HomeMy WebLinkAboutcoa.lu.iz.Christiania.1974 CITY OF ASPEN
aspen ,colorado, awn box v
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Planning Office
SUBJECT: Christiania Duplex
DATE: September 3, 1974
The Christiania Complex is situated on nine (9) city lots totalling
27,000 square feet. The lodging component is located on the east
six (6) lots. The remaining three (3) lots to the west are devoted
to long term housing.
LODGE RELATED BUILDINGS LONG TERM HOUSING
Main Lodge Rooms 38164' Present Duplex 1-Studio
Office,Living Rm. , 1-One Bedroom
Dining Room Etc. 1250 Miner's Cabin 1-Studio
Sauna 400 Proposed Duplex 1-Three Bedroom
TOTAL 5466 1-Two Bedroom
Panabode Cabins 816
Four-Plex 310641 At Proposed Densities the Land
TOTAL 93824' Requirements are:
Less Amenities ' 2-Studios 20004
1250 1-One Bedroom 1250w
4004. 1-Two Bedroom 21001P
- 1650 1-Three Bedroom 36304;
7732 TOTAL 8980
773240 of Lodge at .5:1 Land Available 90002
Requires 15,66 0 of Land
Land Available 18,000
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MEMORANDUM
September 3, 1974
Page Two
The above calculations indicate that the proposed duplex is con-
sistent with the new zoning proposal for the area. Recommendation
of approval from the planning office is conditional on the retention
of the Miner's Cabin Studio and existing duplex as long term housing,
and compliance with the applicant's statements that the new duplex
will also be used for long term housing.
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Planning Office of Aspen City Planning and Zoning Dept.
City of Aspen, Box V, Aspen, Colo. 81611 Attention: Ms. Donna Baer:
Dear Donna:
Thank you for your letter dated August 22nd and in reply I am submitting the following
proposal.
1. A TO_ STORY CHALET STRUCTURE CONTAINING A :TOTAL OF FOUR UNITS:
� `` Two Units would each contain one bedroom, One bath
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`1 `1 Two Units would each contain two bedrooms, One Bath
U 2. Ann additional Two Story Structure possibly built in two stages:
+ 1st Stage one Unlimited Single Family gelling Unit
�t 2nd Stage One Unlimited Single Family Dwelling Unit, such Unit to
replace existing duplex and built only upon removal of said Duplex.
41. The Two Story Chalet would occupy an area approximately 36 feet in depth by 48
Feet in Aidth. This Structure would be located on Lots E and F. These two lots
are located between the 2nd Panabode Cottage and the Miners Cottage. The Two Story
Structure would start 10 Feet from the Alley Line and extend only forward not
disturbing the presently growing Clump of Pine Trees. This structure might contain
a Full Basement, such basement for non living purposes only and below ground.
#2. The 2nd Additional Structure would be planned for Living quarters of the
Manager and incorporate a Chalet Motive also and occupy Lots H and I at the
end of the property. Also to replace the Duplex a 2nd similar Unlimited Unit
tied into the 1st Unit.
Thus a total of two rather small Buildings would be built such buildings separated
by approximately 30 to 40 feet of ground. This plan would allow retention of present
Pine and Aspen Growth on property, allow pleasant Lawn areas, afford pleasant Views and
Vistas, and be at best a very modest expansion of our Lodging facilities and in
keeping with Ordinance 19.
By allowing us some flexibility in that two of the four units contain run Bedrooms,
we can better satisfy our present clientelle some of whom do request larger units than
one bedroom. However, by restricting such units to one Bathroom, the maximum
number of persons realittically using such a facility is limited.
I feel that the Cottage Concept as aplied to the Christiania is too restrictive
and not realistic. The Main Lodging Building is the major structure on the
property and the Two Cottage Panabodes were built a time before Remodeling of present
Main Building and were built as temporary structures. However, they hve proved
attractive and under circumstances probably will remain for quite a while longer.
',ve have the space available to build one story Cottage Structures but by so doing
would use up a larger amount of ground, be more vulnerable to noise, and not be able
to utilize the view and Vitta potential that a 2nd stox,,y'structure would afford.
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Aspen City Planning and Zonine, Office :
Box V , Aspen, Zolo . 81611
Ladies and Gentlemen:
I have a copy of the minutes of the regular meeting of the P L
board , August 6th, 1974 and have also listened to the '.2apes of
that meeting concerning the Christiania :
The minutes read in part " A 3I,:;CRErAn:;'Y iA6 1,CTED ":-.;ETW:,E; THE
PLA1,S ALC C. 217101A", SURVEY IL f.d12h A CA_L: 1A3 , UP20SED TO BE r.:E1
UEET AWAY FROil THE DUPLEX IS I:, REALITY CELY THREE FEET AJAY. "
This paragraph is i',OT accurate . But even if accurate from Yhat
was said on tape , it shots a missunderstanding and or a breakdown
in communication.
1. The original plat or plot submitted and drawn by Rob Roy on
a scale of 1" to 20 ' shows the distance from the ::iner's Cabin
to the balconey overhang as a distance of about feet oerhaas
close to 7 ' . At the same time the corner of the buildiag
nearest the corner of the cabin is a distance of about to
13 ' . This can be verified by taking a ruler and masurin-.
J!2. Upon construction of the building , the overhang of the
balconey is in reality about 3 ' from the corner of the cabin,
and the corner of the building itself about 10 ' distance .
A. the structure referred to as a duplex is the Fourplex
now under construction.
I bring, This up in detail because if you take the quote above as
complete and correct it means that there is a 7 ' change in distance
This 7 ' chane;e resulting in the corner of the new building beinz
only 3 ' from the corner of the cabin. This is not true .
Within the above quote a discrepancy bet een the fil= s a::official survey survey is quoted . Please note that Survey En,;ineers did
a property improvement survey and survey of the boundaries of the
propoerty, locating the required corner stakes . It was from these
corner stakes that the contractor using his survey equipment
laid out the building. Without the official survey there would
be no way that the contractor could locate the building to conform
to required setbacks.
The plat plan submitted on the , orkinL drawings by Rob Roy
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was to show location of the buildinf. Subsequently due to the
' fact that the original plans contained one stairway into the
basement and its location was underneath the stairs >F.oin; to the
2nd floor, we were informed by the buildin_ inspector that one
stairway was inadaquate and that two stairways were necessary.
After discussion I decided that one stairway should be located
on alley side of building and the other at :lest Side of buildinE,
thus conforming. to required distances from each stairway. _- ut
in making this decision I decided to lengthen ;part of the
- building which resulted in the building coming 3 ' closer to
the Liner's cabin.
In our haste to >et started buildin` , when the plans were
• resubmitted to the buildind. inspector Rob Roy used the
perimiters of the orignal plot of the building and just drew
the location of the stairways to show where they were to be
located .
Thus the discrppancy lies not with the Official survey but rather
with the 1 ' to 20 ' scaled plot plan orig±sally submitted and
with the actual constructed buildin
It is this discrepancy that formed the baiis at the Auust 6th
meeting that an on Site Inspection be made and that I stake out
the perimiters of the proposed ,I.,e, Structure to show the exact
location on the `-round . In addition that I submit an ";';CCU:?1;T
PLOT PLAT." . In the minutes of this meeting this is contained in
the third paragraph.
This on site inspection was to be the followini Tuesday ; u_;ust
13th. The board did not show up nor did they show up Au_ust 15th
Thursday . They did '.+ up t ? h at 3 5 just prior to their
�.: Brio u"� Auust 20th ;�
regular schedule meeting to start at 4 P. .
