-10 week process. Staff recommends the policy statement method as it would require less time for the applicant's benefit and less staff involvement to implement. The Planning Commission reached consensus on a 60 ' right-of-way based on the adjacent rights of way and the fact that Engineering does not predict a major widening of the length of Park Ave. The Commission directed Engineering to continue researching, the surrounding area to determine the best, reasonable right-of-way requirements. Engineering recommends that a total of 60 ' be obtained in order to allow for upgrades to the pavement and traffic flows. This would require a triangular slice of the subject property be dedicated to the City. Please refer to Attachment "C" for Engineering's most recent memo and graphic representations of the alignment options. If the City requires a dedication of land for the right-of-way as a condition of Subdivision approval, the parcel will loose development rights (density and FAR) . Using the latest configuration provided by Engineering for a 60 ' right-of-way, the parcel would give up approximately 1, 300 square feet along the length of the western side of the lot. The impacts to the lot's development capacity would be: - 14, 090 s. f. (gross lot area) 1, 300 s.f. (area of r.o.w. dedication) 2 y 4 r`, r av { `ps 12,790 s.f. (net lot area) Maximum FAR within the R/MF zone is 1: 1 (12,790 s. f. ) Current proposed FAR is 12,510. The project FAR would be below the site maximum. Based on minimum lot area requirements per dwelling unit, the loss of lot area shown above would reduce the density of the development: 12,790 s.f. (lot area minus r.o.w. ) - 820 s.f. (area subtracted for slopes) 11,970 s.f. (net lot area for density calculation) - 2,500 s. f. (lot area req'd for 2 - 1 bdrm. aff. units) 9,470 s. f. div.by 2 , 100 s. f. (lot area req'd for a 2 bdrm. dwelling unit) 4.5 (number of 2 bdrm. free market units allowed) This a reduction of one two bedroom free market unit from the current ro osal of five units. According to the applicant, the P P g PP project will not happen if five free market units cannot be developed. The Commission recognized this dilemma and favorably considered a "reserve for dedication" which would be enacted only at the time when this section of Park Ave. is improved. A "reserve for dedication" would not require lot area to be excluded from FAR or density calculations at the time of building permit. The Commission did express concern that if the right-of-way dedication was taken by the City in the future, there should be no structures encroaching within this new right-of-way. Therefore, they worded their recommended condition such that if a reserve for dedication 18 ' the building would be set back 1' from the "reserve for dedication" line. 3 410 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Kim Johnson, Planning RE: 100 Park Avenue - Planned Unit Development (PUD) , Subdivision and GMQS Exemption for Affordable Housing DATE: September 3, 1.991 ) SUMMARY: The Planning Office recommends approval of Final PUD Plan (as a consolidated two-step review) , Subdivision, and GMQS Exemption for affordable housing with conditions. The proposal calls for demolition and replacement of multi-family housing in compliance with Ordinance 1, the Housing Replacement Ordinance. APPLICANT: Margaret Stanzione, represented by Sunny Vann PROJECT LOCATION AND ZONING: 100 Park Avenue (a metes and bounds parcel of approximately 14, 090 s. f. located between Park Avenue, Midland Avenue and Regent Street) . The property is zoned R-MF, Residential Multi-Family with a PUD overlay. Please see Attachment "A" for location map. APPLICANT'S REQUEST / PROJECT DESCRIPTION: The applicant seeks to redevelop the parcel which contains presently five existing unrestricted units in a multi-family arrangement. One of the existing units is listed on the City's inventory of Historic structures. The historic house will be relocated on site facing Park Avenue and will be converted to two one-bedroom affordable housing units. The upper level unit (price/income category #3) will be 640 s. f. The garden level unit (price/income category #1 ) will be 610 s. f. Five new free market units will be constructed in a multi-family configuration facing south. Each is described • as 2, 320 square feet in area, containing 2 bedrooms and 3 baths. A garden level containing an exercise area and mud room is included in each free market unit. Two enclosed parking spaces will be provided for each of the free market units. One uncovered space will be provided for each of the affordable housing units. The applicant requests a two-step consolidated PUD review rather than a four-step review. A four-step process allows the Commission and Council to review a project at a conceptual level as well as final detailed level. Typically the full four-step review is utilized with large scale, complex proposals. Planning staff concurs with the request for two-step review, believing that there would be no specific public benefit to a longer review process. However, either the Commission or the Council may require adherence to the four-step review process if they determine it is necessary. Please refer to Attachment "B" for proposed site plan, floor plans and elevation sketches. PROCESS: The Commission shall consider the application and forward recommendations to the City Council regarding PUD and Subdivision approval, and GMQS Exemption for affordable housing. The City Council will then make final determination on these items as well as condominiumization and vested rights as requested by the applicant. Prior to final approval by Council, the Planning Director must also grant GMQS Exemption for the replacement of the free-market units associated with this project. Prior to submission of the application to Planning, the proposal received Conceptual approval (with conditions, Attachment "C") from the Historic Preservation Committee. This occurred on February 13, 1991. REFERRAL COMMENTS: The following are summaries of comments received by the Planning Office. Complete memos are contained in Attachment Engineering: Rob Thomson forwards these comments: - Planning should interpret Sec.24-7-903 . 12 .d. which states that "every residential building shall not be farther than 60 feet from an access roadway or drive providing vehicular access to a public street. " (Note: Planning staff has discussed this and found both proposed buildings to meet this requirement. ) - A trash/utility area has not been designated on the plan. One is necessary, fulfilling the requirements of Chapter 10 of the Municipal Code. The R-MF zone carries no size requirement. - The driveway and drop-off area do not comply with Section 24- 19-103 of the Municipal Code. One curb cut is permitted with a maximum width of 18 feet. Park Avenue is very narrow. Cars in the drop-off area would be partially in the City right-of-way. This area would probably end up being used for regular parking. - The applicant agrees to join any future improvements districts which may be formed to construct improvements in the public right- of-way. - The applicant offers to landscape and maintain the area in the public right-of-way in exchange for a reduction in the required open space. This landscaping is required anyway pursuant to Section 19-122 of the Municipal Code. Any reductions to open space 2 I S should be granted based on its own merits, not because of the proposed landscaping in the public right-of-way. - The applicant shall consult the City Engineer for design consideration of development within the public right-of-way. Permits must be obtained from the City Streets Department for any work or development done in the right-of-way. - Historic drainage must be maintained. A Colorado Registered Engineer must provide drainage/drywell calculations, and verify the functional aspects of the design, all to the satisfaction of the City Engineer. - The applicant shall verify the easements for the proposed transformer on the south property line. If necessary, an easement shall be granted on this property. Housing: Yvonne Blocker offered the following comments (from a conversation with Planning staff) : - The proposal meets the intent and requirements of Ordinance 1, the replacement housing ordinance. - The exercise rooms proposed in the free market units appear to be designed as potential bedrooms. Because of lot area and parking requirements, these cannot be used as bedrooms. - Access to the two parking spaces dedicated to the affordable units is awkward, circling the complex along Park Avenue. An internal walkway through the free market structure would be more direct and desirable. - The proposed deed restriction categories are satisfactory. There is a question regarding the unheated storage area in unit #1 depicted on the floor plan for the existing structure. Yvonne requests the following conditions be placed on the approvals: 1. All Uniform Building Code requirements shall be met with the renovation of the historic building. 2 . The deed restricted units must meet all applicable housing guidelines. 3 . Prior to issuance of any building permits for the project, deed restrictions for the category 1 and category 3 units shall be approved by the Housing Authority and recorded with the Pitkin County Clerk and Recorder. Proof of recordation shall be forwarded --- to the Planning Office. 3 3 4 Aspen Consolidated Sanitation District: Bruce Matherly forwards the following information: - Sufficient capacity is available. - An additional development impact fee may be required as stated by the project's engineer. A prorated fee may be required for downstream line rehabilitation in the future. - All associated connection fees must be paid prior to connection onto the sewer system. Fire Marshal: Ed VanWalraven states that a residential sprinkler system is required for the five unit building. STAFF COMMENTS: This project requires multiple approvals. Review criteria are discussed as follows: Subdivision: According to Section 3-101 of the Land Use Code, any multi-family dwelling project is by definition a subdivision. Section 7-1004.C. contains the review criteria for Subdivisions. The general criteria and staff review are as follows: 1. General Requirements. a. The proposed development shall be consistent with the Aspen Area Comprehensive Plan. The Plan indicates this site is within a single family residential land use area. However, the parcel is zoned R-MF as is much of the surrounding area. The reconstruction of a multi-family project is consistent with the zoning of the parcel. The Comprehensive Plan update currently under way by the Planning Office and the community is expected to address how the existing Plan is inconsistent with neighborhood zoning designations. b. The proposed development shall be consistent with the character of existing land uses in the surrounding area. The multi-family nature of this project is consistent with the mixed use character of the neighborhood. There are several condominium projects, duplexes, and single family homes in the area. c. The proposed development shall not adversely affect the future development of the surrounding area. The undeveloped parcels in the vicinity of this project should not be adversely affected by this development. In addition, there are no hazards associated with this site which will adversely affect this development or off-site development. d. The proposed subdivision shall be in compliance with all applicable requirements of this chapter. The affordable housing component is exempt from GMQS competition upon approval by City Council. Pursuant to Section 24-8-104 A. 1.a. 4 • of the Municipal Code, the replacement freemarket units shall be exempted by the Planning Director. The proposal must demonstrate that affordable housing and parking is provided for the reconstructed units. The Director's approval is conditioned to occur prior to final approval by City Council. At review by Council, this project will also seek condominiumization and vested rights for three years, as allowed within the Land Use Code. The proposal does not call for the creation of multiple lots or new streets as it basically replaces the existing structures on the site. Therefore, most of the' review criteria in the subdivision section do not apply. All necessary utilities are readily available within the adjacent streets. Any easements onto the property for utility extensions will be provided on the final plat and subdivision agreement for recordation. The applicant commits to joining any improvement districts when formed for the purpose of installing sidewalks, curbs and gutters if such a district is formed. The project does include the installation of a walkway on the parcel along the Park Ave. side. The driveway off of Regent Street must be narrowed according to the comments received from Engineering. Also, Engineering remarked that the proposed drop- off area on Park Ave. is not in compliance with curb cut requirements. The Municipal Code allows for a variation of the curb cut requirements. This must be requested in writing to the City Engineer. A variation must be granted through this process or the drop-off area must be removed from the Final PUD Plan. PUD: Section 24-7-903 of the Municipal Code outlines review standards for Planned Unit Developments. This parcel is overlain with a PUD designation, but due to its small size and limited proposed impact to the environment, many PUD review criteria are not applicable. The general review standards for PUD are the same as for Subdivision, and have been discussed previously in this memo. The following is consideration of other PUD criteria pertinent to this project review. I. Density: The maximum density allowed under the R-MF zone district is met with this proposal based on the five (5) free market unit containing two bedrooms. The code requires 2 , 100 s. f. of lot area for each 2 bedroom unit and 1,250 s. f. of lot area for each 1 bedroom unit on site. The total lot area requirements based on these figures is 13 , 000 s.f. The lot is approximately 14, 090 s.f. For this reason, a condition is proposed that requires the Subdivision/PUD Agreement to restrict the exercise rooms from ever being used as bedrooms. The applicant has supplied slope density reduction calculations which show that the project also meets the density requirements under the slope reduction category. II. Dimensional Requirements: All of the dimensional requirements (setbacks and height) of the R-MF zone are met with the exception 5 S • of the minimum open space requirement of 35%. The project proposes 30% of the site as open space which meets the code definition. The definition requires that open space be visible from the street, be at least 10 ' in depth, and not include parking. This excludes the landscaped area along Midland Ave. and some courtyard area between the affordable units and the rear two free market units. A PUD approval can include variation to minimum dimensional requirements including minimum open space, if the reduction is not detrimental to the character of the development. In this case, staff agrees with the applicant that the definition excludes open areas that add to the pleasurable use of the property by the occupants, and which also allow for landscaping. Staff supports this variation request, with the condition that more vegetation, including trees, be added along the south side of the affordable housing and along the east facade of the free market unit adjacent to Midland Ave. The final Landscape Plan will be submitted with the Final Plat, according to the applicant. As with other properties within the City, tree removal permits from the Parks Department are required for removal of trees 6" caliper or greater. III. Parking: The project meets the minimum parking requirement of one space per bedroom, based on the free market units having two bedrooms each. As previously mentioned, a condition is proposed to prohibit the exercise rooms from being used as third bedrooms within the free market units. IV. Architectural Site Plan: The proposed designs of the new and renovated structures are suitable to the intended purposes, and are in harmony with the neighborhood. See Attachment "B" . The Historic Preservation Committee reviewed the new building and the relocation and renovation of the historic cottage on February 13, 1991. They granted Conceptual Development approval with conditions to be addressed at Final submission. V. Traffic and Pedestrian Circulation: As mentioned previously, the Engineering Department has a concern with the drop-off area proposed along Park Ave. as it exceeds maximum curb cut allowances. This issue must be resolved through Engineering prior to final approval by City Council. It is also a concern of the Housing Authority and Planning Office that the access from the affordable units to their parking spaces (around the free market building) is circuitous and awkward. Other options should be restudied by the applicant prior to consideration by Council. GMQS Exemption for Affordable Housing: Pursuant to Section 8-104 .C. 1.c, City Council may grant GMQS Exemption for deed restricted Affordable Housing. The Planning Commission must forward a recommendation based on the need for the units, the proposed unit mix, price categories, and compliance with the adopted housing plan. The proposed replacement of affordable 6 6 • r-✓ housing complies with the criteria contained in Ordinance 1, the Housing Replacement Ordinance. When demolition of a multi-family residential structure occurs, Ordinance 1 requires minimum replacement of 50% of the bedrooms and 50% of the square footage lost. The replacement housing must be at least 50% above grade. The price and income categories of the replacement units must be at a minimum of 20% low income and no more than 20% restricted to resident occupancy. The applicant proposes that the above grade unit be restricted to category #3 and the below grade unit to category #1. The Housing Authority supports the proposed units. The Planning Office recommends approval of this GMQS Exemption. Please see Attachment "E" for the housing replacement data from the application. STAFF RECOMMENDATION: The Planning Office recommends approval of Subdivision, PUD Development Plan (including variation to the minimum open space requirements) and GMQS Exemption for Affordable Housing with the following conditions: 1. Prior to final approval by City Council, this project shall receive GMQS Exemption from the Planning Director for replacement of existing residential units. 