At the August 6th meeting I do not believe there is any official
request for a plot plan to be overlayed OFFICIAL suav iT
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don by . 1r-vc S -_, _cep s . „j s :,.11 a!7" at that :I ee L1'1•_
that a n":iccurate Plot Plan be submitted " This was complied with
in that i Had Rob Roy redraw the plots and include specific
measurements . If one reads the resubmitted plot plans they
show- setbac k distances and in addition distances minimum from
any present structures, namely the grey structure called a duplex
and the a:=iner' s Cabin.
?:ccordin `'ly I thou.:Jit I had co::iy li cd with ti_° requests made at
the 4'1u`ust 6th meetiiri
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Yet at 3 :45 the Eoard came to make their on site inspection Aug
20th. ,:y recollection is they iere very hurried , had to be sure
and get to the meeting at City _.all by four. Either Jack Jenkins
or Dr. Roi.,ert : 4rnard seemdd to indicate that our plot plan w.as
not satisfactory. Yet the plot plan is accurate and shows specific
distances. This plot ,.;lain was submitted to the r and Z office
as soon as it was redrawn. '.;.'his was t0?:ard the end of the ee
August 15th or 16th. v
I have listened to the tapes of the August 20th tileetin' . 2,nd
accordingly have written about a ten pat e memo on this :hole
subject in order to try to keep all the complications is some
sort of order.
According to the .:ape of this meetin- Jack Jenkins said" EVE::
`in0U5n. hdi Ei-R0DUCgD 0, '.HE SUR SY"V1 made a comment , and
Jack Jenkins Said." A hIh' V ` E I AS= HE i .h A JESTI0' "
Sandra atuller the city Attorney, said "L0-2 12ROCED7R
=ER bU ILD1 :C DEPT. "
Thus it seems that Jack Jenkins , Dr. Barnard , possibly the
Thole board wished such a reproduction. but this 1 did not know
at the August 6th ::eeting
Accordinjly I have gone to Jerry P-esman, Survey
in= ln,.ers on
lednesday August 21st and ai il.l the process of doll:;_ the folio-.' in::
Updating the i;-movement survey of lots on `,hick present
building is located .
, 2. `i'a ling the submitted working drawings of the proposed new
building and havin. ; its peri:.iters located exactly where we 'could
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like to _lace the buildin j. `:he instructions that i have Liven
hr. Pesman are that the South Alley Side of the building be
located 10 ' 2" from propoerty line and the :pest side of the
building; be located 5 ' 2" from '.lest Propoerty - ine .
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_ u.. 1___!:a c�..1:, :r ti ., ._-'E'ti;l.". of 1'i ' '!s-1,is what ne ; anted . he wanted the clot -plan to be overlayed on
the official survey and that by not having" done so at the time
i had not complied ith such a request . I truly am sorry that
I did not understand Jack Jenkins on this , and if I understood
this I would have gone to Survey Engineers and had this done .
.y contractor, en :ellstro::m has even -,one so far as to recea_ enr1
11 .. S re e s Gr s to o t
i ., ,u ,i-F- �u f :i � to location loll Qf the
i b il; in_ ev.'"en if this was one the ti taF-es .:mild
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taken out as the excavation takes place .
What seer,., inn or Cant is that when the footer is laid in and upon
it the perimter walls are started that is moment that the
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CORRESPOI.D:J 10 ',THAT IS S::V i'aI' O.. 111:1 Or i ICIAI: Jl tl a E1 CVERLAY.
This is fine with me . I now have more experience and realize that
I inadvertently caused myself major hardships and difficulties
by not kno'.Jin`, that two stair': ays were required on original buildl.n`
and that I was in error in making any adjustments , minor though
they may have seemed at the time .
l.:y continued concern from conception was to have a structure that
could be located so as to save the Pine Tree Grove , keep the
:`liner' s cabin, and allow parallel parking on the Alley side of
the buildin` . this did not allow much lea- ay but I had no idea
of the actions on this would cause the Board to feel they had
been snookered and misled .
Yank liojo again mentioned to the board that he felt this building
made the area too dense . I understand the concern but think
my thoughts should be stated on this. This objection had been
voiced previously.
If I could afford to I would be happy to remove the grey structure ,
I would have been happy to remove the miner' s cabin also . But
the grey structure does house our employees and the miner' s cabin
has a certain charm and we have owned it for 15 years. Thus
the whole project during this Ordinance 19 period has been one
of compromise and subjective considerations. The guidelines at
best have been obscure .
I have always attempted to be candid and open. With this in mind
I am going over the followinL Based on the new pro,_osec
density requirements : 3630 square feet are required for the
3 bedroom two bath unit , and 2100 for the two bedroom unit.
Total 5730 square feet Duplex 1000 plus 1250 Thus
7980 square feet required . Thus if you considered only two
lots under proposed new desnity, it is obv1ous we are too dense .
however, if you consider three lots and thus add the miner' s
cabin which is studio you add an addition 1000 sCuarc feet
the total :? l s: u� feet.. ree logs are %DOO
Sri=�-� .t=- �o .��o-:; co � , ;:.� .�.~.t..�re 1.u _ �.
square e foot sa rio .r we .could co : l , i .. no- de-sity
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I,aturally once this was accomplished I could not build further.
To further consider density, lets take the five lots in total
if this is done the new building adds 6700 square feet
brim, the total to 15 , 630 square feet which means we are
again_ too dense by 680 square feet . This strictly under new
proposed desnities. ut here mention might be made that the
new structure being build contains only fourbathrooms , one per
units which certainly limits the number of persons , etc .
Goias: even further, 0 nseven lots we would add the two
Panabode Cedar lob; caDins which are one bedroom small units
often rented to two o persons and average only four persons ,
Inch of these units adds 1250 square feet . This means 18 ,180
square feet of ororerty needed to support all of these units .
7 lots total 21, 000 square feet . So we could say we are now
2 ,020 square feet to our credit.
The last two lots contain the :,air_ lodge . It was originally built
in 1950 and called dhaddowr Hill lodge , minor changes were made
and its name changed d to sispenhof. he Gantzel F roily, meaning
myself, my parents , and two brothers , purchsed this lodge in
1960. e purchased this lode and the whole of clock 31, lots
y purchased contained small rooms
A thru The lode:. we y,urcra�ec cont«_n d seven small
downstairs and in front upstairs four small rooms with two
shared baths.
In 196 : I tore out one downstairs room, and the four upstairs
rooms leaving a total of six original l rooms left . The room
downstairs was replaced with Room , '7 , and the upstairs torn
out four rooms were replaced with two units each containing
two rooms. :21-le :Jet Gain was four new motel rooms upstairs , and
a two bedroom one bath ppartment in the back of the building .
A new office was built , a small basement for a sauna and
pool dressing Too_ re;-)i5iny for hot water heat was done .
Swimming pool , new linen room and laud_ nry room. The lodge
was renamed the `0hz'i .,iania.
Please note that the two panabodes were built in 1962 and were
built as a means of gettirL, a little more income and offset the
ugliness of the old lodge to any extent possible . These two
endeavors were the sum total of 14 years in aspen.
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I have discussed. with Sandra Stuller and of course with Donna
'aer :hat if any imw.,ac t the ori: in al gain Lod- has on density.
1,..y thesis has been that :.:hen the 1964 remodelin„ took Mace
it took place in compliance with density requirements at that
time and off of the top of r^_y head. I believe that at that time
in 1964 a iotel Unit would require 375 square feet of land . If
this was true then the 31n lad e building nick is located on
two lots complied with requirements at time of construction and
at time of remodeling and construction of additional units .
:y great concern has been expressed in that an almost
unsurmountable hardship and inequity would be created
if a le; el interpretation would be ppiven that the ;:ain Lodle
must comply ,:iti present or proposed desnity. ='his eould mean
that under present current density a motel unit which requres
750 square feet of property would mean that the ;.lain lode Y ould
require over four lots and if this desnity had been double it
would require then over 3 lots.
I repeat ray concern. Under such a supposition the worst thin`
I could have done \ as to own any vacant land such land owned
for the purpose of expanding the lode over a period of years .
i fully realize that by holding; available land I would have to
. comply with current and future densities on such available land
but to take existin'_; units and ' s`pill theca over could destroy
com .letely any ability to build a n_ythin-:.
Even at this time I am unclear as to all of the complications
of this problem.
But 1 honestly believe that all of the above comments should
considered -.,hen talhinc; about density.
Even with this final proposed buildin, Le are one of the craalle�.+t
operations in si::i='eri epera.t1ri_' on 5 City Lots . r': reason .;o
e r..a�on � are
so s.'_::.11 is that , are a family owned operation and i as
manager have operated on very limited amount of money and did
not plunge into heavy borrowin to built a large operation.
This shows bad business sense to say the least. It is strufgle
for myself and my immediate family. ',ie needed additional units
to support our propoerty and ourselves , and in addition with our
drowiri, family „3 aceC. additional liviri` specs .
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final s, uc-ture .._:ti to lia ray une_n_t mind a soi_mt . -._
jr,--77 & -'-•..r• -, [, t'~n • --!-----q, cri'l • cf !, 7.,7,:30 025-27'_
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` AUGUST 23 , 1974 y ands,
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to our problems. it least a partial solution.
`1. the ne: buildin, being prouosed Lives uS � pace .
11v_r_ s
Gives us a playroom for our children and their friends .
Gives us guest bcdroolq space for our parents , brothers and sisters
and their children, and of course friends . This but l din`: Gives
us these thin'-- s without reducing our income and the heavy cost of
construction is p;partiall offset by givin= us the ',.'� o bedroom
apartment in the hair lodge as a rentable unit. Presently
are already using one _.,od`e , ecroom in addition to this
Apartment .
;'.2. It would allow our family to live close to the lodge but
far enough away so as not to always be involved in the noise and
conjestion associated with any such operation. Of course any
i:ianager should be sleeping right behind the frntt desk, but that
is just too difficult .
A. If someting traLic should happen to myself, such as
death, etc . , Or Illness , or an unforseen necessity to move
from the propoerty, then this building could easily be converted
into two rentable Units , which would offer further diversifeid
accommodations . Just what the survivors do with a five bedroom,
One living room, One playroom ::Ouse in the middle of a I,odging
• Complex including theoomeran .??
by retaining the =Toy structure called a duplex, the Christiania
is able to »rovide housing for all of its - eawloyses other than
myself who is a .ana•ger.. If this structure ';:ere to be removed
the result '..ould really prove a hardship . ,:here vould we house
at least six girls? ;'e could not place them in the proposed new
uu,ilding. If ,• e did as herb Lartell suggest Place them in the
Lodge aparcme_ht we should lose considerable income and worse yet
six girls living in a two bedroom one bath apartment having; all of
their fitends over would without a doubt cause all sorts of
probleils in the lod-e .
Tf ue as a s all lodge do not provide housing , Ye have to hire
different typo e of help and we lose a substantial method of
operation. Iha girls we hire become for the season an integral 'ar
part of the lodge operation and the guests appreciate the
atmosphere created . •Te are not a Holiday Inn with over 20 or more
;aids.
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t is all very east; to say that Ye may not build this proposed
; ail sure any number of reasons could be found . I
not sure . if such reasons really would in every case by clear
cut and not subject to discussion. T fact even .'ith the p�
o2osed.
new code after the expiratinu of Ordinance I feel a valid
case as already discussed might not be allo', able .
but this continued dewy is -.)roving a real hardship on myself
and my wife . W can continue to live in the lodge for another
year. but we shall have to sacrifice space and comfort ';:hich
of course many people are doing; today.
Ken :allstrom has the personnell to build this building this
Fall and each two :peek delay makes it more difficult for us .
We already had received Conce-otual ,approval and in our i"aive
thogghts , truthfull y felt that final'.it.` approval .,gas oina to
�h
have been give ,; J -
,U ; G 6th, 1>�'--�.
I am now faced with a r.;leetin` on Septeaber 3rd , 1974 at which
time I fully expect to shot down in flames . Looking at the ', orst
possible actions T can forsee the board of the Planning and
Zoning of aspen, denyin- the total application. The delay
due to the discrepancy already ,discussed , and the denial on
density, arbitrary perhaps , usaLe , and any other factor
Someone m!mi_ _t think up. arid; to rub final salt into the wound
if I cry out and say what are my alternatives , someone will
i robalby say I talk too much and that is your 7robleu.
It seems to '..1e that I have complied with all recuetts and
have acted and am ctin._ in `ood faith. fr. _;arnard and :.;r.
Jenkins have been the most talkative on the hoard which is
fine , but it seems that the other members should i me ject
their views , comments , questions , etc .
_Luestiot-1_. as to :,: cscY::in , tree Plantin: , fences , esthetics ,
use , visual apperances , side:—ralks , etc are all subjects that
I think the board should also abot about.s' ,- Location,oc lion us to setbacks ,
height , etc . included . Tnspecti on of the currently being
constructed building. The board is a par;, of the Aspen City
Community and I an my family- are also a 1 T part t.
I a living paw � of this
comlunity.
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August 22, 1973
Steen Gantzel
Christiania Lodge
Box 539
Aspen, Colorado 81611
Dear Steen:
In order to clarify the planning office recommendations for
your property at 501 West Main, I am enclosing a copy of
the minutes of the Planning and Zoning Commission meeting
you attended.
Appropriate uses under Ordinance 19 for mixed residential
are residential, limited square footage offices of a type
that do not generate frequent client visits, or a limited
extension of existing lodges. Because you have expressed
no interest in office uses, the specific recommendation for
your property is an addition of cottage style units of a
number consistent with good design, the site plan to be
approved by the Planning and Zoning Commission. Cottage
style units should be defined as structures of limited
height and bulk, containing no more than two principal
rooms and one bath.
You have expressed the intention to build managers accom-
odations for yourself, and a single family dwelling for
this use could be expected to complement the site plan.
If you have any questions, please contact me. You are
scheduled to go back to Planning and Toning September 4,
1973.
Sincerely,
Donna Baer
Planning Office
cc: Planning Commission
DB/bk
AUGUST 1974
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I steen Gantzel went to City. Clerk office and listened to the ta:oes
concerning the Christiania : rapes of ree-ular meeting Tuesday August 6th
and meetirea held. Tuesday August 20th.
;4 Please note that on plot plan submitted orieeinally the dotted
line representing the overhane of the balconey is only between 6
and 7 feet fro:n the 1J:ners Cabin. At the meeting on Aueust 6th
it was remarked that this distance was 10 feet and now in actuallity
only 3 feet from i.j_ners cabin. this would mean a difference of
7 feet and it is this meanine that is written in the minutes of the
AuLust eta meetin,e. No C)0 eA h WP'1) - 6, i NI trI,4LL, S b-t 61dri;
This should be chaned as it is not true at all :
Noon& at this meetint took a ruler out and measured any distanees .
her did anyone at any previous mectine
2. The word "3ketch" was used to state what the plot plan was .
The plot plan presented was not a Sketch. It was a well defined
and carefully drawn plan by the architich usin a scale of 1" to equal
20 feet. This beina a small scale it is obvious that some accuracy
is sacrificed . If minute accuracy is wanted then two alternaitives .
Lareer Scale and also written dimensions and measurements .
The written measurements for new build ins have been given.
Britten measurements for old buildine could have been Fiven, and only
chance would nave been the 3 foot problem.
„=4. I" the minutes of this meetint Stakes and an accurate plot Plan"
we requested . Jack Jenkins wanted this in hand and "Lets e70 LOOK" .
Thus an a; SITE INSEGTIOI: was schedule for the followine, Thesday .
This Oil site inspection to include a iIokina- at of a Stake out of
proposed new buildine . Its actual location on property.