2 . The Subdivision/PUD Agreement shall contain language that restricts the exercise rooms in the free market units from being converted into bedrooms. 3 . Prior to review by City Council, the applicant shall indicate where the trash/utility area will be' on the site. 4 . All Uniform Building Code requirements shall be met with the renovation of the historic building. . 5. The deed restricted units must meet all applicable housing guidelines. 6. Prior to issuance of any building permits for the project, deed restrictions for the category 1 and category 3 units shall be approved by the Housing Authority and recorded with the Pitkin County Clerk and Recorder. Proof of recordation shall be forwarded to the Planning Office. 7. The applicant shall study other pedestrian access options between the affordable and their parking spaces behind the free market structure. A report on the findings shall be provided to the Planning Office at least two weeks prior to the Council hearing. 8. The driveway curb cut shall be reduced to 18 ' or to the satisfaction of the City Engineer. 7 7 9. A variance to the curb cut requirements must be granted for the proposed drop-off area by the City Engineer. If not obtained prior to final approval by City Council, this detail must be omitted from the final Subdivision Plat and PUD Plan. 10. The applicant shall consult the City Engineer for design consideration of development within the public right-of-way. Permits must be obtained from the City Streets Department for any work or development done in the right-of-way. 11. Prior to issuance of any building permits, a drainage plan/drywell system shall be approved by the City Engineer. 12. The proposed transformer easement location shall be finalized with the City Engineer prior to recordation of the Final Plat. 13. A residential fire sprinkler system is required for the five unit building. 14 . All associated connection fees must be paid prior to connection onto the Aspen Consolidated Sanitation system. 15. Prior to approval of the Final Plat, the Planning Office shall approve a landscaping plan for recordation with the PUD Plan. Additional vegetation, including trees, shall be added to the landscape plan specifically along the south side of the affordable housing units and along the east facade of the free market unit adjacent to Midland Ave. 16. Any trees of 6" caliper or greater which are removed from the site must receive a tree removal permit from the Parks Department. 17. Within 180 days of approval by City Council, the Subdivision/PUD Agreement, Final PUD Plan and Final Plat must be recorded with the Pitkin County Clerk and Recorder. Failure to do so will render any approvals invalid. 18. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission, City Council and Historic Preservation Committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Attachments: "A"- Location Map "B"- Proposed Site Plan, Floor Plans, and Elevation Sketches "C"- Historic Preservation Approval Conditions "D"- Referral Comments "E"- Housing Replacement Data 8 1 ,':( '•,..,. - � L y. �/I/ 1j / j "rte- °i ) v� •` \ / .. ..f,;:',..."/ /4 ...,"':..° '-- • '•••• -.'!'"" i)\\ ."::::''i i=-'-•••••"•:.t ;): \I( - : , •' •:------.1.-. . " r'' •-\. -- '•• -"-- •-• fi k' +s� �. ti . J --:....,,....,,,...;, -_. ( _..: :,!,,,,i;:1 - .,. ,- .,. .5t .1':: \\i'..-----1/ c :, :. '.) 7-','-.7!.=.'-',, . ,r. ,,, ,. • .... ... ., .-.,..-.....„..-, —..-: — : . ...._ . -......, .. .. .:.: . at'I f,, _ r ^rte I At: \-",,--- \ \ (,.'�v Zi ` Ii. �: ‘ l ' • - Ji '��%' ' ''!I/11 i�� /I 4i4 :L • '' /f e j-/ ��/u I(j I r/° �W `woe._ .J; t• Rom i -..r.,-•:: =•," ...,.*/,•..!..>: �' i a \cam\ i ......."7„,. ....:-.,7 '...‘ --. A.' 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F' , iI) ,I r- viii Fs��I(iii., . f aI = <1111 - imil P .., ••_, • i�'; I;III Ip;1�h .. ,NN i II III,;ly. .—ra y ` a-716 ---, . 4.„.„,r – ' ...r-z----_ - c '� _ I _ I I i. ,,,,. i in ill Lul. P ■ iki,_ yIH I� W II!!I!IlNlllli; o I III lI .- Z IIIliillllll�ill' < o ; 111111 J j NO a Y � ; • I ' z : 1 — 1 6 9" ,..„1 1_�1 I .. , 1, . . . 46 • • Attachment "C" • /7 Historic Preservation Committee Conceptual Approval Conditions for 100 Park Avenue February 13, 1991 a) Compliance with Partial Demolition Standards found in Sec. 7-602 (C) . b) Compliance with Relocation Standards found in Sec. 7-602 (D) , (3) and (4) . c) Detailed preservation plan for cottage materials and architectural features, including all porch details. d) Detailed site and landscape plan, indicating existing vegetation and including a study of enhanced vegetation buffer between historic cottage and new construction. Fencing shall be detailed and shall be open in nature. e) Full elevations of new construction shall be submitted. f) Existing elevations of historic cottage. g) Major materials representation. • / 8 • • Attachment "D" /.9 r • 1• FEMEMORANDUM .._... .. .... ......._-' S' MAYS H991 To: Kim Johnson, Planning Office u From: Rob Thomson, Project Engineertbl Date: May 31, 1991 Re: 100 Park Avenue Subdivision/Pud, GMQS Exemption and Condominiumization Having reviewed the above referenced application and having made a site inspection, the engineering department has the following comments: 1. In the PUD review standards of the land use regulations, Section 7-903 . 12.d states that "every residential building shall not be farther than sixty (60) feet from an access roadway or drive providing vehicular access to a public street" . Staff requests the planning department to interpret this requirement and how it might apply to this application. 2. The R/MF zone district does not have any trash/utility area requirements. The applicant shall conform to all requirements of Chapter 10. 3 . The proposed driveway entrance and drop off area do not meet the requirements of Section 19-101 of the municipal code. The driveway entrance exceeds the maximum width for one driveway of eighteen feet. With one driveway of eighteen feet the proposed development can not have any other street access. In addition, Park Avenue is very narrow and a vehicle in the drop off area would not be completely out of the traffic flow. I also believe that there is the likelihood of vehicles using the drop off area as parking spaces. 4. As the application has stated, the applicant shall agree to join any future improvement districts which may be formed for the purpose of constructing improvements in the public right-of-way. 5. With reference to the applicants comment on page 31, "In exchange for the proposed reduction in the minimum open space requirement, the applicant proposes to landscape at his expense the unpaved portions of the public right-of-ways which abut the property" , there is nothing to exchange. Section 19-122 of the municipal code states that "for all new construction landscaping shall be provided in the sidewalk area or public right-of-way adjoining the building site in accordance with the adopted street • 111 landscaping plan" . The acceptance of reduction in open space should be based on the merits of the proposed development alone. 6. The applicant shall consult city engineering (920-5080) for design considerations of development within public rights-of-way and shall obtain permits for any work or development within public rights-of-way from city streets department (920-5130) . 7. It is preferable that no runoff from the buildings, driveways or parking areas go onto any public right-of-way. Per Section 7- 1004 .C.4. f of the land use regulations, all but historical drainage must be maintained on site. The applicant must demonstrate to the engineering department that the drywells are sufficient to accommodate drainage on site by providing calculations from an engineer registered in the State of Colorado. We also need the engineer to comment on the functional aspects of the facility in order to determine that it can be cleaned for continual proper performance. 8. The applicant's engineer has indicated that the proposed development will require a new transformer to be set near a pole on the south property line. There is no easement shown on the site plan, if the new location is not on the applicant's property, is there a sufficient existing easement to set the new transformer? cc: Chuck Roth, City Engineer rt/MEMO91.41 `al { NAY Z21991 ,;s .aspen 9onsolidated Sanitation 1Distric r i 565 North Mill Street Aspen, Colorado 81611 Tele. (303)925-3601 FAX #(303)925-2537 Sy Kelly - Chairman Albert Bishop John J. Snyder- Treas. Frank Loushin Louis Popish- Secy. Bruce Matherly, Mgr. May 21 , 1991 Kim Johnson Planning Office 130 S. Galena Aspen, CO 81611 Re: 100 Park Ave. Subdivision Dear Kim: We currently have sufficient collection and treatment capacity to provide service to this proposed development. The applicant' s engineer is correct in stating that a development impact fee may be added to the total connection fees for the project. The section of our outfall line immediately downstream of the project is scheduled for replacement or rehabilitation in the near future to correct an infiltration problem. The applicant may be responsible for a prorated share of the cost of the repairs needed. Specific technical issues regarding how the project is to be connected to our system must be approved by Tom Bracewell our collection system superintendent. I encourage the applicant' s engineer to deal directly with Tom in this regard. After the design of the service connection is approved, a tap permit can be completed from detailed drawings of the project. All associated connection fees must be paid prior to the connection of the project to our system. Sincerely, Bruce Matherly District Manager cc: Mr Jay Hammond, project engineer EPA AWARDS OF EXCELLENCE 1976 - 1986 - 1990 REGIONAL AND NATIONAL 2z e • MEMORANDUM TO: City Attorney `'`' L City Engineer Housing Director ' Water Department - Aspen Consolidated Sanitation District ire=Marsha lT HPC FROM: Kim Johnson, Planning Office RE: 100 Park Avenue Subdivision/PUD, GMQS Exemption and Condominiumization Parcel ID# 2737-181-00-045 DATE: May 15, 1991 Attached for your review and comments is an application from Margaret Stanzione Requesting approval for the proposed project for 100 Park Avenue. Please return your comments to me no later than May 31, 1991. Thanks • 61- All-'1C-66-kcL11‘_i•/ cJ2. - //(,) • • • Z3 • • ORDINANCE NO. g ( Series of 1989 ) • AN ORDINANCE ADOPTING BY REFERENCE THE UNIFORM FIRE CODE , 188 EDITION , AMENDING CERTAIN SECTIONS OF ID CODE ; PROVIDING PENALTIES FOR THE VIOLATIONS OF SAID CODE ; AND REPEALING SECTIONS OF THE MUNICIPAL CODE INCONSISTENT THEREWITH WHEREAS , the City Council desires to adopt , for the benefit of the City of Aspen , the 1988 edition of the Uniform Fire Code , to repeal existing fire code provisions , and implement recom- mended changes to the 1988 edition. NOW,TEEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: / Section 1 /� . That Sections 9-2 and 9-3 of Chapter 9 of the Municipal Code of" the City be repealed and reenacted as follows : Section 2 That Section 9-2 of the Municipal Code of the City of Aspen , Colorado is hereby repealed and reenacted to read as follows : Section 9-2 . ' Adoption of the Uniform Fire Code . Pursuant to the power and authority conferred by the laws of the State of Colorado and the Charter of the City of Aspen , Colorado, it is hereby adopted as the fire code of the City) of Aspen , Colorado , by reference thereto , the Uniform Fire Code , 1988 edition , including the appendix, except Sections • 11-P and 11-C of said appendix , and excepting Section 2 . 103 , 2 . 104 , 34 . 104 , 79 . 2:: 1 , 79 . 402 , 79 . 1404 .,79 , 902 ( c ) , 25 . 115 4 • . III . and 25 . 116 and tables number 79 . 200A and 79 . 403 of such • code published by the International Conference of Building • Officials , 5360 South Workman Mill Road, Whittier , Cali- fornia 90601 , and the Western Fire Chiefs Association , 5360 South Workman Mill Road, Whittier, California 90601 , all to have the same force and effect as .though set forth herein • every particular. Section 3 That Section 9-3 of the Municipal Code of the City of Aspen , Colorado, is hereby repealed and reenacted to read as follows : (a) Whenever, except in Divisions I and II of Article 10 of the code, there is used the word "chief" or the words "fire chief" , "chief of the fire department" or "chief of the bureau of fire prevention, " there shall be inserted "fire marshal" , it being the intention of this amendment that all powers and duties attributed to these persons be assumed by the fire marshal . (b) Section 2 . 101 is amended to read as follows : Section 2 .101 . The fire m-.rshal shall be responsible for the administration and enforcement of this code . • • 2 • • • ® . • ( i ) The Section 9 . 109 definition of "guest" shall read : "Guest shall mean any person hiring or occupying a room or bed for living or sleeping purposes. " ( j ) The Section 9 . 110 definition of "highway" shall read: "Highway shall mean any public street, public road or public alley. " ( k ) The Section 9 . 212 definition of "street" shall read: "Street shall mean any thoroughfare , alley or public space not less than sixteen ( 16 ) feet in width which has been dedicated or deeded to the public for public use . " ( l ) Section 10 . 306 (h ) Amended to read: "Hereafter, every apartment house', lodging house, dormitory, convent , monastery, rooming house , con- dominium or hotel two stories or more in height and containing more than four apartments or guest rooms shall have installed therein an approved automatic sprinkler system throughout the premises . (m) Article 13 "Smoking" is amended by' adding thereto the following section, Section 13 . 106 "Hotels , etc . " Section 13 . 106 (h ) ( a ) It shall be unlawful for any person to cause, a fire through the use or misuse of tobacco in any form or of matches or lighters Attachment "E" 26 fri ,„ , 111 ____ Table 2 ?' HOUSING REPLACEMENT PROGRAM DATA Li !--j 1. Existing Multi-Family Structure Dwelling Units 5 I Bedrooms 5 Floor Area (Sq. Ft. ) 3,310. !- '''11 Net Residential Area (Sq. Ft. )1 2,890 2. Proposed Demolition Dwelling Units 4 Bedrooms 4 il Floor Area (Sq. Ft. ) 2,750 Net Residential Area (Sq. Ft. ) 2,420 .. 