This was fully complied with: In addition the plot plan was drawn with
exact distances and exact location on property.
CO=TS : AT THIS L=17=1 TO THE BEST 07 1.71 Kr0= 72 --in LISTEFIET a-)
THE TA 'ES , THEaE WAS iYO OFFICIAL, l' O :SPECIFIC REQUEST THAT A PLOT -.PLA
BE SU-.:_alTTED BY THE SURVEYER. In other words nothine said or requested
that Jerry Pesman, Survey Ene7ineers , draw the proposed new building
on his survey.
If this had been rerluested , Ye could have easily presented this at the
meeting schedule for August 20th. Also please note that the P and
Board did not show up Aueust 13th for an on site inspection, for they
show up Auust15th, the Thursday. They showed u-o Aueust 20th at
345 and made a hurried inspection at which time Jack Jenkins stated
briefly somethine to the affect that the plot plan submitted was not
what was wanted . Beiree in a hurry the land Z as a troup rushed off to
their meetine-
Lo one durine this on site inpection did any insDection , did no rlerin ,
rel,ted thi: stake2-:-; to the plan or ca:Tie up with any pertinent co:iiLcs
quetion3 , otc .
...ccoril-i:.. to the -L20,, of the : reblame mactime I 0,3 -1)lieci :.5.-th thni -
AUGUST ..a)22 , 1974 Christiania
page 2.
request to stake out the proposed new building and present an
accurate plot plan.
Fleeting August 20th , Agenda of Christiania came at 6 ; 15 P.F.
• Before I was heard the P and Z stated they would adjorn at 6 :30 as
previously agreed upon and then discussion whether or not to T-ible
the Christiania .
At that :point Dr. larnard sated surely the P• Z get thru Steen' s problem
• by the 6: 30ndeadline .
Accordingly they opened the meeting.
At this point 1 thought that I had complied with the requirements of
previous meetin. , I had written the Chairman of the P add Z on the
explanation of the discrppanc;kyof 3 feet closer to liner' s Cabin.
',: y feeling was that the on site inspection and necessity for an
accurate plot plan was to assure the P and Z that the new building would
be located accuretly as shown on plot Plan.
I understood the problem in my own mind . And I shall explain my
understanding: ;4 Required Setbacks must be adherredto . ,;'2 . Distances
, view plains , estheticts , and other considerations are part of the funct.
function of the Planning and Zoning Board . Overall general appearances ,
etc are important. ;post important a building must be built •.here
it is shown as going to be built.
At the same time I should point out some of my problems : Saving the
growth of Pine Trees , keepin the :'iners cabin, complying with minimum
10 feet setbak from .alley to allow proper parkin , and finally
complying with necessity to build two stainells into basement .
The stairwells into basement bein built best possible way to avoid
rain and srr o , water etc . Unless we built and showed these two
stairwells we could not get a building permit. I decided that the
main stairwell would be built in Alley and as result the building
came three feet closer to the 1:;iners cabin. Thus the Balconey overhang
instead of b&ing about 6 to 7 feet from cabin now is only about
3 feet from Cabin. _ind to further confuse the issue the little
cabin is not sousre with the property as far as _ can determine and
the corner in question is aDprotely 6 to 7 inches closer to
Lew building_. than South es t corner on line . I don 't even think
that Jerry resman' s Surveyers picked this uD . And frankly who should
be that concnerned .
So here I was at the meeting. about to expect agreement that satisfactory
compliance not only in spirit but in result of requests made at previous
meeting
At this Point 3r. :ca._ n%rl2-tatted t the issue oi " Is this the w lct ire
they _tcted on .:/hen they l =Owed this buildinp. r1`'' t here" 'he
o I F2aid . _ s 1 believe re-_ r., to the built i ng +.res$atly
1- lt . c.-_. refers to ti_: or - 1 -lo-`. plan 1" ecual 2' f Dc t ,
a 1 • . .' ., at Trevicu7 t .7
r _ _ i. a _!. 1 _ , to o:- Sill'
.., _,.1 y s l.ioih _L h P .
page 3 augat 22n
christiania .
City Attorney stated that the site plan submitted is acceptable .
At this t-'oint in time Jack Jenkins stated" ENV ,I'a TROUGH i`'Ui' REPRODUCED
0 : l i p SURVEY"
I made a comment
"`;Tait a minute I asked the :,Ian a question" This from Jack Jenkins
Sandra Stuller C iry Attorney" " i'OT CO: . 0i PROCEDURE UNDER BUILDIr;G DEFT . "
Ii OTHER ITORDS : This is first time to my knowledge that what was really
wanted by Jack Jenkins was not an accurate plot elan, Properly drawn,
and to be accurate with distances , etc , But he wanted and probably
what Dr. :arnara , and perhaps others wanted was a Plot elan as follcyrs:
Take the ",!orkin dr"wirlBs of the Archetect , take the demensions , ditances ,
etc . , and have Survey Engineers draw the plans on top of their official
Survey.
THIS C T �_.....,...' 77T 1i_� 't }� '.T/", T-T1 HAVE 1 .- .. __ FILE 1 7 ��♦T .TEE KS THIS IS 1 ii.E ITH 1_E: I . ICULD HAti E SD'ii l ILE 11TH NE O .ISIiiS AGO .
I DOI, "I:D THE ADDED EXPE SE. If this had been spelled out at the
meeting of ,;_ugust 61h, 1 574 , would have taken the plans and
Lone to Survey EnGineers and had this done .
Gil: AUGUST 21st , 1974 in the morning. I DID CO TO JERRY FES E IT• FERSOT
.1ANC7D l 1Th A SE OF JA=G DRA:TII Gs S?QED TO Jerry Pesman that I
needed the follo,rin :
fl. Improvement survey updated to include new buildin^- now in process
of being, built. This survey is being shown on five lots but could have
easily been on nine lots , etc . But nine lots makes for a rather bulky
piece of paper.
d2. Draw in proposed new building with exact dimensions as shop;n on plans.
Setback from Alley 10 ' 2'A the 2 inches being a safety margin so as not to
encroach on the 10 foot setback in Alley. 5 ' setback on fifth street
property line .
These setbacks are for following purposes: A. To retain as many trees
as possible , namely the ones near the present building being built
which ;rill act as a buffer between the two buildings. To maximise
the distance from the Gre T structure namely called the duplex, and
also maximise the distance fro:a the :3orner of the _:iner' s Cabin.
If these factors were not a major consideration , we could loacete
this proposed structure much closer to the ieT:°: ;;wilding.
++++
Jack Jenkins brought u"J that final survey was a "S -7-CH" . This is
not true e 1
�.a �.lr. ads✓ slat ., . �iie �,lo � 1�l_�;n a,s ;�res•ented ro � only me=-ins
to AJe acc av ,u t .('.on L<.:.i : distances .
o f , a dra as brow ht into the - i
l ne / c t•r^
,,;i r ;1_.. �__n __.� " . i �� ,�. N_l.r ^,Ic t.i,.r e . ..15'5 he 1a ,Jr
. .
pale four august 22n 1974
christiania
Dr. Larnard on tape says" FAR CLOSER Ti- Si: REALIZED" I suggest he
means the 3 foot discrspancy again. As noted on minutes this problem
.crew into a reduction of 7 feet accordin to the minutes . This is
completely false . the overhana was never 10 feet away. from the
Liners ' Cabin. It was as stated between 6 and 7 feet maximum.
And it is maximum 3 feet closrr.
Then the person who seemed to be chairman sated that he was not at
previous meeting: and accordinly discussion trent back to
the F and z being misled and Pr. 1-arnard true picture of situation
and that conceptual approval was given to this proposed buildinL7,
on Erroneous approach???? .
Suddenly: A LOTIOL 10 RESCIND CONCEPTUAL APEROVAL QA3 1.:ADE.
Chairman, " T don't know if vie can even do that"
Sandra Stuller: If misled , Intentional or Unintential , then
this motion is in order and accotdin7ly, the motion made , discussed ,
and carried.
THUS A7' EI.D OF TYLT:S :LEETii:G I -,LAS 71.:?C =LED ?HA? 1UCEI7UAL APPROVAL
OF THIS 2IAL PROPOSED DUP'LEH .:IAS RES0=ED , = THAT I HOULD GO TO
THE PLANNT OFFICE J\ZD GET ZACK (\ AG=A.
It was at this point that 1 felt rather lo':: an( siiscouraLed .
1 try to communitate with the Planning office , I try to do what is
requested , and at the two meetins each time something new has been
presented which either causes a tabling or now rescinding.
I fully expect that the same thing will happen at the meeting now
schedule for September 3rd , 1974.
At this meeting-, I shall have plot plan ovErlay done by Survey
EnLincers ; 1 shall have updated improvement Survey done by LIrvey
Engineer. I shall be in order to Conceptual , Preliminary and Final
Approval of this proposed building.
I would be more than happy to answer in detail , the backr-7round for
concept , . hat ,;:e consi6er our hardship , my feelis that all thru
the procedures from initiation back in early summer 1973 , we have
tried to comply with what at best has been a very confused situation
under Ordinance 12.
I can refer you to letters written to Sandra Stuller City Attorney,
discussions with John ',1endt , Lwyer, Discussion and questions posed to
Donna I3aer, Herb Li..rtell , Yank :;:ojo . Letters written to chairman
of the P and Z.
.J.-3. iclitioned in 73 of cieetinzs , C ,,, , at,.=2:1 that I say the same
thin:_ over an ovor a: am in different Y7 ,; . '::.1:: t el;ir, c:-.1-, 1 say or do.
1'A: S 2172 , L( 1274 Christiania
So a`si I re):at so:. e of the considerations that I have gone over
in my mind and gone over with my wife and family.
,4 As a Lodi in business we have been in the alannin" stazes for a
long period of tine to ex-band our lod !e on the property available .
honey and costs were the considerations that made it difficult to
get off the `round.
Ordinance was the cataylist that made us , 12 that is , feel it necessary
to build and. :gait no lon_er. he would have built much sooner if I had
been a better business man and had had the coura- e and seek heavy
financing, and disreLard the continued increa sin costs of building..
T.ut I admit my personal inneptnes, and as a result caome under the
cloud of 12.
Initially under ordinance 19 our lodge and land became a non confirming
non conlori;iiri use , our available la:rid
y oss i ily for ::fix
ed Residential
Use. The Oan� felt no further lo��ir _ exa ansion in —est end o f
Aspen and keep in core area . _L11 these factors made for considerable
disc oura_ement.
•
'hen small chan`e in that Lod,-,in g businesses with available land for
expansion could expand somewhat . ;o difintion = iven as to size and
scope of ex-.uansion. _ecasue of ordinance 19 , the densities existing
at that time were not neccesarily valid . It was a - five and take
situation and most difficult to _;et any specific receommendations and
figures.
Finally Donna Buer said the Planning office would receo ic:end
Cottage type Expansion. A ain no definition utti 1 she said that
she ::ould interpe-c this to moan similar to ezis-tin 1 naboce
Cabins.
This again was somewhat discoura:-~ink. r.he two anabodes were built
in 1962 prior to re odelin the lodge and expanina; the lodge which
was done in l)6L . The tw two cabins were built to offset the ugliness
of the old lodge and to offer some kitchen units.
Our long range intent was always to build on the property with some sort
vie ,
etc . , and to keel? C r een space , etc . �: could have easily
built more cabins. I-ut it someYnat unrealistic to build
small co tt:a_ .s '.:bile everyone else ti'U l bi three , lour bedroom structure;
for resale as conciminiuns. ;'e did not .ant condiminiums what we
wanted were addditional units that would provide our old guests and new
guests . ith pleasant faciltiies , etc . and _ht offered some diversication.
The Apartment type unit seend to be .logical.
So .:e pro-)osed a .:odes t four unit structure , he in order to retain th
c c o- c , to\ :, , i ; to th
_ _.. _.... e. cL: unit One �:
- ]-L oJV our
`• .'1 _ 4 L �� J _ 0.'elect l Oc e
page six, 1974 Christiania
would not spill over to rest of property as at time of remodleirig it
confirmed to density requirements at time .
Thus looking ahead into the future I vent ahead and requested
that an additional buildine to built in the futre be ,riven
conceptual approval. 'Lhis buildinz would contain Two Unlimited Units
one of which to replace the duele . At the time of this request ,
I was worried -'Ghat ee could =ever build anything on the property, etc .
ho definition of what an unlimited Unit is was given. I know that
One unlimited Unit could contain as many as five bedrooms , or yven
more . I know that undr present definiations such units exist , i . e .
Le Dol_r.lites .
Finally during. 1974, the planning dept has come up with specific
figures as to what is necessary to build 3630 square feet for
an unlimited Unit , an unlimited unit minimum of 3 bedrooms.
Etc .
So I came to the p and Z and requested a 3 bedroom two bath 2nd story
unit , and downstairs a 2 bedroom 2 bath unit. This was approved
conceptually. I would retain the Duplex for employee housing.
Here I tried to be completely honest , Although the present intent is
to live in the proposed structure , I could die , become sick, have to
move , want to move away from Thin street . If this happened I felt
this build ine would be better for the Lodge overall as it would offer
One three bedroom apartment which the Christiania does not have ,
Iould offer one two bedroom apartment with cwo baths which the
Christiania does not have . As a lodging business ee then would
havein the future better diversication of facilties.
ut a large in the sense house with one kitchen, five bedrooms
to rent or sell, if circumstances arose seem more difficult.
Also we need to provide housing for our help and this has been
a . a jor consideration of the p and z all alor. . ;gain we have been
doing this for many years. he would be happy to provide fine new
facilities , etc . , but how can we when the costs are so hish , etc .
Tn a edi t the roz structure!_ur4 v� es a Y for_ �.�.��_ on, ���.. _-� ..r f,r�.c , _ provides buffer done n us
if we arc allowed to build the new buildin: It keeps some of the noise
ay , etc .
As for use and desnity. Our whole one half city block is of much
loeer density then meet other lodges with same e or erecter pro' eorty.
Dr. Barnard has stated that becasuse this structure is on two lots that
the density should be applied to the to lot_s. rhis at be
st is
subject to serious and stalled i ti cuLson. would maintain
_-se .
- t os u cri J ' c ` ice - - _- sise of
_J_, _s 1: et e C =C5 •..A LL ...� • as rcuc'l
._ ^1
1
. .
2A72 ST L- L1974 Christiania
Thus if you accepted the final three lots as available for builein-
this -cro,osd find l and in addition took into consideration,
the new proposed eesnity fi:_:-ures you would come up with the followinl :
liners Cabin. Studio 1000 square feet
Duplex existin- 1000 square feat
studio , one bedroom 1250 square feet dotal 3 , 250 square feet
S1000
-3 , 252
5 , 750 scuare feet
One Unoimited three
bedroom, tw bath 3 ,630
One two bedroom 2 , 100
5 , 730 square feet
Thus ve are 20 square feet to the =ood on density be definition
If you took. the whole five lots instead
1resent new bui1diri 1250
1250
2100
2100 6 , 700 square feet of property.
Thus we are now 600 feet in the hole . Interestin,7 in that because of
everythin each of these units only has one bath Ynich in itself somewhat
limits the number of persons \.ishinf to occupy a unit .
-ut aain note that at time no one had anyfiiures and 1 was runnin:f1
scared , even nctrofied . I was faced the :possibility that we
would be allced nothin: and that after 14 years the LodL,e uhich we
led with would just contain rass . This would be alri ht if
a -oratoriu,.! would than exist. _ ut all 1 cou see was expansion
by Conaaciin1u:: Le .nto n area , etc .