3. Proposed Replacement Housing 1 Dwelling Units 2 Bedrooms 2 Floor Area (Sq. Ft.) 920 Unit A 700 Unit B2 220 Net Residential Area (Sq. Ft. ) 1,250 Unit A 640 Unit B 610 4. Replacement Housing Configuration Unit A Above Grade 1 Unit B Below Grade 5. Proposed Income and Price Categories i 11.4 Unit A Category #3 � Unit B Category #1 IJ r See Existing Net Residential Area Computation, Exhibit 1, Appendix C. 2 Only the area of Unit B located above natural grade has been counted in the unit's floor area. J3 All areas have been rounded to the nearest ten (10);,, square feet. i . , 1 1 1 1 , t z7 a VANN ASSOCIATES INC. �_- Planning Consultants � - 51991 i November 5, 1991 \ 1 l 1 ` HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: 100 Park Avenue GMQS Exemption Application Dear Kim: As we discussed yesterday, Margaret Stanzione is no longer under contract to purchase the 100 Park Avenue property. As a result, please consider this letter a formal withdrawal of her GMQS exemption application. I would appreciate it if you would remove the application from the November 11, 1991, City Council agenda, and make arrangements to refund the unused portion of her land use application fee. The check should be forwarded to the address contained in her application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Very truly yours, VANN SOCIATES, INC. Sunny Van .4 CP SV:cwv cc: David Gibson Margaret Stanzione Richard Knezevich, Esq. 230 East Hopkins Avenue•Aspen, Colorado 81611 •303/925-6958 e s MEMORANDUM TO: Planning and Zoning Commission FROM: Kim Johnson,. Planning DATE: \October S, 19913 RE: 100 (328) Park - Subdivision, PUD, GMQS Exemption On October 7 , 1991, staff members from the Planning Office, Engineering Department, City Streets Department, City Attorney' s Office and City Manager' s Office met to discuss the right-of-way request for the 100 Park project. We sought to determine what would be the minimum r.o.w. requirements based on the current and future function of Park Ave. Director of Streets Jack Reid ultimately wants to add about 15 ' of pavement to Park Ave. to accommodate the heavy mixed traffic on the road. He and City Engineer Chuck Roth determined that the absolute minimum r.o.w. acceptable is 50 feet to accommodate pavement and plowed snow storage. This decision is based on the fact that the r.o.w. s adjacent to the subject parcel are 50 ' and 60 ' . If a 50 ' r.o.w. were approved the subject parcel ' s would have to . give up 13 ' along the length of the western side of the lot. The impacts to the lot' s development capacity would be: 14,090 s.f. (gross lot area) - 1,430 s.f. (13 ' x 110 ' area of r.o.w. dedication) 12 , 660 s. f. (net lot area) Maximum FAR within the R/MF zone is 1: 1 (12 , 660 s. f. ) Current proposed FAR is 12 , 510. The project FAR would be below the site maximum. Based on minimum lot area requirements per dwelling unit, the loss of lot area shown above in addition to slope density reduction in a PUD would reduce the development by 12 , 660 s. f. (lot area minus r.o.w. ) 820 s. f. (area subtracted for slopes) 11, 840 s.f. (net lot area for density calculation) - 2 , 500 s.f. (lot area req'd for 2 - 1 bdrm. aff. units) 9,340 s.f. div.by 2 , 100 s. f. (lot area req'd for a 2 bdrm. dwelling unit) o 4 . 45 (number of 2 bdrm. free market units allowed) This a reduction of one two bedroom free market unit from the current proposal of five units. Attachment "E" shows the area affected by a 1.3 ' dedication towards a 50 ' r.o.w. The Applicant is willing to provide for future r.o.w. with a "reserve for dedication" which would not be subtracted from the lot area (thus the density or FAR of the proposal would not have to be reduced) . Although this mechanism has been used in the past, City Attorney Jed Caswall is not comfortable with using it. Previously a "reserve for dedication" was used in situations where it is recognized that a street would probably never be widened. This is not the case with Park Ave. In the future when the City called in the "reserve for dedication" , the project would become non-conforming by FAR, density, and front I setback. The open space would become more non-conforming (assuming , the current request for an open space variation is approved) . Staff is still exploring a process to consider variation of subdivision r.o.w. requirements for projects which are not creating new streets. Based on Engineering and Streets Department statements, Planning staff suggests that the Commission forward a recommendation to the City Council that this project dedicate 13 ' along Park Ave. towards an overall 50 ' r.o.w. for that street. This will likely necessitate a rearrangement of the structures. Staff would consider changes under the Insubstantial PUD Amendment section of the land use code. If the layout of the site substantially changes, . additional review by the Commission and Council may be required unless staff is given some flexibility to consider (in advance) limited ability to vary some of the insubstantial review criteria, eg. granting further variation to open space because of the r.o.w. dedication. i u& aiI 4nnre u tt CG lines, ^ ( n -e6-4-6 (1,:x (Av4o K_ako 1-e,k . 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I..t • . a •. t:, , , _ .., „,_.filliF)....r____ .----",-,tor,„-Agere--- ''.- .77,-.43-,_ ri-eotirosi; i_____ ' -:-l'r "PilitillirAdiO.20121,211P.4k,____, ;k:,.7.,..._',.-AlIKANIP. w. 1-. red0110:42,451,41,211tglelk.'ITS 0'4 I• El I - ...---- -- .' .i,••..-,...., 1 IIIINNIAV Ntilid . 4 ' . •Ai 'z ED 'tit;. . . (If .ISI i t 1 1).‘44• A1i4 IS 1 +I ed 1 J 411 • / ; MEMORANDUM TO: Planning and Zoning Commission FROM: Kim Johnson DATE: Ocr°8, - 1991 RE: 100 Park Ave. Subdivision/PUD - tabled from September 3 , 1991 Summary: This item was tabled by the Commission in order to. give the applicant an opportunity to respond to certain items which concerned the Commission as well as some property owners from the surrounding neighborhood. The applicant submitted a revised site plan and accompanying letter (Attachment "A") . This information was forwarded to the Engineering Department for comment (Attachment "B") . Planning Staff's original memo dated 9/3 is also attached. The concerns of the Commission have been addressed by the applicant as follows: Driveway Designs and Curb Cut Widths: The revised plan shows that the drop-off along Park Ave. has been deleted. The roadway to the • north of the subject property has been determined to be Midland Ave. by the Engineering Department. The driveway into the project has been slightly revised but requires a variation for safety reasons. The applicant shall make a written application to the Engineering Department for this variance. Dumpster Location: A trash collection area had been indicated in the parking court, adjacent to the driveway. Landscaping: The revised plan shows six new trees outside of the property line to the east of the parcel. Plantings should be within the boundaries of the project. Any work within the City right-of-way requires permission from the City. Three small trees have been added to the south of the relocated cottage as a buffer for the home next door. A detailed landscape plan will be submitted prior to final plat review according to the applicant. Setback from South Property Line: The part of the townhome building nearest to the south property line has been moved back one or two feet in response to the adjoining neighbor's concern. Pedestrian Access to Parking: In response to concerns about the awkward access from the affordable dwelling units to their parking spaces behind the townhomes, the applicant has added a sidewalk around the east side of the freemarket units. Staff realizes however that the roof will dump snow along that side of the building. This situation should be remedied to insure that the • walkway is functional year-round. The previously proposed walkway on the south side of the townhomes will remain. Exercise Room J Density: The applicant correctly states that the land use code does not prohibit other living spaces such as library, dens, exercise rooms, etc. Any conversion of these types of spaces , to bedrooms would be a. zoning enforcement issue. Staff strongly feels that a statement should be included on the plat and within the Subdivision Agreement which declares that the exercise room shall not be converted to a bedroom without appropriate approval through the Planning Office. Other Staff Comments: Right-of-Way Acquisition: Engineering comments state that the 24 ' Park Ave. right-of-way is severely deficient. Subdivision regulations requires a 80 ' r.o.w. for a collector street. Park Ave. functions as a collector street based on amounts and types of use. To the north of the subject property the r.o.w. is 60' . To the south, it is 50 ' . In consideration of the subdivision regulations, the applicant is required to dedicate r.o.w. to Park Ave. The amount required by code is 28 ' (that being half of the 56 ' difference between the 80 ' required r.o.w. and the 24 ' existing r.o.w. ) . The code does not specify a variance process to allow reduced r.o.w. dedications specific to a situation such at this case. The Engineering Department would consider a lesser dedication given on the realities of the situation along the rest of Park Ave. and the character of the neighborhood. Based on a dedication of 28 ' to Park Ave. , the loss of lot area to the subject parcel will result in a loss of allowable floor area and density for the site as follows: 14, 090 s.f. (gross lot area) - 3 , 080 s. f. (28 ' x 110 ' area of r.o.w. dedication) 11, 010 s. f. (net lot area) Maximum FAR within the R/MF zone is 1: 1 (11, 010 s.f. ) Current proposed FAR is 12 , 510. The project FAR would be reduced by 1,500 s.f. Based on minimum lot area requirements per dwelling unit, the loss of lot area shown above would reduce the development by 11, 010 s. f. (net lot area) - 2, 500 s. f. (lot area req'd for 2 - 1 bdrm. aff. units) 8, 510 s. f. 2 , 100 s. f. (lot area req'd for a 2 bdrm. dwelling unit) 4 . 05 (number of 2 bdrm. free market units allowed) 2 This. a reduction of one free market unit from the current proposal of five units. Attachment "C" shows the site plan and land affected by the 28 ' r.o.w. acquisition. If a mechanism is found to accept a reduced r.o.w. dedication based on function and local conditions, Engineering would prefer working towards a 60 ' r.o.w. This would required the subject parcel to give 18 ' along the length of the western side of the lot. The impacts to the lot's development capacity would be: 14, 090 s.f. (gross lot area) - 1,980 s.f. (18 ' x 110 ' area of r.o.w. dedication) 12, 110 s.f. (net lot area) Maximum FAR within. the R/MF zone is 1: 1 (12 , 110 s.f. ) Current proposed FAR is 12, 510. The project FAR would be reduced by 400 s.f. Based on minimum lot area requirements per dwelling unit, the loss of lot area shown above would reduce the development by 12, 110 s. f. (net lot area) - 2, 500 s.f. (lot area req'd for 2 - 1 bdrm. aff. units) 9, 610 s.f. 2, 100 s. f. (lot area req'd for a 2 bdrm. dwelling unit) 4. 57 (number of 2 bdrm. free market units allowed) This a reduction of one free market unit from the current proposal of five units. Attachment "D" shows the area affected by a 18 ' dedication towards a 60 ' r.o.w. Staff is researching this situation with the Legal Department and will present any additional information at the October 8 meeting. Construction Parking: Since the September 3 , 1991 Commission meeting, a neighbor (who was not at the meeting) called with a concern about contractor parking during construction of the project. He said that when the luxury duplex was built in the 200 block of Midland Ave. a couple of years ago, several blocks of the street were clogged with vehicles for the whole building season. There was a problem with these trucks and cars blocking driveways and parking on lawn areas. He wanted the Commission to 3 1111 consider , some kind of parking mitigation for the construction period of this larger development. •Staff agrees that parking mitigation for construction workers should be considered. Since the project is located on a RFTA shuttle route, it would be a worthwhile consideration to require all non-essential vehicles to park at the Rio Grande parking garage, and workers bus or carpool to the site. Essential vehicles would be those with supplies and tools which could not be carried with a worker riding the bus. Delivery vehicles could park on the street only during actual deliveries. The site should also contain some construction parking within the future townhome parking area. Fence Along Park Avenue: Staff would like the applicant to reconsider the location of the decorative fencing in relation to the sidewalk. Because the sidewalk passes between the fence endposts, users will probably feel that they are entering private yard space and veer into Park Ave. rather than "trespass" . Revised Conditions of Approval: Based on the revised plan and comments from Engineering and neighbors, Planning recommends the following list of conditions for approval of Subdivision, PUD Development Plan (including variation to the minimum open space requirements) and GMQS Exemption for Affordable Housing: 1. Prior to final approval by City Council, this project shall receive GMQS Exemption from the Planning Director for replacement of existing residential units. 2. The . Subdivision/PUD Agreement shall contain language that restricts the exercise rooms in the free market units from being converted into bedrooms without appropriate approvals through the Planning Office. 3. Prior to rcvicw by City Council, the applicant shall indicatc 3. All Uniform Building Code requirements shall be met with the renovation of the historic building. 4. The deed restricted units must meet all applicable housing guidelines. 5. Prior to issuance of any building permits for the project, deed restrictions for the . category 1 and category 3 units shall be approved by the Housing Authority and recorded with the Pitkin County Clerk and Recorder. Proof of recordation shall be forwarded to the Planning Office. 4 7. The applicant shall study othcr pedestrian accea3 options between the affordable and their parking spaces •behind the free market structure. A report on the findings shall be provided to the Planning Office at lest two weeks prior to the Council hearing. 6. The driveway curb cut shall be reduced to 18 ' or to the Satisfaction of the City Engineer The applicant shall file a written application with the Engineering Department for a variance of the requirements in Municipal Code Section 19-101 requiring an eighteen foot driveway prior to issuance of a building permit. • to final approval by City Council, this detail must be omitted from the final Subdivision Plat and PUD Plan. 7 . The applicant shall consult the City Engineer for design consideration of development within the public right-of-way. Permits must be obtained from the City Streets Department for any work or development done in the right-of-way. 8. Prior to issuance of any building permits, a drainage plan/drywell system shall be approved by the City Engineer. 9. The proposed transformer easement location shall be finalized with the City Engineer-Holy Cross prior to recordation of the Final Plat. 10. A residential fire sprinkler system is required for the five unit building. 11. All associated connection fees must be paid prior to connection onto the Aspen Consolidated Sanitation system. 12 . Prior to approval of the Final Plat, the Planning Office shall approve a landscaping plan for recordation with the PUD Plan (which shall be filed concurrently with the Final Plat) . Additional vegetation, including trees, shall be added to the landscape plan specifically along the south side of the affordable housing units and along the east facade of the free market unit adjacent to Midland Ave. 13 . Any trees of 6" caliper or greater which are removed from the site must receive a tree removal permit from the Parks Department. 14. A parking mitigation plan for the construction period shall be included in the Subdivision/PUD Agreement. This plan shall describe limits for on-street parking of essential construction vehicles and require the use of mass transit and/or carpooling by the contractor's labor force. 5 • • 15. Street rights-of-way surrounding the property must be correctly identified. 16. Twenty-eight (28) feet of property running along the western property line must be dedicated to the City for expansion of the Park Ave. right-of-way. The project shall be redesigned to compensate 'for the loss of FAR and density. This may require reconsideration through the PUD/Subdivision process. 17. Within 180 days of approval by City Council, the Subdivision/PUD Agreement, Final PUD Plan and Final Plat must be recorded with the Pitkin County Clerk and Recorder. Failure to do so will render any approvals invalid. 18. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission, City Council and Historic Preservation Committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Attachments: "A" Revised Site Plan and Development Information "B" Referral Comments from Engineering "C" Site Plan Showing R.O.W. Acquisition (28 ' ) "D" Site Plan Showing R.O.W. Acquisition (18 ' ) September 3 , 1991 Planning Office. Memo 6 • •- VI:611/14CArr �.4-" •-1 SEP 1 61991 VANN ASSOCIATES, INC. Planning Consultants September 16, 1991 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: 100 Park Avenue GMQS Exemption Application Dear Kim: Attached for your review are three (3) copies of the revised site development plan for the 100 Park Avenue project. Please note that the site plan has been revised to address several of the staff's prior review comments. As the plan illustrates, the proposed pedestrian drop-off area has been eliminated, and the driveway curbcut reduced to eighteen (18) feet. In addition, an area has been designated for trash collection purposes. The area is readily accessi- ble to BFI trash collection vehicles, and will be visually screened from the street. These three (3) revisions address, I believe, the Engineering Department's recommended condi- tions number 3, 8 and 9 of your P&Z memorandum. In response to condition number 7, the site plan has been revised to include a ;pedes`tralklloto the project's affordable housing parking spaces. The new walkway places the two (2) affordable housing units within approximately two 0 hundred (200) feet of their designated parking spaces. This distance is . similar to that which could be achieved via a mid-project alignment, but does not require further reduction in the project's usable open space. While accessibility to the spaces is arguably less than desirable, it nonetheless serves as an effective auto disincentive, given the proximity of the Hunter Creek bus route to the property. Additional revisions to the site plan include the depiction of dd4tAonITI lan°dscaVr g; .the r ea�,l g � ninent f the Park'Av n e stidewakl'k and a small in rease n, the.