If we take seven lots addinf the to lots on which r_-wo l'anabode
Cabins lie on this would Eive us 21 , 000 square feet . Usinz present
proposed density fi-ures , 5 , 730
6 , 700
2 , 50 1 , 250 times two units each one 1•e'poo:-
13 . 120 E c7, feet 'wed
,4 -, - L I c or Tro-oc27tw fo-
. ,...
. , . .
Daf7e 3 aujust 22 1974
Christiania
Obvioiely this could JO on. -: L, the outset 1 tried to find out from
the buildinr office the Old Lod,T..e rebuilt in 154. I can not
honelstyl say. what the density reourchments were at that time but
i recollect that it is nossible that 375 sduare feet of property were
for one lotel Unit . This perhaps difined as a motel room ,
bath , no kitchen facilities. etc .
If this was true then in l64 when we built the additions onto the
old structure we com-olied with then current density reulations .
For your inforation - hien as remodeled , e took out Five 5 rooms
aid - were re-:ilaced wAth five rooms . 1:et adcfltion Four rooms
plus one two bedroom, one bath e. artment . I'lus a swi:min
Fool, an office and minor enlarent of a breakfast dinin7 room
that also servos as r-adin,-. room.
Plus an enlarment of a basement that contains nothina more then
a dressint room and ;:;auna .
thus when we pruchased the -oroperty in 153 it contained the little
. .rey structure called the duole::, the minors cabin, and seven rooms
with private bath, and four rooms with two shared bath. that made a total
of 15 Units on the propoerty.
. In 1952 E,) added the two cabins called Tanabodo
in 1934 we took out five roos added four plus one bedroom art.
174 added four ,i)art:2H,,nt units now maLin* -presently our total
number of units as follows
11 One room motel units
2 two room motel units
1 Lod7e two bedroom ar;artment
2 1-anabode one bedroom cabins
1 :,,Aners Cabin studio
1 studion
1 one bedroom art.
Four new Units , 2 of which one bedroom, 2 of which two bedroom
11 this on dine ..'...spen' ,.;ity Lots , One half city block, Family owned
and o-)erated .
tht Dr. :7_ .rh=d and J:Lc7: 11 1-17o h::c' the 710st to sT:
on this total subject end their remarks have been confined to 'what
• they consider a snookerin . The discruancy in the oriEnal plot
clan and the actual locttion of the no': constructed buildinE,..
It seems approporiate for the other. members of the ::'.oard to e=ess
therLselves Lrld offer 301:12 fee-Mack and offer their feclin,7:a and
comments. . .estions , etc .
63 not :,2i:-e .w.ith. the bert.. cocerniii; the 7-)lot Tri -orob2:-( .
li.e--.-ior :hen th ':,. , Iic3 ic::..-rd mdcii clos-1-,/ on L-il C.,ew‘ lo :::7n's;s ai-1C that
.11.._.t Ls L,1, -f(o _i .s, hat is built. 1h. t as aroroved in our case
s::le a it: -_10turc ceni.ciin four' 1_1:1-is s.hi'j. t'l-::: is 0:,:actl 'hat
, : --- --
_ . e__ —he , —_ - ,,.., . . e _ ,e conLJH 01-C,' 01'
- .-0 0 r:::. '..1.. E ':. _7'Ej -,I.0 C:;:l'j'i. :, i.) ') .:12C)0.: C7j.C: i:-..Li'L:- . '- - - '
, .
. . . .. , ,
. , .
PPale nine aue7ust 22 , 1974
Christiania
this is what .is beinj constructed .
It is obvious that a chans was Fade in this structure , but it ' as
made on our private propoerty and in no Yay affected what was bein
built , namely this four unit structure , with a total of four bathrooms ,
six bedrooms , four livine rooms, and four kitchen areas .
i fully understand the concern of the •hoard . The concern lies with
acceptint a plot plan and then findin after the building is built that
the buildirre does not conform to the ?lot D.lan aooroved .
If boiline,; Steen 7ntv,e1 in Cil is the oenalty, then I . have no alternative
but to resist. If i had built the buildin7 in violation of setbacks ,
etc . , then I could understand the seriousness of the situation.
hut I did not understand nor realise that the plot plan as shwon
could not be altered if the alteration '::as due to an atteatp to comoly
with the -._ uildin e. insoectors recluirement that :Dasmement stairi::ays
had to be orovided , and that the to reuired stairways had to be
a certain distance apart .
In addition, if the oriinal rlot ielan had shown the planned
structure et the time closer to the IIiners Cabin, say 10 -Peet
or even five feet if the code allow.s this . I rather doubt if anyone
would have been concerned . I say this because 1 would have to --c) over
the tapes which ri.au now be destroyed after sin months to be sure .
hut to the best of my knowlede the concern of the P and Z was not
the 1.iners cabin. Lt the ti el . if the plo plan had shown a lacation
on the -property and then 1 had :loved it lets say to front of 1,:ain Street
a.,: ain than a real oroble::: would have arisen.
jut to use this problem, which came up AuTust 6th at the meetin7 , and
was supooed to be resolved, by our stakinl out of the proposed structure
and so in an accurate plot plan. '' his was co2.7lied with and in a(dition
be further coplied with by havine' Survey Ene,,ineers lay the proposed
structure out on their offical Survey.
What f.ora can 1 do??
Corily,
-;' e.-. .:Lantzzil
\_QJ
\ • .
0
August 13 , 1073
:Ir. Steen Gantzel
c/o Christiania of Aspen
P. 0. Box 536
Aspen, Colorado
Dear Mr. Gantzel :
I am in receipt of your letter of August 7, 1973 .
I cannot in all honesty give you an intelligent response
without examining site plans for your past construction
and correlating these with the zoning changes affecting
your property. In addition I must know, more particular-
ly what future uses you intend.
Py copy of this letter I am advising Donna Eaer of
my response. I will tale the matter up with her. If
you wish to be present at these conferences, please so
advise.
Very truly yours ,
Sandra M. Stuller
City ATtorney
SMS :mw
Qa.L.-12sua.a.Laar
CITY OF ASPEN
aspen ,colorado, 8tstt box v
MEMORANDUM
TO: Aspen Planning Commission
FROM: Jim Markalunas
SUBJECT: Water Service to the Christiania Lodge
DATE: September 11, 1974
I foresee no complications in furnishing water to the
above project.
/1
I
MEMO
TO: DONNA BAER `
FROM: DAVE ELLIS Cc�'V'
DATE: August 20 , 1974
RE: Steen Gantzel Duplex - Lots A & B, Block 31
Preliminary Ordinance 19 Review
New sidewalk and curb and gutter will be required
where none exists. Onsite retention should be
provided for storm runoff. If the duplex is more
than two bedrooms, I feel parking spaces should be
provided on a one per bedroom basis rather than
one per unit.
17_14)
(ie)
i t � f / , 1 t 1,
. el-
. f --i
Li ,1 I 1� jil 1 i MARCH 4, 1974
' � c, i
' kill
TO WHOM IT MAY CONCERN:
Under Flow Chart Ordinance 19 Building Permit Review the Christiania
of Aspen, Inc. is required to obtain written comment from the
UTILITY COMPANIES, ASPEN FIRE DEPARTMENT, Gin-ENGINEER, AND LOCAL
SC'RU'0t eARD.
The Christiania of Aspen, Inc. has received conceptual approval for the
construction of a two story, 4 Unit building on Lots E and F. Block
, ' 31, City of Aspen. This is part of the property owned and operated
by the Christiania.
4e This building would have approx 1450 square feet of floor space per
.�� floor, two units would be one bedroom, two units with two bedrooms,
`"�• all four units 1 bath each, living room, and kitchenette.