��pro, ect re�avr u��y�a>rd? setback Pursuant to condition�"'number' 15, additional lain sca"' n is proposed along the south side of the afford- 230 P P 9 230 East Hopkins Avenue•Aspen, Colorado 81611 •303/925-6958 o Ms. Kim Johnson September 16, 1991 Page 2 able housing units and adjacent to the Midland Avenue right- of-way. This landscaping will be included in the detailed landscaping plan to be submitted prior to final plat review. The sidewalk realignment is dictated by the removal of the pedestrian drop-off. The increased setback is in response to an adjacent neighbor's comments at the public hearing. With respect to the third bedroom issue, it is the applican- t's position that the Land Use Regulations do not prohibit the inclusion of living spaces such as a library, exercise room, office, den, etc. in addition to a dwelling unit's allowed bedrooms. While it is arguable that such spaces could be illegally converted to bedrooms, this issue is more appropriately addressed through zoning enforcement. To preclude, for example, a two (2) bedroom unit from containing a den simply because a subsequent owner may illegally convert the space to a bedroom is unreasonable. The space in question does not meet the Zoning Department' s definition of a bedroom and, therefore, is permitted pursuant to existing zoning regulations. Should you have any questions, or require additional informa- tion, please do not hesitate to call. Very truly yours, VANN ASSOCIATES, INC. 1, nny Va /AICP SV:cwv cc: David Gibson Margaret Stanzione • . PARK AVENUE ) . . -,_ ri....1 a /11111111" 114 a . • . : ' ,' 111 Ell --: .2 II - 1III [Illy ' . te ' V TII I I li , p..ft itrillidal IUUUII M !i11dI1iII1 " g til • �� � ' IIIIi 111' F. . 1 { ` r%s '1 = ra 4 ��som...-....... �i� ?�Illlillll1 {411 I '3 q , -,F � 1i�1-2-M1IIIII1111111 ; • • 1 P ® 11; ;! elilllll111 i 1 till111111111111111 • i I n IIMMIIIIMI_alAIMS • 1 • _ . i � __-----_�-----I 10.33 • ^ MI0I.AN0 AV ONUg. IL kitamm. 100 PARK AVE - — ----,—'° "1B° 1_1LZ9L42 wee 10/3/90 +La et_9� GIBSON & RENO • ARCHITECTS ale�."`°"`°° "AW`".l° 1',,�"`' -"° • Affii-cm6di MEMORANDUM To: Kim Johnson, Planning Office From: Rob Thomson, Project Engineerf Date: September 26, 1991 Re: 100 Park Avenue - second review Having reviewed the applicant's revisions and making another site inspection, the engineering staff has the following comments: 1. The applicant has agreed to meet the code requirements for the driveway curb cut of eighteen feet. Do to existing site conditions the configuration of the driveway presents potential dangerous conditions when entering or exiting the project from/to the east. The engineering department requests that the applicant file a written application with the engineering department for a variance of the requirements in 19-101 requiring an eighteen foot driveway. 2 . With reference to the engineering department' s memo of May 31, 1991 item 8, the applicant must work out the transformer easement, if one is required, with Holy Cross. The engineering staff' s only requirement is that the easement be recorded on the final plat. 3 . The right-of-way widths indicated on the plat do not agree with city engineering department records. The 24 foot ROW appears correct. The 30 foot Midland ROW appears to be incorrect. The unnamed street was platted by Midland Subdivision as Midland Avenue. The ROW width for that street must also be indicated. 4. The municipal code, Section 24-7 . 1004 .C. 4 .a. (3) requires an 80 foot wide ROW for a collector street. Therefor the city must require an 28 foot ROW dedication from property owners on each side of the street. This would result in an unbuildable lot on the west side. If road improvements are contemplated in the future, the parcel might need to be purchased, or perhaps the parcel can be reconfigure with portions of adjacent parcels. The city is in a similar ROW position at the Garrisch parcel where . the city will acquire ROW at such time as the existing structure is demolished. • Some ROW dedication is logical both for possible future street widening and so that the proposed sidewalks would then be within the public right-of-way. However, there is a portion of one building that is indicated to be in this area. / • • Attachment "A" q . • This ROW design would also result in a significant reduction in the applicant's property. There is a possibility of considering a fifty foot wide ROW. This would result in a thirteen foot ROW dedication. The applicant will need to submit a request for a variation from subdivision requirements. The ROW width above the project is 60 ' and 50 ' below the project. The engineering and planning staff are willing to entertain a 50 ' ROW variation request, however the request will require specific approval froi " Jo1- council. OP�l�able The pedestrian walkway and bikeway system identifies Park Avenue to be a primary(commuter) pedestrian route. 4 . The engineering staff would like to include the following as general comments to the application: A. This property is currently poorly maintained in the ROW adjacent to the property. The applicant is reminded that maintenance of the public ROW adjacent to a property is the responsibility of the property owner. The applicant is also advised that the design of the ROW must be such as not to restrict appropriate pedestrian use so that pedestrians are not forced to walk on the streets. B. 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PUBLIC NOTICE RE: 100 PARK AVENUE SUBDIVISION CONSOLIDATED CONCEPTUAL AND FINAL PUD AND GMQS EXEMPTION NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, August_ 6;T99lat a meeting to begin at 4:30 pm before the Aspen Plaririing &—Zoning Commission, 2nd floor meeting room, 130 South Galena Street, Aspen, Colorado to consider an application submitted by Margaret Stanzione requesting approval of Subdivision Consolidated Conceptual and Final PUD and GMQS Exemption for Affordable Housing for the metes and bounds property located at 100 Park Avenue, Aspen. The applicant proposes 5 free-market units and 2 affordable housing units. For further information, contact Kim Johnson at the Aspen/ Pitkin Planning Office, 130 S. Galena St. , Aspen, CO 920-5090. s/Jasmine Tygre, Vice-Chairman Planning and Zoning Commission f _ ( u,„ / J , • -14,10, 0 '. v-i AA. 4 , emhy-Aphyt (.._ ,,,,,,,, k , / 00 (AA 0,1Ait cd 914 i ii 0 AO C Cam !/ f / , 1 coser: I I , t,cri, e 0 b IP 4.0-11:- --/-,%'.e.- , I/ (lid - • o / twr' 4 /1 ' / / / - , I ' ;, ,/ • / _ I Ei - 7275zy-wt ---. /4, , fi1 -,,,,Lev 6— -t—g/s 'j I , 0 , 1 --PL rou2 ii c *'� l�~� ICJ 2 ea VANN ASSOCIATES, INC. Planning Consultants May-2'0, 19-9-1—\ HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: 100 Park Avenue GMQS Exemption Application Dear Kim: As you know, the 100 Park Avenue property is zoned R/MF, Mandatory PUD. While I discussed the proposed development's compliance with the PUD requirements of the Land Use Code, I failed to request that the application be processed as a two (2) step PUD approval. Pursuant to Section 7-903 .C. 3 . of the Code, the Planning Director may permit an applicant to consolidate conceptual and final development plan review. As I believe that all submission requirements of final PUD development plan review are addressed in our application, a consolidated approach would appear to be appropriate for the project in question. I would also like to take this opportunity to comment regarding the information contained in Table 2, Page 18, of the application. Please note that replacement housing unit B was designed to contain six hundred and ten (610) square feet of net residential area. It has come to my attention, however, that the Housing Authority's net livable square footage guidelines were revised in March of this year to include separate size requirements for Categories' #2 and #3 . The revisions in question reduced the maximum size of a Category #1 unit from six hundred (600) to five hundred (500) square feet. As Unit B exceeds this figure by one hundred and ten (110) square feet, the Applicant will either redesign the unit to reduce its size, or limit the square footage on which rent will be calculated to the maximum allowed. The revisions have no effect on the proposed size of Unit A. Please do not hesitate to call should you have any questions, or require additional information. I would appreciate it if 230 East Hopkins Avenue•Aspen, Colorado 81611 •303/925-6958 I 410 Ms. Kim Johnson May 20, 1991 Page 2 you would let me know regarding the appropriateness of using the consolidated PUD process in the application's review. Very truly yours, VANN •.,;,.SOCIATES, INC. Sunny Vann 1CP SV:cwv cc: Augie Reno Margaret Stanzione V* _ . • ;� 411 • ' • Aspen/Pit , , 4"Et'i ` - ', ping Office 130 b� 3 rs �: 9 treet tin, 'F, .,.--... '.... AS C `?1_$ 1611 (303) 9 I + z ,► �~ 920-5197 , January 31 .1591 Mr. Sunny Vann Vann Associates, Inc. ` 230 East Hopkins Street Aspen, CO 81611 • • Dear Sunny: • At 100 Park Avenue, Aspen, Colorado, I agree that there currently exists a legal five (5) unit multi-family structure. As per / policy, this dwelling unit count is verified by a legal building / permit dated October 10, 1972, signed by C. H. Meyring a former Chief Building Inspector. Other information reviewed supports this decision. This letter only verifies to you that there exists, at this time, five (5) legal dwelling units at 100 Park Avenue. Sincer , . Bill Drueding Zoning Enforcement Officer cc: Amy Margerum, Planning Director Kim Johnson, Planner Leslie Lamont, Planner Francis Krizmanich, Zoning Officer g�recycled paper VANN ASSOCIATES, INC. ZONING Planning Consultants OCT2 9 199 0 ` October 29, 1990 G R auarr Ft HAND DELIVERED Mr. Bill Drueding Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: 100 Park Avenue/Dwelling Unit Verification Dear Bill: The purpose of this letter is to request verification of five (5) multi-family dwelling units which are located at 100 Park Avenue in the City of Aspen. My client, the prospective purchaser of the property, proposes to reconstruct the existing units pursuant to Section 8-104 .A. 1.a. of the Land Use Regulations and the requirements of Ordinance 90-1, which established the City' s so-called "Housing Replacement Program" . As the reconstruc- tion of such units is exempt from growth management, the Planning Office has requested that you verify the legality of the units prior to our preparation of the required land use applications. The following information is submitted in support of the requested verification. Building Department Records I have reviewed the files contained in the building depart- ment which are relevant to the property and issue in ques- tion. As the attached materials indicate, a foundation permit (#265-72) was issued to William Lane, the owner of the property, on June 23 , 1972 to accommodate a house which he proposed to move to the site from 636 East Main Street. A permit to move the house (#277-72) was issued to Mr. Lane on June 26, 1972 , and the house was relocated the following day. On October 26, 1972 , a building permit (#501-72) was issued to Mr. Lane for the renovation of the relocated structure and the construction of an addition thereto. Please note that the permit specified that three (3) units were to be added to an existing duplex which was located on the property, and 230 East Hopkins Avenue•Aspen, Colorado 81611 •303/925-6958 . ® Mr. Bill Drueding October 29, 1990 Page 2 that a total of five (5) units would result from the contem- plated construction. The owner's intent to construct three (3) additional dwelling units is further confirmed by a water tap permit (#0398) , which was issued on October 31,1972, and a plumbing permit (#527-72) which was issued on November 1, 1972 . Both permits clearly indicate that three (3) bath tubs, toilets, wash bowls and sinks were to be installed. A Certificate of Occupancy was granted for the improvements made pursuant to building permit #501-72 on July 11, 1975. As noted previously, the-re are in fact five (5) separate- dwelling units presently located on the property. All of the units have there own access and contain a bedroom, kitchen and bath. As such, the units meet the definition of a residential unit contained in Section 3-301 of the Regula- tions. It should also be noted that each unit is separately metered for electrical purposes. Tax Assessor's Records I have also reviewed the records contained in the County Tax Assessor's office. The property has been continuously taxed as a five (5) unit apartment complex since 1975, the earliest record which is apparently readily available. A schematic drawing contained in the file indicates that two (2) units are contained in the original duplex (which dates from the 1900 's) , one (1) unit is contained in the relocated house, and two (2) units are contained in the cinder block addition approved pursuant to building permit #501-72 . In addition, a photo dated December 1975 depicts all three structures as being in place when the picture was taken. Planning Office Records The "Aspen Land Use Inventory" prepared by Joe Wells in the spring of 1975 indicates the presence of a multi-family structure on the property. The detail unit tabulation sheets which would identify the number of units in the structure, however, are apparently missing. Joe' s notes, however, refer to two story and a one story structures tied together with a one story masonry addition. This notation is verified by the 1975 picture contained in the Assessor's office which clearly depicts the structures in question. The Building Department files also contain a letter (see copy attached hereto) dated October 24, 1980 from Joe Wells, the Assistant Planning Director at the time, to William Lane regarding the development potential of a parcel of land Mr. Bill Drueding October 29, 1990 Page 3 located across the street from the subject property. Included in the letter is a specific reference to the building permit which authorized the addition of three (3) units to the existing duplex. Summary Based on the above, I believe that all five (5) existing dwelling units can be legally reconstructed pursuant to the provisions of Section 8-104 .A. 1.a. of the Regulations. The original duplex structure located on the property dates from the 1900 ' s. Three (3) additional units were legally con- structed . pursuant. to valid building permits in 1972 and a Certificate of Occupancy was issued in 1975. In addition, the property has been taxed as containing five (5) dwelling units since at least 1975. Similarly, the Planning Office's 1975 land use inventory confirmed the presence of multi-family units on the property. As the construction of the units obviously predates the adoption of the City' s growth management regulations in 1977, the units are eligible for reconstruction exempt from GMQS procedures. Should you wish to inspect the units, I would be pleased to arrange for a site visit. As we wish to proceed with our land use application in a timely manner, I would appreciate your confirmation of the unit count at your earliest conve- nience. Should you have any questions, or require additional informa- tion, please do not hesitate to call. Thanks again for your assistance. Very truly yours, VANN AS •OCIATES, INC. Sunny Vann, - ICP SV:cwv Enclosures cc: Kim Johnson David Gibson -• SThIi65 I 2 B.I. BUILDING INSPECTION DEPARTMENT © CITY öASPEN _ COUNTY OF PITKINQ, OLORADO • AR4 21-72 2G907 a;=A*X10.0( ADDRESS GENERAL OF JOB. 100 No. Park Ave. • CONSTRUCTION II ( 2P�ERMIIT r— WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESLRIat I BELCAZ 7179# ***w; Ls.a. CLASS OF WORK: NEW ❑ ADDITION (ii ALTERATION ❑ REPAIR❑ MOVE C$ WRECK ❑ OWNER . NAME William I. Lane ADDRESS PO 346 PHONE of LICENSE LICENSE NAME (AS LICENSED) self CLASS NUMBER ✓ INSURANCE AC••- ADDRESS . PHONE ❑• Z O SUPERVISOR - o FOR THIS JOB NAME DATE CERTIFIED • LEGAL S .E. 4 of Sec. 18 TIOS R 84W Part of Mascotte Claim DESCRIPTION LOT NO. BLOCK NO. ADDITION SURVEY ATTACHED E, DESIGN A Llc. BY James R. Allen BY self PE NO. AREA(S.F.) , NO. TOTAL OCCUPANCY AT GRADE 44 (FEET) STORIES UNITS 1 GROUP DIV. BASEMENT FIN. ❑ GARAGE SINGLE ❑ ATTACHED❑ TOTAL TYPE ,I FIRE . ri6INFIN. ❑ no DOUBLE ❑ DETACHED❑ ROOMS 3 CONSTR. 1 ZONE 3 DEPTH FIRST SIZE SPACING SPAN AGENCY AUTHORIZED DATE BELOW p BY Z GRADE 18 g FLOOR O N REVIEW EXTERIOR •I.- I"" FOOTING — CEILING Z SIZE O ZONING O -'+ Z EXTERIOR CONC. ❑ PARKING • FON. WALL ROOF O THICKNESS MAS'Y ❑ - LL THICK CAISSONS ROOFING PUBLIC HEALTH SLAB ❑ '8 GR.BEAMS ❑ MATERIAL existing MASONRY ABOVE ABOVE ABOVE ENGINEERING EXTERIOR THICKNESS IST FLR. 2ND FLR. 3RD FLR. WALL STUD SIZE ABOVE ABOVE ABOVE & SPACE 1ST FLR. 2ND FLR. 3RD FLR. REMARKS moved from 636 East Main 4 wMA 0-y. ?° \ Q .