Occupancy would be Motel Business, short term witter and summer.
Total occupancy approximately 16 to 24 persons depending upon
number of persons in each unit at any given time.
We plan to obtain a building permit and start construction in
Spring of 1974 and would appreciate an early reply from your
department concerning this particular building.
Please mote that the Christiania has been in business since 1950, and
under present ownership since 1960 and that this small addition
is in full compliance with existing zoning and has been given
complete approval by the City Planning and Zoning in concept and
complies with Ordinance 19.
Cordially,
\ 4 Steen Gantzel y
i‘t ` 7
lifil-AZ V 1
...,2 .kA,\.._.0,\a j_ ,2
joan & steen gentzel• p.n.hoz 536 • as;.y en, color de 61511 • telephone: 303 925-3014
ROCKY MOUNTAIN NATURAL GAS COMPANY, INC.
rq ` R.O.5OX 2059 • ASPEN,COLORADO 61611 • (303)925-2323
�It' 1 1
�■ ' ilk I' 1 11 1 j ' i
i
To Whom It May Concern:
Christiania of Aspen
Lot E & F, Block 31
City of Aspen
Rocky Mountain Natural Gas Co. has a moratorium in effect at this time
and will be unable to serve any new services until it is lifted. However,
when this moratorium is lifted we will have an ample supply of
—,)
will be happy to serve your project.
`
Sincerely, �1'X\
‹:;//) i ////
Willard . Clappdr L
i r c Manager
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ASPEN SCHOOL DISTRICT NO. 1
Box 300
Aspen, Colorado 81611
Richard W. Lee tel. 303-925-2972
superintendent of schools
11 September, 1974
Aspen Planning & Zoning
Box V
Aspen, Colorado 81611
Gentlemen:
With regard to Mr. Steen Gantzel's proposed two additional units
to the nearly completed four units located on Lots A, B, C, D, and
E in Block 31 from 4th and Main to 5th and Main, an appreciable
impact on the School District will not be experienced. His particular
configuration, inasmuch as he implied that only two of the units will
be considered for long term rentals, would not gain many additional
students.
However, I would like to stress again that the Planning Commission
consider possible school expansion and the necessity of additional
school sites. Whereas any single small project would not have much
effect, the accumulative effect at some point in the future would
necessitate sites.
Sincerelly� yours,
ichard W. Lee
Superintendent of Schools
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NAME Steen Cantzel ADDRESS Box 536 PHONE 3014
t
w LICENSE LICENSE - I.
,O NAME (AS LICENSED) The Skandia Co. CLASS NUMBER
INSURANCE
Dg ADDRESS Box 4356 Aspen PHONE P
z
0 SUPERVISOR
v FOR THIS JOB NAME Ken Kallstrom DATE CERTIFIED
LEGAL &DESCRIPTION LOT N . A & B BLOCK NO. 31 ADDITION
SURVEY ATTACHED❑ DESIGN A uc.
.BYPessman BY Robert 0. Roy PE NO.
AREA(S.F.) HEIGHT NO. TOTAL OCCUPANCY
AT GRADE (FEET) STORIES 2 I UNITS 2 GROUP DIV.
BASEMENT FIN ❑ GARAGE SINGLE ❑ ATTACHED❑ TOTAL TYPE FIRE
UNFIN. 0 DOUBLE ❑ DETACHED❑ ROOMS CONSTR. ZONE
IDEPTH I T SIZE SPACING SPAN AUTHORIZED
BELOW AGENCY BY DATE
Z GRADE F_0OR
SUP DING
EXTERIOR I'i i W'
I REVIEW
F' !-S FOOTING CE:'"NG
SIZE ZONING
0 — — — . --;1
Z EXTERIOR CONC. Li;I 1
FON. WALL ! ROOF PARKING
O THICKNESS MAS'Y U+_
iZ
THICK n CAISSONS ❑ RO^F!NG I PUBLIC HEALTH
SLAB �-� 3 GR.BEAMS MATERIAL
I
MASONRY ABOVE ABOVE ABOVE ENGINEERING
EXTERIOR THICKNESS 1ST FLR. 2ND FLR. 3RD FLR. I
WALL STUD SIZE ABOVE ABOVE ABOVE I - I )
8 SPACE 1ST FLR. 2ND FLR. 3RD FLR.
:REMARKS New duplex `�"�
I
To P&Z 7-29.74
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 'WITi THE UNIFORM BUILDING CODE, THE COUNTY ZONING RESOLUTION OR CITY 65,000.
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 I
SWIMMING POOLS AND FENCES. I
PERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK IS STARTED. FILED T P 2O7. 00 i
REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. DOUBLE CHECK ❑ 103.58P1ck
ALL FINAL INSPECTIONS SHALL BE MADE ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. FEE [I 4 CASH ❑ 50 {
THIS BUILDING SHA OT BE OCCUPIED UNTIL A CERTI ICATE 'F OCCUPANCY HAS BEEN ISSUED.0 BUILDING DEPARTMENT
PERMIT SUBJECT T E CAT` S I FOR I�A iN OF ANY LAWS GOVERNING SAME.
SIGNATURE �'3 -
OF
&f�PLICANT: APPROVAL BY DATE r
THIS FORM IS A PERMIT ONLY DATE PERMIT NO. I LICENSE # RECEIPTS CLASS AMOUNT y
WHEN VALIDATED HERE
" 7_29-74 350-74
J :-:.:TOR's COPY
MEMORANDUM
TO: Aspen Building Inspector
FROM: Aspen Planning and Zoning Commission Ordinance
19 Review, Subject :
f )
d--e- e2'_
On 1 — '7/ the planning commission reviewed
the above building permit and it was
' approved
denied
Conditions :
4.4,e,,,p - , ,_,„ \-,---6--f-(---‹__P_____ - i___ ( L e_./ '''(1----7(.."---A-z
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Planning Office
Dated this (;-/6, day of / t_t_„--7 , 19717
mote Oc_it
411} 1��1
APRIL 12 1974
Aspen City Planning and Zoning
Box V
Aspen, Colo. 81611
Attention: Ivis. Donna Baer:
Under conceptual approval here is final plan for 2nd structure to be
built on lots A and B. This structure is a two story Chalet that will
be used for Manager, his family and relatives and in laws, etc .
The structure is so designed that in the future and upon removal of
the one story grey building, the two story Chalet could be converted
into a total of Two Apartments. This conversion done by making the
childrens play recreational room into a living room with kitchen.
Thus this chalet would comply with the original request which was for
two unlimited units , one of which would replace the grey structure.
The grey one story structure has been employee housing for over
8 years and will continue to provide quarters for the Christiania
help.
The Manager has family with three children and will need quarters
for them plus a bedroom for a family helper, etc .
Pertinent considerations given in addition are as follows:
1. The Boomerang has a two and one half story structure across
the alley.
2. The Christiania will have a two story structure located approximately
40 feet away and parallel.
Thus a two story structure is desirable , the 2nd story being the
view area and at same time keeping the ground space at a minimum.
Another cnnsideration is that the Christiania would like to continue
providing employee housing and the one story grey structure is ideal
for this purpose because this structure is very simple and as a result
our employees are given its use at NO CHARGE. Of course there would
be some minor impovvements taken to make it slightly more attractive
from the outside , painting and probable replacement of the tin roof.
Therefore , I propose that this two story structure be considered
for approval as One UNLIMITED UNIT , a single family dwelling unit
at the present time . its possible conversion to Two unlimited units
only upon removal of the grey structure . Please note that end result
is very little density increase . 09R I ZeN is y
Denial of this final proposal will work a rather substantial hardship
0 ® 0
page two . 4/12/74
of } 6 si •v ` 6 4 1 a 3rF
City Y Z
may..
rtM¢d
on myself the applicant. First of all, we need larger living quarters
in order to provide better housing for our family and in addition to
provide additional facilites for the children and their friends and
relaitives.