\\ NOTES TO APPLICANT: FOR INSPECTIONS OR INFORMATION CALL 925-7336 FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR VALUATION COMPLIANCE WITH THE UNIFORM BUILDING CODE, THE COUNTY ZONING RESOLUTION OR CITY 2000.00 ZONING ORDINANCE, AND ALL OTHER COUNTY RESOLUTIONS OR CITY ORDINANCES WHICHEVER OF WORK APPLIES.' SEPARATE PERMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS, PLAN TOTAL FEE SWIMMING POOLS AND FENCES. PERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK IS STARTED. FILED T P <7 26.o U REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. DOUBLE CHECK ❑ a, I Q.O O rtc- ALL FINAL INSPECTIONS SHALL BE MADE ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. FEE ❑ CASH ❑ ob THIS BUILDING SHALL NOT BE OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.❑ BUILDING DEPARTMENT PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME. � 3 -� SIGNATURE `--,� / s OF ✓ D APPLICANT' ��,� � `� APPROVAL. BY DATE • DATE PERMIT NO LICENSE # RECEIPTS CLASS AMOUNT THIS FORM IS A PERMIT ONLY x_21-72265-72 WHEN VALIDATED HERE • .....(June) 14/651 2 B.I. B DING INSPECTION DEPARTM T CITY OPEN - COUNTY OF PITKINn, CIRADO C GENERAL A WRESS CONSTRUCTION Of JOB \ 00 f)Ckr 0I-� PERMIT WHEN SIGNED AND VALIDATED BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW. CLASS OF WORK: N EW O *** ADDITION O ALTERATION O REPAIR 26-72 MOVi 94 WRECI NE h OW PHONE NAME � ADDRESS LICENSE LICENSE oz CLASS NUMBER P. NAME (AS LICENSED) r AateiLYX.4-we ' INSURANCE U 4 . [ V I- ADDRESS PHONE O SUPERVISOR DATE CERTIFIED u FOR THIS JOB NAME LEGAL LOT NO. BLOCK NO. BY URVEY ATTACHED 111 DESIGN A LIC. S BY PE NO. AREA(S.F.) I HEIGHT NO. TOTAL OCCUPANCY STORIES UNITS GROUP DIV. . AT GRADE ❑ (FEET) FIRE FIN. ❑ I GARAGE SINGLE ❑ ATTACHED❑ TOTAL ZONE BASEMENT TYPE UNFIN. DOUBLE ❑ DETACHED❑ ROOMS CONSTR. SIZE SPACING SPAN AGENCY AUTHORIZED DATE DEPTH FIRST BY Y BELOW FLOOR BUILDING . Z GRADE Vf REVIEW O EXTERIOR FOOTING N CEILING SIZE 0 ZONING FC SIZE 0 Z EXTERIOR CONC. CI PARKING • FON. WALL ROOF O THICKNESS MAS'Y ❑ La. PUBLIC HEALTH SLAB CAISSONS ROOFING THICK ❑ &GR.BEAMS O MATERIAL """" ABOVE . ENGINEERING MASONRY ABOVE ABOVE 3RD FLR. EXTERIO THICKNESS 1ST FIR. 2ND FIR. WALL STUD SIZE ABOVE ABOVE ' ABOVE E P CE 1ST FLR. 2ND FIR. 3RD FLR. • REMARKS . k.0 3 L. >--- fiuti,,_ -?1---L-1-- • NOTES TO APPLICANT: FOR INSPECTIONS OR INFORMATION CALL 925-7336 VALUATION FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR COMPLIANCE WITH THE UNIFORM BUILDING CODE, THE COUNTY ZONING RESOLUTION OR CITY ZONING ORDINANCE, AND ALL OTHER COUNTY RESOLUTIONS OR CITY ORDINANCES WHICHEVER OF WORK APPLIES PLAN TOTAL FEE SEPARATE PERMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS, FILED T P �' SWIMMING POOLS AND FENCES. PERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK IS STARTED. I LED l CHECK ❑ REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. FEE ❑ CHECK ❑ $ v ALL FINAL INSPECTIONS SHALL BE MADE ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. • 0-0 THIS BUILDING SHALL NOT BE OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.O BUILDING DEPARTMENT PERMIT SUBJECT TO REV CATION OR SUSPEN/'aN FOR VIOLATION OF ANY LAWS GOVERNING SAME. / `�j_ SIGNATURE /`� OF , ' a4C- APPROVAL BY DATE I C ( Or APPLICANT: DATE PERMIT NO. LICENSE # RECEIPTS CLASS AMOUNT THIS FORM IS A PERMIT ONLY WHEN VALIDATED HERE 6.2 e.12. fl•-i--1 Z • .." . . . III ...., • / ' /4/ ,// ) SIGNATURES OF RELEASE FOR HOUSE MOVING PERMIT -Date - / \W-- House to be moved from to ' i iv At Route Lb, - IL '71.A.A-____ 1714...gi_, # ,... • r • / ' Date & Time House to be moved Approved: • Ah. .%1 peb" ce Department . - Q_ 9,....„• )_..... AA— B c..... Te eLt, one Co. • / E/ectrIc Co. • •// - . Zedide.rn ,/,4Lciliz,./.4.,, - Ca. e .V. • ' CITY OF AS COUNTY OF PITKINI I, LULUKAUU GENERAL LESS CONSTRUCTION OB 100 No. Park nCT 31- e9 9 'B# 180.30 N INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW. BY BUILDING WHEN SIGNED AND VALIDATED _ S OF WORK: NEW ❑ ADDITION [$ ALTERATION ] REPAIR❑ MOVE ❑ WRECK ❑ IER PO 346 oNE �>,nJ40 NAME Wme H. Lane ADDRESS OCT 16-fi glee# LICENSE LICENSE self CLASS NUMBER NAME (AS LICENSED) INSURANCE _ ADDRESS PHONE ❑ SUPERVISOR DATE CERTIFIED FOR THIS JOB NAME ■L ADDITION :RIPTION LOT NO. BLOCK NO. 1 VEY ATTACHED ❑ DESIGN A uc. none-see Permit H.• BY Wm. e Lane PE NO. LADE 1008 SQ.f t e (FEET) 12 HEIGHT NO. TOTAL OCCUPANCY \ (S.F.) 1 UNITS 5 •GROUP �[' DIV. • TYPE y'�v1 FIRE _ FIN. ❑ GARAGE SINGLE ❑ ATTACHED❑ TOTAL TYPE . r 1 I ZONE EME no UNFIN. ❑l no DOUBLE ❑ DETACHED❑ ROOMS nn SIZE SPACING I SPAN AGENCY AUTHORIZED DATE DEPTH BELOW II FLOOI�X8 16t1 12 ' BUILDING BY GRADE 18 y1 REVIEW ' EXTERIOR F . N CEILING FOOTING 10x18t1 G 3x10 2 1 12 ' ZONING EXTERIOR CONC. ® PARKING ' TH CKN SD lk o MAS'Y ❑ ROOF PUBLIC HEALTH THICK CAISSONS ROOFING SLAB ❑ 8 GR.BEAMS ❑ ;MATERIAL Built up tar-asphalt ABOVE ENGINEERING MASONRY ABOVE ABOVE 3RD FLR. - ' ERIO THICKNESS 1ST FLR. 2ND FLR. LL STUD SIZE ABOVE ABOVE ABOVE & SPACE 1ST FLR. 2ND FLR. 3RD FLR. / AARKSSee Foundation Permit #265-72e (House moved on C _ )undation}Adding 3 units to an existing 2 family 4ellinge See Attached plans • 1 . )TES TO APPLICANT: )R INSPECTIONS OR INFORMATION CALL 925-7336 )R ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR VALUATION OMPLIANCE WITH THE UNIFORM BUILDING CODE, THE COUNTY ZONING RESOLUTION OR CITY y )NING ORDINANCE, AND ALL OTHER COUNTY RESOLUTIONS OR CITY ORDINANCES WHICHEVER OF WORK 21,500. PPLIES PLAN TOTAL��E 1PARATE PERMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS, FILED T P �' TA NIMMING POOLS AND FENCES. ERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK IS STARTED. DOUBLE CHECK ❑ 80 0 00p1Ck SQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. p?o,,lD U.FINAL INSPECTIONS SHALL BE MADE ON ALL.ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. FEE ❑ CASH ❑ -J •HIS BUILDING SHALL NOT BE OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.❑ BUILDING DEPARTMENT ERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME r\ --\ r i D.-1b-� ;NATURE J OF APPROVAL BY VVV DATE PLICANT: �� DATE PERMIT NO. LICENSE# RECEIPTS CLASS AMOUNT HIS FORM IS A PERMIT ONLY WHEN VALIDATED HERE > 10-13-72 501-72 . v INSPECTOR'S COPY ® CITY ,t -4t_ a SY�, aspen,col . -,.Y • asp �a;«�',-�'� sn box APPLICATION ;AND ;;PE,RMIT'FOR WATER TAP _; (NAME OF APPLICANT , .: - ._..:.i/� _ NO. 0 3 9 8 jL/i'-"_-T";�'`<.n' `,-�L� � DATE OWNER OF PREMISES /O/?//7 Z_ ', . .• TAP;LO.CATION . . : . • - : . . LOT BLOCK SUBDIVISION STREET ADDRESS �v /O C SID . I---- — t ; .;L: ' --- : --. _.. . .....COMPUTATION_OF<-FEE::..:- ,:i.,t'.;. . __.._. - <"" SCHEDULE NUMBER O EACH AMOUNT OF," TOTALS ITEM NO. VALUE OF POINTS' f POINTS POINT' BEDROOMS ., / gl.–. FIRST /.. .E;,/ Ci. L GAG' t/O KITCHENS . ._ -9 --F NEXT - _ I . LIVING-DINING COMB. o/-' / T— I ' LIVING ROOM(SEPARATE) / i NEXT . . ,. . _ - DINING ROOM(SEPARATE) ---I TOTAL TAP ''FEE GARBAGE DISPOSAL I SIZE OF TAP I ' - /141 ee DISHWASHER I AUTOMATIC WASHER ' . - IMPORTANT BATH TUB-SHOWER ^! ��' TOILET-URINAL `? 3I TAP FEE IS SUBJECT TO REVISION UPON I i� SURVEY OF COMPLETED STRUCTURE. ALL LAVATORIES 3 / ADDITIONS TO STRUCTURE AT LATER SINK / DATES ARE SUBJECT TO AN ADDITIONAL SWIMMING POOL FEE AS DETERMINED BY THE TAP FEE SCHEDULE. THIS TAP FEE IS IN ADDITION AUTOMATIC FIRE CONTROL TO ANY SPECIAL PAYMENT FEES WHICH MAY BE APPLICABLE. -1 . `TOTAL /Z_ 4 THE TAP FEE IS PAID AND PERMISSION TO TAP THE WATER MAINS OF THE CITY OF ASPEN IS HEREBY GRANTED IN ACCORDANCE WITH THE ORDINANCES OF THE CITY OF ASPEN. ' kI • ' SI%OFA ( Y OF AS70 Zi//7 60Z_.■ / • DATE METER SERVICE X I FLAT RATE SERVICE OCATION STOMER NO. CUSTOMER COPY (4/651 4 8.1. BUILDING INSPECTION DEPARTMENT [ CITY ASPEN — COUNTY OF PITKIN , COLORADO ADDRESS PLUMBING OR OF JOB • 100 No. Park �T 31 •ipoM PsER�II * la WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW. CLASS OF WORK: NEW 0 ADDITIONS ALTERATION 0 REPAIR 0 MOVE ❑ WRECK ❑ OWNER NAME Wm. H9 Lane ADDRESS PO 346 PHONE cg LICENSE LICENSE H NAME (AS LICENSED) self CLASS NUMBER U H ADDRESS . • PHONE O SUPERVISOR U FOR THIS JOB NAME DATE CERTIFIED • PLUMBING DOMESTIC APPLIANCES FLOOR BSMT. 1 2 3 4 5 6 7 8 OTHERS NO. OF DESCRIPTION OF WORK AUTO. WASHER . UNITS BATH TUB 3 AUTOMATIC WASHER DRINK. FOUNTAIN DISH WASHER DISH WASHER FLOOR DRAIN WATER SOFTENER GARB. DISPOSAL OTHER- GREASE TRAP REMARKS SAND TRAP O:+ 1 SEWER-SANITARY 6 ' SEWER-STORM SHOWER SINK 3 SLOP SINK UNDERGROUND SPRINKLER SYS. ,�yy URINAL ..7 WASH BOWL 3 AGENCY AUTHBORIZED DATE WASH TUB WATER CLOSET 3 ZONING WATER / PUBLIC HEALTH DISTRIB. SYST. WELL STATE - - ENGINEER OTHER TOTAL FIXTURES It BY FLOORS TOTAL FIXTURES VALUATION d. ON JOB OF WORK' 3015-0 • 0-c'NOTES TO APPLICANT: FOR INSPECTIONS OR INFORMATION CALL 925-7336 PLAN TOTAL FEE THE VALUATION OF EACH OF THE ABOVE UNITS SHALL BE INCLUDED IN THE VALUATION OF WORK. FILED T P FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR d COMPLIANCE WITH THE TECHNICAL PLUMBING CODE REGULATIONS, PUBLIC HEALTH DEPARTMENT, DOUBLE CHECK ❑ STATE OF COLORADO, CITY OF ASPEN ORDINANCES, AND ALL OTHER COUNTY RESOLUTIONS, \`.0-c) 1..) CITY ORDINANCES, STATE LAWS, WHICHEVER APPLIES. FEE ❑ CASH ❑ V3 REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. Be PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME. BUILDING INSPECTION DEPARTMENT O A FINAL INSPECTION SHALL BE MADE BEFORE OCCUPANCY IS PERMITTED. /� u SIGNATURE - Gam'' , -( ///-7,_i u.1 DATE ... OF - 6� APPROVAL BY z APPLICANT: a �/yj - _ d CLASS AMOUNT THIS FORM IS A PERMIT ONLY DATE PERMIT NO. LICENSE RECEIPTS CL WHEN VALIDATED HERE ' 10-31-72 527-72 rr iit r r r 9„,0,......0-_,_,....‘1,.;0 • • • . . .. . .. .. .:. ✓_r1.b.r.✓.✓.J.-..r__r.J�r r ....r..r._, :i�ir:is i:i::.i;..✓ i ., i;ir:i ✓ i:r:,'i is J.✓:,%is i�i:is;,. s • s . .._ .• CERTIFICATE OF OCCUPANCY • , City of Aspen X Pitkin County J Colorado P - . art of Mascotte Plan . • I :`Date July 11, 1975 ' Lot 'Block 3• AtyT v.. V c This is 't.:-C•7. o Certify ''that _a certain structure' located .:^ :at 100 North Park Avenue 3. . and ; owned Uy: William H .. Lane ' :. .: elected• under Building . uilding .Pe•rmit No'.` 501=72 �••,l97�, complies. • ..X•s , r. Lth te. requirements of - the Uniform:Buil.di.ng Code:, 1970 • !; .Edition. ': ' ,t ' - ,,J ,k ` '. . .Occ;upancy . Croup $ .�_ • I C .t• Y� - }� .:. . ,�. ,j;,- S�' Type Construction N . C irk t Y a;> �. �.. .i, x. Fire Zone r ;' • t! I. I Cor,�►:ents. and :Restrict)... :::::-..i,.....,:::,-,--. 7.-.-.... - - IV is r • - t fir, • t I C' r'6�!^' it JAS ..,......„,4. ..--:::: L iN3 1 t -, a t m i. k + c •C.^ 1 _Ir{ •• fir• tt? ,.s t• .a�S t ;2.+h 1 .' { Y 4 1 r t * '• .'.v \_t• 1 r Y h°+7: l�-M?.'''''..'.n° i ' t 't- ...., 1: S i''�r13�+11',p:.' r }4 .a+ Ys 'r !� 4 J tit q r • ▪ tr is }�.t : Em?• °(4"`f`�.'tf45t? �:4t��,1 3q'` } '''144 signccI ,• 1 4 !..,::......,.,.,.......A.,-'..:' / --�. y F','t �S '+ lei- ...':"''''''..%".'''''''''''''''. 41'.':'''' ..t jk�+` ,`i i+S,rtR � .' :` L1` 1 t''�+ti � rti 1 (,ll l ti ^7^r"'"�— 4 1 )frky4• '�� •, ''''''''*!1•• •''•' ''.•':'‘;:.'•.n r s tt . is ,. -, r rt r it t f t k �11., 1 C.:4..,•,.t.2-•-•.,.,•7...,.111 >Ilc.c L4�19r 77F f .� "i""nt't`` 5 •;,; .- -f g d , . ,,i, y ., r j Y A q L • t Jrf. ;, i •t�..Y`11*r.F'.1 1 err f?k•:.: •• � y i 1"� t • t�•t • � t t • •> • ii�. �• a I'i�r • t �•t • r•tr c 1t ai 1 r 1 1•! •�' t ' 1 1 • '' I `r ! • 1 1 r .. 2 r • r 1 1 r r,4 'yj�� • - - -!t r ti r q >- . .� r r ;r Y:• fri r s v t i,�e RY. ••••• R`•S` G• p.C�Yr s R' (r+y; ,t•° t .•'••u.u` 1.,: P X?t. ,t 5•Y`i•4y..t�.�.4 Y - ti ",_ t "'• Ask Aspen/Pitkin Planning Office 130 south galena street aspen , colorado . 81611 October 24 , 1980 • Mr. William Lane 100 N. Park Avenue . . .. . Aspen, Colorado 81611 Dear Mr. Lane: My letter is in regard to your request for information regarding the development potential of your parcel of approximately 2900 sq. ft. west of Park Avenue. If the parcel west of Park Avenue has any development potential, we would agree with the interpretation of the former City Attorney that it would not be necessary to subdivide the tract west of Park Avenue from your other parcel east of Park Avenue to develop the parcel. That is the case because of your prior transfer of land to the City of the road right-of-way between the two parcels. The building inspector's records show, however, that you were issued a building permit in October, 1972 for your parcel east of Park Circle for the development of three dwelling units in addition to the then existing duplex. According to Clayton, the Code at that time required provision of one off-street parking space per dwelling unit. Therefore, if you can demonstrate an ability to provide 5 standard off-street parking spaces on the parcel east of Park Avenue, then the parcel west of Park Avenue would be a developable parcel. To the extent that the parcel west of Park Avenue is necessary to provide a portion of the 5 off-street parking spaces required with your prior approval, however, this would constrain the developability of the west parcel. A decision regarding this matter is the res- ponsibility of the Building Inspector and you should see if you can arrive at a decision with Clayton, as we would normally not be involved unless an application procedure is required. S cerely, . • Joe` ells / Assistant Director, Planning • cc: Bob Greuter Clayton Meyring IOW AN APPLICATION FOR GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION AND SUBDIVISION/PUD APPROVAL FOR THE 100 PARR AVENUE TOWNHOUSES Submitted by Margaret Stanzione P.O. Box 417 Toms River, NJ 08754 (908) 741-3900 Prepared by VANN ASSOCIATES, INC. Planning Consultants 230 East Hopkins Avenue Aspen, Colorado 81611 (303) 925-6958 411 PROJECT CONSULTANTS PLANNER Sunny Vann, AICP Vann Associates, Inc. 230 East Hopkins Avenue Aspen, CO 81611 (303) 925-6958 ARCHITECT David Gibson, AIA • Gibson & Reno Architects 418 East Cooper Avenue Aspen, CO 81611 (303) 925-5968 ENGINEER Jay Hammond, P.E. Schmueser Gordon Meyer, Inc. 1001 Grand Avenue, Suite 2E Glenwood Springs, CO 81601 (303) 945-1004 SURVEYOR John Howorth, P.L.S. Aspen Survey Engineers, Inc. 210 South Galena Street Aspen, CO 81611 (303) 925-3816 i 111 411 TABLE OF CONTENTS Section Page I. INTRODUCTION 1 II. PROJECT SITE 3 III. PROPOSED DEVELOPMENT 4 IV. REVIEW REQUIREMENTS 16 A. Growth Management Exemptions 16 B. Subdivision 20 C. Planned Unit Development 26 D. Vested Property Rights 31 APPENDIX A. Exhibit 1, Pre-Application Conference Summary Exhibit 2, Title Insurance Commitment Exhibit 3 , Permission to Represent Exhibit 4, List of Adjacent Property Owners B. Exhibit 1, Letter from Bill Drueding, Zoning Enforcement Office C. Exhibit 1, Existing Net Residential Area Computation Exhibit 2, Letter from Schmueser Gordon Meyer, Inc. ii • o I. INTRODUCTION The following application requests an exemption from the growth management quota system (GMQS) for the recon- struction of five (5) multi-family dwelling units located at 100 Park Avenue. A GMQS exemption for the provision of two (2) affordable housing units on the project site, subdivi- sion and planned unit development approval, and vested prop- erty rights status for the project's various land use approvals are also requested. An application to condomin- iumize the units will be submitted upon substantial comple- tion of the project's construction (see Pre-Application Conference Summary, Exhibit 1, Appendix A) . The application is submitted pursuant to Sections 8- 104.A. 1.a.4. , 8-104.C. 1.c. , 7-1004.C. and 7-903 of the Aspen Land Use Regulations by Margaret Stanzione, the prospective purchaser of the property. The owner of the property is William H. Lane (see Title Insurance Commitment, Exhibit 2, Appendix A) . The Applicant's representative is Sunny Vann of Vann Associates, Inc. , Planning Consultants (see Permis- sion to Represent, Exhibit 3, Appendix A) . A list of property owners located within three hundred (300) feet of the property is provided as Exhibit 4, Appendix A. The application has been divided into three (3) parts. The first part, or Section II. of the application, provides a brief description of the project site, while Section III. 1 � 1' 1. # / L //i .� �:i• ,r \ Its _ [ � _c �, r Y ........i. ,! .— — ! Y i II I .'� "f',:!-',.' t (I ri l'\.._ LJ y r \�c mil \ :: ,/�� _ . 'l/L i' i 11 t 1 I\�I �A'/i o Z Y' .-- h - i ,,. 1 , Ii ,) • .i. 1 \ .:-� y -- J/ ei //r i. ,/.,'I � ,,. J I i\ 1• F !r/° - /!� i t / } �_•%�/ /� �m ` I. 'i �ly I:/ I II ,l' ° • / it��_ \`` ✓ %. V1 .1:,, ,i '■ (........,y , ..�\ \ �` ♦ s ac , F i \l �Br .__,.-7:7 1 . w r % r • o v `C f • I .-- ': _--•, \j - J F ; - 1 _ •• r r Pryu e ill y '�= 7-74,t...."t L.'f --_ f:/f 't Q_„' �I I i l t'I r F-J`1 o .1..-' I!tl •�—�.i. . �.— _ \\ [ S ' I + f F "_. f- \ - r -I i-- I '� ; ' it i c -----,n I '� � � �'rijN �N % i S 1 I — 1 iI j } It,l- P 7—.,_. ... -..,-„.,L,. �r i S •dam I I_ ` ._.t'�_ S ! `. '�_ ' r- . I •. P I / � � I - , . ', . , L.-....::•-,-, ,,, , !, /. -------- -7---.. .i ''- --- • ! • describes the Applicant's proposed development. The third part, or Section IV. , addresses the proposed development's compliance with the applicable review requirements of the Aspen Land Use Regulations. For the reviewer's convenience, all pertinent supporting documents relating to the project (e.g. , proof of ownership, etc. ) are provided in the various appendices to the application. While the Applicant has attempted to address all relevant provisions of the Land Use Regulations, and to provide sufficient information to enable a thorough evalu- ation of the application, questions may arise which result in the staff's request for further information and/or clarification. The Applicant would be pleased to provide such additional information as may be required in the course of the application's review. II. PROJECT SITE metes The project site consists of a ]nuts and bounds parcel of land which is located between Park Avenue and Midland Avenue in the vicinity of the Midland Park affordable housing project. Regent street, which connects Park and Midland Avenues, borders the property on the north. The parcel contains approximately fourteen thousand and ninety (14, 090) square feet of land area and is zoned R/MF, Residential/Multi-Family, Mandatory Planned Unit Develop- ment. 3 4 As the existing conditions survey on the following page illustrates, the topography of the site slopes gently upward to the east from Park Avenue. A moderately steep embankment separates the property from Midland Avenue. Existing site improvements consist of a five (5) unit, multi-family apartment complex and a small parking area. The units were legally created pursuant to valid building permits and have been verified by the Planning Department (see Letter from Bill Drueding, Exhibit 1, Appendix B) . The units are located in several older structures, one of which has been rated a "3" in the City's "Inventory of Historic Sites and Structures". Natural vegetation within the property bound- aries consists of various large deciduous trees and an assortment of smaller shrubs and bushes. Existing utilities in the immediate site area include water, sewer, electric, telephone, natural gas, and cable TV. An eight (8) inch water main is located in Park Avenue. Eight (8) inch sanitary sewers are located in both Park and Midland Avenues. Electric, telephone, natural gas and cable TV service are also available in the adjacent right-of-ways. Fire hydrant #184 is conveniently located near the northeast corner of the property. III. PROPOSED DEVELOPMENT The Applicant proposes to construct five (5) free market units and two (2) affordable housing units on the 4 0 ,0 y p. i :I I 6 -, _., F.. i 6 '• '-.: 9-' . .. . . i. - 15 • 6 .. • - Si T. . 2 a . . . . . . • . ,. L.,.; 1 t t 1 i:' . ,, t : .. . .: , : . • ,. ' '/-g Z :Z ';' • I i S : ,,,•: :: ' - . - . § 6 • : = a 1 . . Z '' 4.- • .r: 6 1 ' 2 ' , ;:-:...• i.' • - '.:' ' •':. .- L..: c) • L':. 2 r ,., . 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The existing historic structure, which contains the fifth apartment, will be relocated on the property and remodeled to provide the required replacement affordable housing units. The deed restriction of the structure pursuant to the City's affordable housing guide- lines will provide the remaining GMQS exemption necessary for the construction of the fifth free market unit. As the schematic architectural drawings on the follow- ing pages illustrate, the free market units will be con- structed as three (3) story attached townhouses. Each of the units will contain two (2) bedrooms, three (3) baths, and approximately two thousand three hundred and twenty (2 , 320) square feet of floor area. Two (2) parking spaces, or one (1) space per bedroom, will be provided in an enclosed garage on the ground level of each unit. The individual garages will open onto a common auto court which will be accessed from Regent Street. Two (2) additional parking spaces will be provided within the auto court for the project's affordable housing units. 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I iiiiiuii IIIIIIIII' 1 '!:!:111�11:1 '" ' I i ®CQI I �II III ,L ! 41.i!Hii! , II�I,II _ 1111 1 Ii Ii I! z r.1!1,1 1 a m \flU 1 1111 i` li > OS i I'lil l''I' m e ;!;,:1,'119 , 1,H!:11,11 ° a \I±Pi' ..� il. I CO i ! ! a lii ItLelt • I ■ • 0 I 1. , I i II PL- ' 1 1 _ T 1 ,i -, . .r i ' ii ■ j■: I h:I 1 , I j !, , fs . , t , , ii , .. Ell _ , I ' _I _ , - I -- 0 all- I ---- I . — _„. , ,c, , f 1 I i! . • il ■ l 1 !I . 'r I EN . !L , .,1 .-k i , -_- _....1 ..... 13 . i _.„, = ,..... ., _1„.....44, - ----1 ; 1 3 Is 6' a f r on AMIN i MANI Elm . _r_ 1 , P . . la II •MI. a 1----);-,--- 4= ) ---1r1 4 1. I , — , , 1 ..... i 1, 11kc"/: 1 , I,•, ‘ • ' %`‘ • -- - 1 .1 \-+- , -.4,.-) X -- !! 4 l' is, —---,,---''' . , , 1, vas _.,-.1,' If z'• I i 'EN . 1 K I limr, --- mu 1 mu iira D ■ — U. \,...,s„ . ,'1 ' A---: '''.... :.Miliaii■w--...s6111 ...Ler 1 11011.11.1111.. ....,, , utm.....r , . 1 a r, . ,• 0 ( ' 11 7 11111M . , '1 ---,--',-----"F r• -11 1 H • _, ), ‹_ . . i J r _t ;1 •- 100 PARK AVENUE JOB NO DRAWN XF VletON 10)17/DO 2/7/01 6 C..ECKE 0 I a 110 .... R • • AR HIT T PAX 303113126.0•03 PIO CXST COO.PER AVE NuE TELEm-O•ve 303.XPB-Sane ASCE N coLocusoo 0.11 0 COOVI:10.07 10 411 to be relocated to the property's Park Avenue street frontage. The approximately seven hundred (700) square foot Victorian cottage dates from the 1890' s, and was originally located in the 600 block of West Main Street prior to its relocation to the project site in the early 1970 's. Conceptual development plan approval for the relocation and renovation of the cottage, and the project's proposed free market component, was granted by the Historic Preservation Commission on February 12 , 1991. To comply with the affordable housing requirements of the Housing Replacement Program, the Applicant proposes to renovate the existing one (1) bedroom historic cottage and to provide a second one (1) bedroom unit in a new basement to be constructed beneath the cottage. As the floor plans on the following page illustrate, the renovated cottage will contain approximately six hundred and forty (640) square feet of net livable area, while the new garden level unit will contain approximately six hundred and ten (610) square feet. The replacement housing units will be rented or sold in compliance with the applicable requirements of the As- pen/Pitkin County Housing Authority's 1990 Affordable Housing Guidelines. The proposed development has been designed in compli- ance with the dimensional requirements of the R/MF zone district and the subdivision design standards of Section 7- 11 5. Minimum Required Setbacks (Feet) Front Yard 10 Side Yards Rear Yard 10 6. Proposed Setbacks (Feet)2 Park Avenue Yard 10 Regent Street Yard 7 Midland Avenue Yard 7 South Yard 5 7. Maximum Allowable External Floor 14,090 Area @ 1: 1 (Sq. Ft. ) 8. Proposed Building Area (Sq. Ft. ) 14,400 Area Attributable to FAR 12 ,510 Free Market Units 11,590 Affordable Housing Units 920 Unit A 700 Unit B 220 Area Exempt from FAR3 1, 890 9. Minimum Required Open Space @ 35 4,930 Percent Lot Area (Sq. Ft. ) 10. Proposed Site Coverage (Sq. Ft. ) Building Footprints 6,380 Auto Court 3 ,040 Remainder of Site 4, 670 Area Attributable to Open Space4 4, 100 11. Minimum Required Parking 12 @ 1 Space/Bdrm. 12 . Proposed Parking Spaces 12 Free Market Units 10 Affordable Housing Units 2 1 All numbers rounded to the nearest ten (10) square feet. 2 On a lot bordered by two (2) intersecting streets, the owner may choose which yard is to be considered the 14 . ® front yard. The remaining yard bordering a street may be reduced by one-third (1/3) of the required front yard setback. 3 Includes portions of the free market and affordable housing units located one hundred (100) percent below natural grade. 4 Excludes areas which are not visible from the street and which are less than ten (10) feet in depth. The proposed development's site plan has been designed to minimize the visual impact of the project while maximiz- ing individual unit views and privacy. A landscaped courtyard is proposed for the project's Park Avenue front- age, while the parking garages and paved auto court will be located at the rear of the project. The historic cottage has been separated from the free market units in order to preserve its identity and scale. Similarly, the staggered design of the free market units will reduce their visual impact when viewed from the surrounding street system. Additional landscaping will be planted to replace existing vegetation lost to construction. A detailed landscaping plan for the project will be submitted at final plat. While there are no sidewalks in the immediate site p rovide convenient y of internal walkways will area, a system access to the individual units from Park Avenue and Regent Street. To reduce traffic congestion, a pedestrian drop-off area is proposed adjacent to the Park Avenue right-of-way. This feature will permit vehicles to temporarily access the entrances to the units without adversely affecting traffic. 15 410 IV. REVIEW REQUIREMENTS The proposed development is subject to the receipt of GMQS exemptions for the reconstruction of the existing multi-family dwelling units and for the construction of the proposed affordable housing units. Subdivision and planned unit development review and approval are also required, and vested property rights status is requested. Each of these review requirements is discussed below. A. Growth Management Exemptions Pursuant to the provisions of Section 8-104.A. 1. a.4 . of the Land Use Regulations, the reconstruction of existin g multi-family dwelling units may be exempted ted from compliance with the growth management quota system by the Planning Director upon demonstrated compliance with the provisions of the City's "Resident Multi-Family Housing Replacement Program". The specific requirements of the program, which are contained in Section 18-3 . 3 of the Regulations, may be summarized as follows. 1. A minimum of fifty (50) percent of the net residential area demolished must be replaced as deed restricted affordable housing. 2. The replacement housing must be configured in such a manner as to replace fifty (50) percent of the bedrooms which are lost through demolition. 16 • 3 . A minimum of fifty (50) percent of the replacement housing must be above natural grade. 4. The replacement housing must be developed on the same site on which the demolition occurred unless it can be demonstrated that the replacement of the units on-site would be incompatible with adopted neighborhood plans or existing site constraints. 5. The income and price categories of the replacement housing units may be determined by the Applicant provided, however, that a minimum of twenty (20) percent of the bedrooms are deed restricted to low income guidelines and no more than twenty (20) percent of the units are restricted to resident occupancy. As Table 2 on the following page illustrates, the Applicant's proposed development complies with all of the above requirements of the Housing Replacement Program. More specifically, the net residential area of the replacement housing exceeds fifty (50) percent of the net residential area to be demolished. In addition, the replacement housing has been configured such that fifty (50) percent, of the bedrooms which are proposed to be demolished are replaced, and fifty (50) percent of the replacement housing units are located above natural grade. Finally, fifty (50) percent of the units will be deed restricted to the low income catego- ry, which exceeds the program's minimum twenty (20) percent 17 • 411 requirement. The Applicant proposes to deed restrict the remaining unit to the Housing Authority's Category #3 guidelines. Table 2 HOUSING REPLACEMENT PROGRAM DATA 1. Existing Multi-Family Structure Dwelling Units 5 Bedrooms 5 Floor Area (Sq. Ft. ) 3, 310 - Net Residential Area (Sq. Ft. ) 1 2,890 2 . Proposed Demolition Dwelling Units 4 Bedrooms 4 Floor Area (Sq. Ft. ) 2 ,750 Net Residential Area (Sq. Ft. ) 2,420 - 3 . Proposed Replacement Housing Dwelling Units 2 Bedrooms 2 Floor Area (Sq. Ft. ) 920 Unit A 700 Unit B2 220. Net Residential Area (Sq. Ft. ) 1,250 Unit A 640 Unit B 610 4. Replacement Housing Configuration Unit A Above Grade Unit B Below Grade 5. Proposed Income and Price Categories Unit A Category #3 Unit B Category #1 1 See Existing Net Residential Area Computation, Exhibit 1, Appendix C. 18 111 411 2 Only the area of Unit B located above natural grade has been counted in the unit's floor area. 3 All areas have been rounded to the nearest ten (10) square feet. Upon the receipt of a GMQS exemption for the reconstruction of the demolished units, and the receipt of all other required land use approvals, the Applicant will apply to the Aspen/Pitkin County Housing Authority for a so- called "Certificate of Compliance" . The Applicant will execute a "Housing Replacement Agreement" with the Authority as required pursuant to Section 18-3 . 2 of the Land Use Regulations prior to the issuance of a building permit for the project. The Applicant's obligation to provide replace- ment housing as set forth in the agreement will be finan- cially guaranteed as may be required. A GMQS exemption is also required for the projec- t's proposed affordable housing units. Pursuant to Section 8-104.C. 1.c. of the Regulations, the City Council may exempt dwelling units deed restricted in compliance with the Housing Authority's affordable housing guidelines from the growth management quota system. The applicable review criteria address such issues as the need for the units, their compliance with an adopted housing plan, the proposed unit mix, and the price categories to which the units will be deed restricted. As the proposed units comply with all requirements of the Housing Replacement Program, and the 19 o various provisions of the Housing Authority's affordable housing guidelines, the above review criteria appear to have been met. B. Subdivision Pursuant to Section 3-101 of the Land Use Regula- tions, land to be used for condominiums, apartments or any other multiple dwelling units is by definition a subdivi- sion. Consequently, the Applicant's proposed development of a seven (7) unit, multi-family residential project is subject to the City's review and approval. Such develop- ments are reviewed pursuant to the provisions of Section 7- 1004.C. of the Regulations. The various subdivision review criteria, and the proposed development's compliance there- with, are summarized as follows. 1. "The proposed subdivision shall be consistent with the Aspen Area Comprehensive Plan." The 1973 "Aspen Land Use Plan" indicates that the project site is located within the "Single-Family Resi- dential" land use category, and immediately adjacent to an area designated "Multi-Family Residential" . As noted previously, the project site is zoned R/MF, Residential/ Multi-Family, as is much of the surrounding area. While the proposed multi-family development is a permitted use in this zone district, it is inconsistent with the Land Use Plan's 20 single-family residential designation. Given the amount of existing multi-family development in the immediate site area, the location of the single-family land use boundary may simply reflect a mapping error. To the best of the Applicant's knowledge, no other element of the Comprehensive Plan contains recommendations which preclude, or otherwise pertain to, the proposed development. 2. "The proposed subdivision shall be consistent with the character of existing land uses in the area. The proposed subdivision shall not adversely affect the future development of surrounding areas." The proposed development is consistent with the character of existing land uses in the surrounding area, and will have no adverse effect on the area's future develop- ment. The immediate site area consists of mixed residential development, including numerous multi-family rental and condominium structures, several relatively new duplexes, and a few older single-family residences. As the area is essentially fully developed, the proposed project should have little if any effect on the development potential of neighboring properties. 3. "The proposed subdivision shall be in compliance with all applicable requirements of the Land Use Regulations." 21 The proposed development has been designed to comply with the applicable requirements of the underlying R/MF zone district and all relevant requirements of the Aspen Land Use Regulations. 4. "The proposed subdivision shall not be located on land unsuitable for development because of flooding, drainage, rock or soil creep, mudflow, rockslide, . avalanche or snowslide, steep topography or any other natural hazard or other condition that will be harmful to the health, safety, or welfare of the residents in the proposed subdivision." No natural hazards adversely affect the develop- ment of the property. Consequently, no adverse affect upon the health, safety or welfare of the project's residents is anticipated. 5. "The proposed subdivision shall not be designed to create spatial patterns that cause inefficien- cies, duplication or premature extension of public facili- ties and unnecessary public costs." No governmental inefficiencies, duplication of facilities, or unnecessary public costs will occur as a result of the provision of public services to the proposed development. All required utilities are currently available in the immediate site area. All costs associated with the 22 • installation of public improvements to serve the project will be borne by the Applicant as may be required. In addition to compliance with the preceding review criteria, the Land Use Regulations also require that various improvements be provided in connection with the proposed subdivision, and that specific standards be adhered to in the subdivision's design. At the Applicant's request, Jay Hammond, P.E. , of Schmueser Gord on Meyer,y Inc. , Consult- ing Engineers, has reviewed the applicable requirements of the Regulations and discussed the project with the City's referral agencies (see Exhibit 2, Appendix C) . The improve- ments and design standards which pertain to the Applicant's proposed development, and the project's compliance with Schmueser Gordon Meyer's recommendations, are summarized as follows. 1. Water. Water service to the proposed development will be provided via the existing eight (8) inch main located in Park Avenue. A single service line will be extended from the main to the property. All units, however, will be individually metered. The Aspen Water Department has indicated that connection to the existing main is acceptable, and that the municipal water system has suffi- cient capacity to accommodate the project. 2. Sewer. The proposed development will be served by the existing eight (8) inch sanitary sewer located 23 41) in Park Avenue. According to the Aspen Consolidated Sanitation District, anticipated flows can be accommodated with no improvements to the existing sewer. 3. Electric, Telephone, Natural Gas and Cable TV. Electric, telephone, natural gas and cable TV service is presently located in the adjacent street system and will be extended to serve the proposed development as necessary. All required extensions of these utilities will be located underground, and will conform to the applicable extension policies of the individual utility companies. 4. Easements. Easements to accommodate utility extensions will be provided in compliance with the applica- ble provisions of Section 7-1004.C.4.b. of the Regulations as may be required. All utility easements to be conveyed by the Applicant will be described in the project's subdivision agreement and depicted on the final subdivision plat. 5. Sidewalk, Curb and Gutter. There are presently no sidewalks or curbs and gutters within the immediate site area. As the project site is not located within the sidewalk district defined by City Council Resolu- tion #19, Series of 1975, the mandatory installation of sidewalks by the Applicant does not appear to be required. The Applicant, however, will agree to join an improvement district for the installation of sidewalks, curbs and gutters in the event such a district is formed. 24 111 6. Fire Protection. Fire protection for the proposed development will be provided by the Aspen Volunteer Fire Department. The project site is located approximately one (1) mile from the fire station, resulting in a response time of approximately five (5) minutes. As noted previous- ly, a fire hydrant is conveniently located across from the northeast corner of the property. The proposed development is readily accessible to emergency and fire protection vehicles via the surrounding street system. 7. Drainage. The proposed development's storm drainage system will be designed to maintain historic flow rates with respect to surface water runoff and groundwater recharge. On-site drywells will be utilized to intercept and detain runoff from building roofs and impervious areas, and to control the rate of groundwater recharge. A detailed stormwater drainage plan will be submitted in conjunction with the Applicant's final plat submission. 8. Roads. No improvements to the existing streets in the immediate site area will be required as a result of the proposed development. Traffic levels generat- ed by the project will be similar to those generated by the property's existing residents. As discussed previously, a pedestrian walkway will be installed by the Applicant along the property's Park Avenue frontage. Access to the projec- t's parking garages will be via Regent Street which paral- 25 ®1 O lels the property's northern boundary. These two design features should significantly improve circulation and reduce vehicular/pedestrian conflicts in the immediate site area. 9. Final Plat. Section 7-1004.D.2 .a. (1) of the Land Use Regulations requires the preparation of a final plat prior to City Council review of a subdivision applica- tion. As the proposed subdivision does not involve the creation of separate lots, and since the City Council may require revisions to the project's design, it would appear appropriate to delay the preparation of the final plat until after Council review. The submission of a recordable final plat and improvements agreement for staff review and the Mayor's signature, however, is an acceptable condition of subdivision approval. C. Planned Unit Development As noted previously, the project site is zoned R/MF, Mandatory PUD. As a result, the proposed subdivision is also subject to review as a planned unit development. The rationale for designating the property mandatory PUD, however, is unclear, as the size and configuration of the project site provide little opportunity for the incorpora- tion of traditional PUD design approaches. In addition, the property contains no significant environmental features, i.e. , steep slopes, riparian areas, etc. , that would warrant 26 the PUD designation. Nonetheless, the proposed development is consistent with the basic purpose and general require- ments of the PUD regulations. It should be noted that the basic PUD review criteria are identical to those of the subdivision regula- tions, and have been addressed in Section IV.B. of this application. The project site is suitable for development and sufficient land area is available to accommodate the proposed density. Existing roads and utilities are adequate to serve the project, and no adverse impacts upon the area's air or water quality are anticipated. The proposed site development plan is compatible with the site's existing topography and minimal regrading will be required. The majority of the site's existing mature vegetation will be retained and additional landscaping will be provided to enhance privacy and reduce visual impacts. As the slope reduction map on the following page illustrates, a portion of the project site contains slopes in excess of twenty (20) percent. This area, however, is limited to the embankment which parallels the property's eastern boundary. Pursuant to the provisions of Section 7- 903 .B.2.b. , the maximum allowable density of the property must be reduced. While the application of the slope reduction regulations to such areas is arguably outside the intent of the PUD regulations, the land area of the project 27 • • 2 `2. _ .§ 1 6 . .. . . 9 9 9 9 ' . . . . 3' ,' '' . - 1. 5 . • . - . , -: .. ' ._ . 1- : ,.; -.2•S',_ -. i --,.,T.• '• , - .': • ' - - = . .. .•- - . • - -- - • . • 1 : • ,:-. • ,..,-,1-- EI °T4 0 il . 1 . -_ 4 - • ..., ,, .i' / — : re M 7,1( , \ / /01 — - 1_; ,,,mss.• ■Tigipp,(illligg 7 • _> <_VC[:(z.,,/ / 0 . r•--, i /,/,— \ . , - a• a\\. '\■1\\'\i r 1 5 b L.. N Its•:•.*:;::!:.;-.;;; , -• \ :: :::: i 6 :, rY • .*:9:9:., - .9x9:9: i - igigl§ . 4 = n, , ± ■-_,_- t.,:w4±2, I I (A Z Z i ,, ? ' 0 LLI I: 1 ... ..r6, \ N. .T.1"X i ......—.. i '; '" '6 1 a ..cd A., 6Pb6= 5 . X Lu 7( -.3- wri 3■10,.---,, .X. ! \\ IA 1 ...E.A ■tE --— \\ i ' , n x , 2.._._j SC2 ■ .1‘‘ '1. ; I 1 '* , III s, a'aiP, — . -7.0.•'- i. i 7--. / / __oveL--- . . . - --,, ■ 11, 'S. _. .,- .1 ' ■ . .. . . .!..0. i Y . ,____---..3----- 06•C +.00 06.'0: i•b ' 66, 1 00 0.CD al , Cal 6.1. 1! 1 9 9 i.1 .. , . .. • • 6 6' - -• . i ti 1 • site has been reduced for density calculation purposes as follows. Table 3 DENSITY REDUCTION CALCULATIONS Slope Site Areal % Reduction Available Area 20% or Less 13, 160 None 13, 160 21% to 30% 80 50% 40 31% to 40% 260 75% 70 41% and Over 590 100% None Total 14, 090 13 ,270 Site area calculations provided by Aspen Survey Engi- neers, Inc. 2 All areas have been rounded to the nearest ten (10) square feet. As Table 3 indicates, approximately eight hundred and twenty (820) square feet of the property technically must be excluded from the calculation of allowable density. However, as the project's minimum required lot area is only thirteen thousand (13,000) square feet, sufficient land area remains after slope reduction to accommodate the proposed development. The proposed development complies with all of the dimensional requirements of the R/MF zone district except 29 the district's minimum open space criteria. As Table 1 on page 13 indicates, a minimum of thirty-five (35) percent of the project site, or approximately four thousand nine hundred and thirty (4,930) square feet of open space are required. The proposed development's open space, however, totals approximately four thousand one hundred (4, 100) square feet, or approximately thirty (30) percent of the property's lot area. Pursuant to Section 7-903 .B$ of the Regulations, a reduction in the open space requirement of the underlying zone district may be granted in connection with PUD review if the reduction would not be detrimental to the character of the proposed development, and if common open space is provided for the mutual benefit of the project's residents. As the site development plan illustrates, a central court- yard area has been included in the project's design. This courtyard will be extensively landscaped, and will provide an attractive outdoor area which will benefit both the project's residents and the public at large. A proportion- ate, undivided interest in this area will be deeded to each resident in connection with the condomiumization of the project. It should be noted that approximately seven thousand seven hundred and ten (7,710) square feet, or approximately fifty-five (55) percent of the project site 30 ® • will essentially be undeveloped. The auto court, certain landscaped areas of the project which are not visible from the street, and a strip of land adjacent to Midland Avenue which is less than ten (10) feet in depth, technically cannot be included in the calculation of open space. These areas, however, all contribute to the visual perception of the project's open space. In exchange for the proposed reduction in the minimum open space requirement, the Applicant proposes to landscape and maintain at his expense the unpaved portions of the public right-of-ways which abut the property. D. Vested Property Rights In order to preserve the land use approvals which may be obtained as a result of this application, the Applicant hereby requests vested property rights status pursuant to the provisions of Section 6-207 of the Land Use Regulations. It is understood by the Applicant that, to establish such status, final approval of the proposed development must be granted by ordinance of the City Council. It is also the Applicant's understanding that no specific submission requirements, or review criteria other than a public hearing, are required to confer such status. 31 APPENDIX A (-+ 0 V/ .rThEillIBIT 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY -1-1-PC- -, --/L nr., . A.1--• . PROJECT: /00 (C6t,6. 0A1-€.-/ efe-TA-17-, r io IA V .64110S C Ke4A1FE , APPLICANT'S REPRESENTATIVE: c/tAtvvv VitA•4‘.. REPRESENTATIVE'S PHONE: . . . OWNER'S NAME: . • - i •/ . A/ .. - • SUMMARY / C : #PC' 40 ' 1. Type of Application: 2Ye t P707- 54( bet. 2 . Describe acti..on/ty tit! of development being requested: 1 '- ii(2a/ 6,1(45-q/c4,y /""ti/IPO t, op E) — ,artAcc ,.( ( ,..t,-c- )-ti-,,,,,(7)1,.,-trcw■ -, r--iti , r• ..-!-eis --c-c Z. 61 rtrcvl 4290'i - / ;'/-- (-- • "-- ..., jell - ' •,... ()tuft' ' fik-d-t;r0 4,,_7, r el- lict-tez---er. 4 ,.../ . • Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ • Referral Agent Comments ifil-°°_, riGI;in • • -74/1)C _ (.: rnteyvtf.4?-7A.,v,s, 0 _ 1 /1 en.,MA•\ - 1 6 Fi. ,AA9 - 4 i ' • ,_-,' - . . ..--- I ....‘a/.Y.'■ . 4,t . - - 4 . Review is: (P&Z Only) (CC Only) ----'8,Z then to N 5. 'Public Hearing: . (YES (NO) 6. • Number of copies of the application to be submitted: 1, .. . 7 . What, fee was applicant requested to submit: i-k•-/ LiT 71, - ----- ' ''. fit 8 . Anticipated date of submission: .,, 9 . • 'COMMENT UE S/UNIQ CONCERNS : ,/.:11 (1, \ (-?.' , I ,er . - L (T-..1..,:.,.-- . -,) l-' Cum. pre . — , i / . ' ' • •, ' -'. --i-,./..... _., I /.: .:, 1',,, ..!j ./ I i , . • rn Commonwealth Land Title Insurance Company 110 EXHIBIT 2 COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1 . Effective date : 10/01/90 © 8 :00 A .M . Case No . PCT-4774 C2 2 . Policy or policies to be issued : ( a )ALTA Owner 's Policy-Form B-1970 Amount $ 600 ,000 .00 ( Rev . 10-17-70 & 10-17-84 ) or 10/21/87 Premium $ 1 ,543 .00 PROPOSED INSURED : MARGARET STANZIONE ( b )ALTA Loan Policy , Amount $ 350 ,000 .00 ( REV . 10-21-87 ) Premium $ 50 .00 PROPOSED INSURED : WILLIAM H . LANE ( c )Alta Loan Construction Policy , 1975 Amount ( Rev . 10-17-84 ) Premium PROPOSED INSURED : Tax Cert . $ 10 .00 3 . Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: , WILLIAM H . LANE • • 4 . The land referred to in this Commitment is described as follows : PLEASE REFER TO EXHIBIT "A" FOR LEGAL DESCRIPTION • Countersigned at : PITKIN COUNTY TITLE , INC . Schedule A-PG . 1 601 E . HOPKINS This Commitment is invalid ASPEN , CO . 81611 unless the Insuring 303-925-1766 Provisions and Schedules Fax 303-925-6527 A and B are attached . Authorized officer or agent if • Commonwealth Land Title Insurance Company EXHIBIT "A" LEGAL DESCRIPTION A tract of land in the Southeast quarter of Section 18 , Township 10 South , Range 84 West of the 6th P .M . , being part of the Mascotte Lode U .S .M .S . No . 5867 . Said tract is more fully described as follows : Beginning at a point on the South end line of said Mascotte claim whence corner one of the Mascotte bears N 89°46 ' W 127 .90 feet; thence S 89°46 ' E 167 .76 feet ; \ thence N 4°54 ' W 110 .44 feet ; thence S 89°46 ' W 144 .86 feet to the southeast side line of the Mollie Gibson U .S .M .S . No . 4281 AM; thence S 38°00 'W 100 .44 feet; thence S 57°31.'E 57 .34 feet to the point of beginning . EXCEPTING THEREFROM that parcel of land as conveyed to the City of Aspen by instrument recorded October 18 , 1967 in Book 230 at Page 39 , more fully described as follows: A strip of land situated in the SE1/4 of Section 18 , Township 10 South , Range 84 West of the 6th P .M . , described as follows: A strip of land 12 feet on both sides of the following described centerline: Beginning at a point which is also the centerline of Park Avenue , from - which the Mascotte Claim Corner No . 1 bears S 89°46 'E 144 .90 feet , the last 16 .9 feet being on the South line of said property ; thence N 01°36 ' E 34 .70 feet on the centerline on Park Avenue ; thence North 03°05 ' W 71 .2 feet on the North line of said property; • thence on property line N 89°46 'W 2 .8 feet to Northwest corner of said property; thence S 57°31 ' E 57 .34 feet to Southwest corner of said property ; thence S 89°46 ' E 16 .9 feet to centerline of Park Avenue and place of beginning . AND FURTHER EXCEPTING THEREFROM that parcel of land as conveyed to Joan Ball Lane in instrument recorded May 14 , 1981 in Book 408 at Page 407 described as follows : A portion of the Mascotte Lode M .S . #5867 situate in the NW1/4 of the NE1/4 , Section 18 , Township 10 South , Range 84 West of the 6th P .M . , City of Aspen , Colorado more fully described as follows: Beginning at a point on the South end line of said Mascotte Claim form whence Corner No . 1 of the Mascotte bears N 89°46 ' W 127 .9 feet ; thence S 89°46 ' E 5 .00 feet ; thence N 01°36 ' E 34 .50 feet ; thence N 03°05 ' W 61 .71 feet ; thence S 38°00 ' W 82 .86 feet ; thence S 57°31 ' E 57 .34 feet to the point of beginning . COUNTY OF PITKIN , STATE OF COLORADO • C Commonwealth :� Land Title Insurance Company SCHEDULE B-SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM ( a ) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured . ITEM ( b ) Proper instrument( s ) creating the estate or interest to be insured must be executed and duly filed for record to-wit: 1 . Deed from : William H . Lane to : Margaret Stanzione 2 . Deed of Trust from : Margaret Stanzione to the Public Trustee of the County of Pitkin for the use of : William H . Lane to secure : $350 ,000 .00 3 . Deeds or evidence of proper legal proceedings disposing of the interests of the following named persons: 1 . Ardelia W . Batchelder 35 . E . A . Whitmore 2 . William O 'Brien 36 . D . F . Ackerman 3 . George B . Lott 37 . Henry Paul 4 . Robert H . Wood 38 . Frank Dye 5 . John S . MacKenzie 39 . John W . Madison 6 . W . W . Cooley 40 . Cleon French 7 . George W . Myser 41 . A . W . Anderson 8 . Frank Cryder 42 . Smuggler Leasing Company 9 . Mollie Gibson Consolidated Mining 43 . Smuggler-Durant Mining 10 . William C . Dinwoodie Corporation 11 . Leila R . Wood 44 . Humphreys Gold 12 . J . S . MacKenzie Corporation 13 . R . H . Wood 45 . Aspen Mining Company 14 . Ethel M . Westcott 46 . John L . Herron 15 . P . N . Truesdell 16 . A . Somle 17 . George Vogel 18 . W . C . English 19 . Frank T . Cochrane 20 . M . J . Delhomach 21 . F . Somle 22 . Jas A . Donegan 23 . Edward A . Gilmer 24 . Lucy Lee Cochrane 25 . Henry Rathgen 26 . James B . Henderson 27 . J . B . Girard 28 . Ruse & Richards 29 . John Zehrung 30 . E . C . Rice 31 . William Parr 32 . George A . Wist 33 . George Meyser 34 . Gus Frederickson continued Commonwealth Land Title Insurance Company SCHEDULE B-SECTION 1-CONTINUED 4 . Certificate of Nonforeign Status executed by William H . Lane . 5 . Evidence satisfactory that the Real Estate Transfer Tax as established by Ordinance No . 20 ( Series of 1979 ) and . Ordinance No . 13 ( Series of 1990 ) have been paid or exempted . 6 . Evidence Satisfactory to the Company that the Declaration of Sale , Notice to County Assessor , as required by H .B . 1288 , Notice to County Assessor , has been complied with and that no fees or penalties exist or are currently due . This Commitment is invalid unless Schedule B-Section 1 Pg .2 the Insuring provisions and Schedules Commitment No . PCT-4774 C2 A and B are attached . 3 Commonwealth Land Title Insurance Company III SCHEDULE B-SECTION 2 CONTINUED Exceptions numbered NONE are hereby omitted . The Owner 's Policy to be issued , if any , shall contain the following items in addition to the ones set forth above: ( 1 ) The Deed of Trust, if any , required under Schedule B-Section 1 . ( 2 ) Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing issueance thereof; water rights , claims or title to water . Pursuant to Insurance Regulation 89-2 ; NOTE: Each title entity shall notify in writing every prospective insured in an owner 's title insurance policy for a single family residence ( including a condominium or townhouse unit ) ( i ) of that title entity 's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens , except when said coverage or insurance is extended to the insured under the terms of the policy . A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics ' and/or Materialmen 's Liens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company . Upon receipt of these items and any others requirements to be specified by the Company upon request , Pre-printed Item Number may be deleted from the Owner 's policy when issued . Please contact the Company for further information . Notwithstanding the foregoing , nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage . NOTE: If the Company conducts the owners ' closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction , the Company will be deemed to have provided "Gap Coverage" . This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No . PCT-4774 A and B are attached . Commitment For Title Insurance Commonwealth Land Title Insurance Company, a Pennsylvania corporation, herein called the company, for a valuable con- sideration, hereby commits to issue its policy or policies of title insurance,as identified in Schedule A,in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company,either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate 120 days after the effective date hereof or when the policy or policies committed for shall be issued, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the company. IN WITNESS WHEREOF,the said Company has caused its Corporate Name and Seal to be hereunto affixed;this instrument, including Commitment, Conditions and Stipulations attached,to become valid when countersigned by an Authorized Officer or Agent of the Company. ‘0 11 T L E I COMMONWEALTH LAND TITLE INSURANCE COMPANY Attest: 4400 By yo �� Secretary President -Yi'00 r•l Nda Conditions and Stipulations 1. The term mortgage,when used herein,shall include deed of trust,trust deed,or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect,lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect,lien, encumbrance, adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or(b) to eliminate exceptions shown in Schedule B, or(c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment.In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. PA 3 American Land Title Association Commitment-1966 Cover Page Form 1004-8 ® EXHIBIT 3 March 27, 1991 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Johnson: Please consider this letter authorization for Sunny Vann of Vann Associates, Inc. , Planning Consultants, to represent me in the processing of my application for a GMQS exemption and subdivision/PUD approval for the development of my property which is located at 100 Park Avenue. Mr. Vann is hereby authorized to act on our behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, �ivL` J� ._.. Margt Stanziog P.O. Box 417 Toms River, NJ 08754 (201) 240-1234 SV:cwv IN COUNTY TITLE, Inc. EXHIBIT 4 Title Insurance Company Vincent J. Higens 601 E. Hopkins,Aspen, Colorado 81611 Christina M. Davis President (303) 925-1766 • (303) 925-6527 FAX Vice President ADJACENT OWNER'S STATEMENT kin County Title, Inc. , a duly licensed Title Insurance Agent in the State of orado hereby certifies the following list is a current list of adjacent property er's within three hundred feet of the Subject Property, as obtained from the most rent Pitkin County Assessors Tax Rolls. ES AND ADRESSES BRIEF LEGAL DESCRIPTION PLEASE REFER TO LIST ATTACHED HERETO AND MADE A PART HEREOF. AUTHORIZED SIGNATURE (s) • 165 PARK CIRCLE CONDOMINIUM A IATION COMMON AREA SUZIE COCHRAN P.O. BOX 11673 ASPEN CO 81612 ALEXANDRA HALPERIN LOT 3, EAST MEADOW SUB DANIEL SADOWSKY P.O. BOX 2210 ASPEN CO 81612 ARTHUR R. PHILLIPS AND UNIT 208, ASPEN VIEW HELEN B. GIANO P.O. BOX 8245 ASPEN CO 81612 ASPEN HILLS CONDOMINIUM ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE ASPEN VIEW CONDOMINIUM ASSOCIATION COMMON AREA STEWART TITLE ATTN: MARSHA 600 E. HYMAN ASPEN CO 81611 B. JOSEPH KRABACHER UNIT 307, ASPEN VIEW SUITE 201 201 N. MILL STREET ASPEN CO 81611 BEATRICE "GIGI" FERNANDEZ UNIT 1, 165 PARK CIRCLE ROBIN N. WHITE P.O. BOX 67197 CHESTNUT HILL MA 02167 BERNARD B. GRENELL AND UNIT 1, LIEN-TWO CONDOS BARBARA GRENELL 702 NORTH BEVERLY DRIVE BEVERLY HILLS CA 90210 CARLA J. LONNHOLM UNIT A-11, MIDLAND PARK SUITE All 101 MIDLAND PARK PLACE ASPEN CO 81611 CHARLES D. LeCLAIRE UNIT 102, ASPEN VIEW BLINDER, ROBINSON SUITE 102, 1801 ART MUSEUM DRIVE JACKSONVILLE FL 32207 CHARLES S. ELA LOTS 12, 13 & 14, BLOCK 2, RIVERSIDE ADDITION P.O. BOX 14 DANIEL McCARTY ® UNIT A-7, ASPEN HIllk P.O. BOX 4051 ASPEN CO 81612 DAVID J.B. SINGER UNIT 4, 165 PARK CIRCLE 1160 KANE CONCOURSE BAY HARBOR ISLANDS MIAMI BEACH FL 33154 DAVID M. SCHMIDT UNIT 3, 165 PARK CIRCLE 620 W. HALLAM AVENUE ASPEN CO. 81611 DEBORAH FLUG UNIT 2, 165 PARK CIRCLE 616 EAST HYMAN ASPEN CO 81611 DEBRA SUE URBACH UNIT 206, ASPEN VIEW P.O. BOX 3081 ASPEN CO 81612 DIETER BIBBIG LOT 1, SUNNY PARK SUB P.O. BOX 175 ASPEN CO 81612 DORIS JEAN LATOUSEK UNIT TH-6, THE TAILINGS 738 TIMBERLINE DRIVE GLENVIEW IL 60025 DOUGLAS L. GARYBEAL UNIT 8-21, MIDLAND PARK P.O. BOX 2948 ASPEN CO 81612 DOUGLAS McPHERSON NORTH UNIT, SMUGGLER SUSAN LEE McPHERSON GROVE CONDOS P.O. BOX 4412 ASPEN CO 81612 DREW I. GOODMAN UNIT A-5, ASPEN HILLS FANCHER ROAD POUND RIDGE NY 10576 EAST MEADOW HOMEOWNERS ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE EDWARD L. THRASHER, JR ® LOT 2. BLK 1, PRO411 ORY P.O. BOX 7974 ASPEN CO 81612 EDWARD RUSSELL CARTER, III LOTS 6 & 7, BLOCK 2, CAROL SUSAN ISBERG RIVERSIDE ADDITION 1255 REGENT STREET ASPEN CO 81611 ERNST KALTENBOCK LOT 1, JUKATI SUB 1612 WOODBINE HEIGHTS BLVD. TORONTO, ONTARIO CANADA M4B3A4 F. MEAD METCALF UNIT TH-2, THE TAILINGS P.O. BOX 32 ASPEN CO 81612 FRANKLIN C. WHITNEY, JR. UNIT 2, PARK AVENUE NINA AMABILE P.O. BOX 10546 ASPEN CO 81612 G. MOIRA ROMESBURG UNIT A-12, MIDLAND PARK SUITE Al2 101 MIDLAND PARK ASPEN CO 81611 GARY M. SPECKMAN UNIT 207, ASPEN VIEW 1310 RIVERSIDE DRIVE BOULDER CO 80302 GENE MICHAEL HYDER LOT 1, EAST MEADOW SUB P.O. BOX 8560 ASPEN CO 81612 HARLEY BALDWIN METES & BOUNDS IN RIVERSIDE ADDITION 203 S. GALENA ST. ASPEN CO 81611 HAROLD C. WHITCOMB, JR. LOTS 9, 10, 11 & PART OF PHILIPPA RAYLESS WHITCOMB LOT 12, BLOCK 1, 100 E. MAIN STREET RIVERSIDE ADDITION ASPEN CO 81611 HARVEY B. ALLON UNIT A-4, ASPEN HILLS 226 NICHOLAS COURT JACK BARRINGER AND UNIT 306, ASPEN VIII, CLARE BARRINGER P.O. BOX 9955 ASPEN CO 81612 JACK H. BUCKLEY AND UNIT 303, ASPEN VIEW CAROL JOY BUCKLEY #303, 140 MIDLAND AVENUE ASPEN CO 81611 JAMES C. HECK UNIT H-12, MIDLAND PARK P.O. BOX 8416 ASPEN CO 81612 JANETTE LOGAN UNIT 205, ASPEN VIEW 0094 ELK RANGE DRIVE SNOWMASS CO 81654 JEANNE MARIE RITTER UNIT H-11, MIDLAND PARK 110 MIDLAND PARK PLACE ASPEN CO 81611 JO ANN F. VALLEY UNIT TH-5, THE TAILINGS P.O. BOX 4806 ASPEN CO 81612 JOAN BALL LANE PART OF THE MASCOTTE LODE, USMS #5867 1100 SANTA CLARA GRAND JUNCTION CO 81503 JOHN A. GRAPE, JR. UNIT 1, PARK AVENUE P.O. BOX 9464 ASPEN CO 81612 JOHN M. ZELL UNIT B-12, MIDLAND PARK P.O. BOX 11314 ASPEN CO 81612 JOHN ROBERT WERNING LOT 3, SUNNY PARK SUB STENGER, WALTER & FRIEDERICKE 905 E. HOPKINS ASPEN CO 81611 JOSEPH L. PECK UNIT A-6, ASPE HILLS KRISTIN PECK 0143 LONE PINE ROAD, #901 JUKATI HOMEOWNERS ASSOCIATION S COMMON AREA NO ADDRESS AVAILABLE KATHRYN LEVINE AND UNIT 202, ASPEN VIEW KENNETH E. WARD 140 MIDLAND AVE. ASPEN CO 81611 KENNETH R. STERLINT PART OF LOTS 6, 7 & 8, MARTHA W. STERLING BLOCK 2, RIVERSIDE ADD 323 W. MAIN STREET ASPEN CO 81611 LIEN-TWO CONDOMINIUM ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE MAGNE NOSTDAHL UNITS 1-10, MARTHINSSON- ARNE MARTHINSSON NOSTDAHL CONDOS 607 E. COOPER ASPEN CO 81611 - MARCIA POUTOUS AND UNIT 301, ASPEN VIEW JOHN ERSPAMER P.O. BOX 914 ASPEN CO 81612 MARGARET McGAVOCK UNIT A-2, ASPEN HILLS P.O. BOX 533 ASPEN CO 81612 MARGOT ROSE PENDLETON UNIT TH-3, THE TAILINGS 180 PARK CIRCLE, #TH-3 ASPEN CO 81611 MARK V. HARRINGTON UNIT B-22, MIDLAND PARK DISIREE VON ESSEN STE B-22, 111 MIDLAND PARK PLACE ASPEN CO 81611 MARY JUDITH SCHWALBACH UNIT B-13, MIDLAND PARK SUITE B-13 111 MIDLAND PARK PLACE ASPEN CO 81611 MICHAEL T. MULLEN, ROSA T. BIELEC AND UNIT 2, LIEN-TWO CONDOS THORMAS B. ARNOLD SUITE 120, 750 INTERSTATE. 30 MIDLAND PARK CONDOMINIUM ASSO ION COMMON AREA S PAMELA GASMAN P.O. BOX 10609 ASPEN CO 81612 MOUNTAIN STATES COMMUNICATIONS UNIT A-3, THE TAILINGS 310 E. MAIN STREET ASPEN CO 81611 NANCY L. SNELL LOTS 15, 16 & 17, BLOCK 2, RIVERSIDE ADDITION P.O. BOX 879 ASPEN CO 81612 NANCY McDONNELL UNIT 204, ASPEN VIEW #118, 11618 KIOWA AVE LOS ANGELES CA 90049 PARK AVENUE CONDOMINIUM ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE PATRICIA CHALOUPKA UNIT 305, ASPEN VIEW UNIT 305 140 MIDLAND AVENUE ASPEN CO 81611 PAUL J. HANRAHAN UNIT A-21, MIDLAND PARK MARY C. HANRAHAN STE A-21, 101 MIDLAND PARK PLACE ASPEN CO 81611 PAUL N. JOHNSON LOTS 9, 10 & 11, BLOCK DELORES I. JOHNSON 2, RIVERSIDE ADDITION P.O. BOX 99 ASPEN CO 81612 PAUL R. HAMWI LOT 4. SUNNY PARK SUB. P.O. BOX 350 ASPEN CO 81611 PETER HEINEMAN METES-BOUNDS P.O. BOX 118 MORRISON CO 80465 PROMONTORY HOMEOWNERS ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE RANDY BERNARD UNIT A-1, THE TAIL 889 FEDERAL STREET BELCHERTOWN MA 01007 RANDY L. SAWYER UNIT A-3, ASPEN HILLS 731 MURRAY AVENUE SAN LUIS OBIS CA 93401 RIVERBANK WEST CORPORATION METES-BOUNDS P.O. BOX 175 ASPEN CO 81611 RIVERSIDE HOMEOWNERS ASSOCIATION COMMON AREA DICKERSON & WEAVER ATTN: DONNA 415 E. HYMAN ASPEN CO 81611 ROBERT C. OSBORNE UNIT 201, ASPEN VIEW UNIT 201 140 MIDLAND AVENUE ASPEN CO 81611 ROBERT C. SMITH LOT 5, SUNNY PARK SUB GLENDA D. SMITH P.O. BOX 3182 ASPEN CO 81612 ROBERT KING PIERCE UNIT A-4, THE TAILINGS P.O. BOX 3118 ASPEN CO 81612 ROBERT L. BIRENBAUM LOT 1, PROMONTORY SUB DEENA BIRENBAUM 8940 SW 67TH AVENUE MIAMI FL 33156 ROLA B. HILL, JR. PART OF LOTS 12, 22 & 23 BLOCK 1, RIVERSIDE ADD 2151 HIGHWAY 128 PHILO CA 95446 RONALD L. MOOREHEAD UNIT H-10, MIDLAND PARK ERLINDA M. MOOREHEAD P.O. BOX 9432 ASPEN CO 81612 SALLY HAMILTON STOUT LOT 2, JUKATI SUB P.O. BOX 4050 CHRISTIANSTED SARA B. GARTON • UNIT A-10, MIDLArSARK SUITE A10 00101 MIDLAND PARK CIRCLE ASPEN CO 81611 SHAWNN BOYD UNIT H-21, MIDLAND PARK P.O. BOX 2204 ASPEN CO 81612 SHELDON GROSS UNIT 308, ASPEN VIEW P.O. BOX 185 ASPEN CO 81612 SHERRI SPYKERMAN UNIT A-8, ASPEN HILLS P.O. BOX 370 ASPEN CO 81612 SHERRY R. CASHIO UNIT 304, ASPEN VIEW 140 MIDLAND AVENUE ASPEN CO 81611 STEPHEN C. HACH SOUTH UNIT, SMUGGLER MARTHA E. AMES GROVE CONDOS 23 SMUGGLER GROVE ASPEN CO 81611 STEVEN E. RICE UNIT B-11, MIDLAND PARK 111 MIDLAND PARK ASPEN CO 81611 SUE L. CHESLER UNIT A-22, MIDLAND PARK P.O. BOX 7871 ASPEN CO 81612 SUNNY PARK HOMEOWNERS ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE SUSAN FENZL AND UNIT 203, ASPEN VIEW MARTIN FLUG 302 ASPEN VIEW, 140 MIDLAND AVE. ASPEN CO 81611 THE TAILINGS CONDOMINIUM ASSOCIATION COMMON AREA NO ADDRESS AVAILABLE THOMAS LAUCKS UNIT 101, ASPEN 0 P.O. BOX 11990 ASPEN CO 81612 VICTOR J. GERDIN UNIT A-1, ASPEN HILLS DIANE D. WILBUR P.O. BOX 8979 ASPEN CO 81612 VINH HUA UNIT TH-4, THE TAILINGS VINH LUU P.O. BOX 8513 ASPEN CO 81612 WILLIAM R. DUNAWAY UNIT A-2, THE TAILINGS BARBARA ALLEN DUNAWAY P.O. BOX E ASPEN CO 81612 WILTON K. ONEAL LOT 4, EAST MEADOW SUB ROBERTA L. ONEAL P.O. BOX 4294 ASPEN CO 81612 APPENDIX B • ® EXHIBIT 1 J: . Aspen/Pit �. • ping Office 130 a;9le1� ;; sf:i treet As ixz .3 � �r� . . 1611 (303) 9 ' ' :►_ ,. ~ 920-5197 January 3, 1991 Mr. Sunny Vann Vann Associates, Inc. 230 East Hopkins Street Aspen, CO 81611 Dear Sunny: At 100 Park Avenue, Aspen, Colorado, I agree that there currently exists a legal five (5) unit multi-family structure. As per policy, this dwelling unit count is verified by a legal building permit dated October 10, 1972 , signed by C. H. Meyring a former Chief Building Inspector. Other information reviewed supports this decision. This letter only verifies to you that there exists, at this time, five (5) legal dwelling units at 100 Park Avenue. Sincer- , Bill Drueding Zoning Enforcement Officer cc: Amy Margerum, Planning Director Kim Johnson, Planner Leslie Lamont, Planner Francis Krizmanich, Zoning Officer recycled paper APPENDIX C • 40..____________ EXISTING NET EXHIBIT 1 LIVING SPACES : Tb,erg 7b PG RE'T/f/fr. : Pra4oU6Nra: 5-..7' s UV/T 1 ¢725F /55 4 /G' t•' /.6' UN/T 2 541. . �ici• ,w,-c, o I:11 UN/7- 3 5/5 ■ (NIT 4 ON/7— 4 i) , '<v A/46) ►viv E$ ►/R5 '' 18 UPST'ti/4s a7 4 ,�, •,Q vk,7-- 5 155 472p* 241 9'SR 9 r' / 2nd Floor Plan 2319/ 22'7' ,```,` `��w�l3! !,,'i' �% ,. '�' i ri* --, Ow'T 2_ UM17 3 N = � N $4B 5.F 5F N - IDAVID -F1.238 G'BSU�4 Q _ V (UNHEAlra, ..N7,o1,1 /S.o .. /1•3 • E r w, ,• / I " 4 NS ED J kRk ) f`'', I , eZ sF, ) / , C,ciaWM,erA e5)In fq Tom /. / , Y ttr..A %'// N UNT'' 5 ON 5P• ,,, ,/, 5.F (+7zsr.) ; ; /,, , 1st Floor Plan PROJECT TITLE: SCALE yG „zr, I , DATE: 2 100 PARK AVENUE OWN BY D DRAWING NO. GIBSON 6 RENO • ARCHITECTS AX 418 E. COOPER AVENUE • ASPEN.C0. R 0AOO BWW1 `y� �in.�� 1001end Avenue, Suite 2-E SCHMUESER GOR•• {''EVER INC./.Jt�\i� Glenwood Springs,Colorado 81601 st, Ammo,Jl a rc h 27, 19 91 pia\\ (303)945-1004(303)925-6727 % , Fax(303)945-5948 EXHIBIT 2 vase sue, CONSULTING ENGINEERS&SURVEYORS Ar. Sunny Vann /arm & Associates ?30 East Hopkins Avenue kspen, CO 81611 E: 100 Park Avenue Utility and Drainage Analysis )ear Sunny: he 100 Park Avenue project is a five-unit, two-bedroom, free-market condominium project with a two-unit, )ne-bedroom, restricted employee residence. The property is located in the Smuggler area between Midland ind Park Avenues in the City of Aspen. Jtilities The site is surrounded by all necessary utilities and all utilities are in a position to serve the project as a part )f their existing capacity. Gas Natural gas lines are located both in Park and Midland Avenues. We would propose one main tap in the street to the property line, with individual metered service to each unit. Electric Electric is overhead to the south of the property. We would propose to establish underground service from the pole on the south property line. A transformer would be set near this pole and individually metered service would be run to each unit. Telephone and Cable TV Both these utilities would serve the site from this same location as electric, each with their own pedestal. Water The City of Aspen Water Department has the ability to serve the property from either its six-inch line in Midland Avenue, or eight-inch line in Park Avenue. We would propose one tap for the project on the main line to the property line, then individually metered service to each unit. Sewer Aspen Consolidated Sanitation District has a manhole near the southwest corner of the property on Park Avenue. They indicated they can serve the project form this location. An eight-inch line flows from this manhole. The District indicated an impact fee may be associated with this tap. Drainage The site is surrounded by higher elevation topography on the west, north and east. Only to the south is the topography lower. An important drainage consideration will be to ensure off-site drainage from these higher topographic areas does not enter the site as drywells will be needed to handle drainage volumes in excess Df the historic. We will base historic volumes on existing conditions and these volumes will probably exit :he site in the southwest corner along Park Avenue. Volumes in excess of historic will be retained in on-site irywells. • I March 27, 1991 Mr. Sunny Vann Page 2 Should you require further clarification of any of these issues, please do not hesitate to call. Sincerely, 3CHMUESER GORDON MEYER, INC. Jay W. Hammond, P.E. 'rincipal - Aspen Office JWH:Iec/91040 SCHMUESER GORDON MEYER,INC.