The Christiania as a business operates a low desnity business. This
in relation to other lodging facilities. It is a quality business
catering to families , couples , and very small groups. Thus our
total expansion with these two structures will increase our guest
capacity by approximately 20 to 28 persons.
Present managers apt 4-6 persons
4 unit chalet 16-22 persons.
Our present lodging facilities accommodate 32 to 48 persons , the
high figure onjty on certain occasions when large families join us.
Perhaps not relevant but still interesting are such lodging facilities
such as the Little Red Ski Hostel placing over 50 bodies in a cramped
structure on I believe two lots , the Copper horse , etc . Thus the
Christiania as a Lodging facility can not generate a high return on
its investment due to the low number of guests but instead provide
quality at a reasonable price and pleasant surroudings.
As a final comment on the 2nd two story ttucture: By keeping the
grey one story structtiture , it provides a buffer from main street
and allows a play area for children. Our intent upon completion of
the two chalets is to fence in the whole property with rail fence
for esthetics, and at same time wire to keep out dogs, and children
in. This in keeping with the philosophy that protection is necessary
as with our swimming pool which is enclosed .
MEMORANDUM
TO: Aspen Building Inspector
FROM: Aspen Planning and Zoning Commission Ordinance
19 Review, Subject :
On 9-.Z - 7 lit the planning commission reviewed
the above building permit and it was
approved
denied
Conditions : t ;/4‘r, Lze..„,,,..4., 4244?..2.-1-oe
,
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P
Dated this SW r day of (.(_ , 197$
TO: Planning & Zoning Commission
FROM: Planning Office
SUBJECT: Christiania Lodge
DATE: April 2, 1974
The Christiania Lodge received conceptual approval from
P & Z on 9/4/73 for 4 additional units .
The present submission conforms with the conceptual approval
in number of units , size and location of development.
At the time of con eptual presentation Mr. Ganzel requested
approval for an additional 2 story chalet containing 2
units to replace an existing duplex and to be built in
the future. The P & Z asked this office to investigate
the authority their approval would have after Ord. 19
expires . It was found that building permit applications
are subject to the zoning or regulations in effect at
the time of application.
Considerations:
Referral letters are positive.
Eng. Dept. requests agreement to join future sidewalk/drainage
district.
Number and location of parking spaces .
November 29, 1973
Steen Ganzel
Christiania Lodge
P.O. Box 536
Aspen, Colorado 81611
Dear Steen:
Thank you for your letter of November 16, 1973.
Reviewing your file, I would agree that the Planning
and Zoning Commission minutes of September 4, 1973,
on which my letter was based, are in error. That
matter I will have to take up with Planning and Zoning,
probably at the time you come in with a preliminary
presentation.
The proposal supported by the planning office was for
one-two story chalet containing a total of four (4)
units, each having one bath and an additional two
story chalet which would have two (2) units; one
unit to replace an existing duplex.
I have forwarded your request for information to Sandy
Stuller.
Please let me know when you have prepared a preliminary
presentation and I will schedule you for Planning
and Toning Commission meeting.
Sincerely,
Donna Baer
Planning Office
1
4,4
\/;',1.. _11� lb , 1973
City of Aspen
rlanning and zoning Dept .
Lox V
Aspen, Colo . 81611
Attention: vis. Donna Laer:
Dear Laer:
Thank you for your memo and recordings of proceedings Aug. 9th ,
and aeptember 4th, 1973.
Also i'iemo touilding Inspector:
1 should like to attempt to Pet things in order as again there appears
to be a breakdown in communnication.
nil. A two story chalet on lots E and F. This Chalet as drawn would
contain a total of 4 units. Each unit having one bath.
, 2 . An Additional two story Chalet on lots H and 1 , This chalet would
have two units. One of these units would replace the duplex now
existing on same property.
1 would appreciate written notification that this is exactly what was
proposed and understood and approved under the conceptual stage of
ordinance 19.
.Ie now plan to go ahead with architectual drawings for the 1st
Chalet and then tie it in with drawings for the 2nd chalet .
To further clarify the 2nd chalet. It would contain two units .
These units would be of the large unlimited type . One of these
units would probably be for ourselves and other unit possibly be
other relations in the family. however, this is not important .
what is important is that everything is clearly understood at each
stage and that information printed is completely accurate .
Therefore , 1 would appreciate correction of the record of proceedings
dated August 9th. rlease not "u'antzel currently has twelve limited
units and 13 unlimited units in the lodge . " This statement is completely
innaccurate and should read completely differently. To be accurate
the wain. Lodge buildin`; contains , 1 unlimited apt. said apt 1 bath ,
two bedroom. 11 one room units , 2 two room units. In addition the
property contains 2 fireplace cedar log cabins , each with one bedroom
MEMORANDUM
TO: Building Inspector
FROM: Aspen Planning and Zoning Commission
DATE: October 31, 1973
At its meeting on September 4, 1973 the Planning and
Zoning Commission gave conceptual approval under Ordinance
19 to a proposal by Steen Ganzel, of the Christiania
Lodge, 501 East Main.
Subiect of approval were two 2-story chalet type build-
ings, each containing two units; a residence may be
added at the time the existing single family dwelling
removed (see attached minutes) . Site Plan to be
approved by the Planning Commission.
The Planning and Zoning Commission can approve only
those structures issued permits during the life of
Ordinance 19, subsequent permits will be subject to
zoning regulation then in effect.
Planning and Zoning Commission
cc: Steen Gantzel
CITY ASPEN
aspen ,colorarlo, ai ti, box v
MEMORANDUM
TO: Building Inspector
FROM: Aspen Planning and Zoning Commission
DATE: October 31, 1973
At its meeting on September 4, 1973 the Planning and
Zoning Commission gave conceptual approval under Ordinance
19 to a proposal by Steen Ganzel, of the Christiania
Lodge, 501 East Main.
Subject of approval were two 2-story chalet type build-
ings , each containing two units; a residence may be
added at the time the existing single family dwelling
is removed (see attached minutes) . Site Plan to be
approved by the Planning Commission.
The Planning and Zoning Commission can approve only
those structures issued permits during the life of
Ordinance 19, subsequent permits will be subject to
zoning regulation then in effect.
Chai4rman
Planning and Zoning Comaission
cc: Steen Gantzel
AUGUST 8, 1973
Aspen City Planning and Zoning
Board of Review under Ordinance 19
Box V
Aspen, Colorado 81611
Gentlemen$
According to the information I have learned, the City Planner, MP. Herb .Bartell, and
with Donna Baer will present to the Review Board a most negative response to the Building
propoas submitted by the Christiania.
The specific points in conflict are as follows:
1. DPNSITY RE9UIRTSo Although previous construction complied with density provisions
at time of construction, due to periodic increase in density
requirements, existing structures now do not conform.
But using previously constructed units dnder existing density
requirements and applying such requirements onto whole parcel
of property owned by Christiania reduces the number of
additional units to such an extent that it is discrimantory.
If a projected further increase in density requirments occur within
one year, no expansion at all could conceivably occur,
To Illustrate the delimits
Take Mime City Lots: If the density required 350 square feet
of property for a LIA1TED Unit, a build could build 72 units.
If 36 units were constructed on 41 lots, leaving the remaining
41 lots empty, he could later build the remaining allowable
36 units.
But if density requirements double say to 700 square feet per
unit and this density applied then to existing units, he could
build ZERO ADDITIONAL UNITS.
His only recourse if he knew this was intent and result , would
have been at time or first construction to sell of the 41
Lots to someone else and that person could have built either
36 units under old density or if waited too long built then
18 units.
Thus by rention of one ownsership the empty land is not allowed to be built
upon. And if it is not allowed to be built upon you could not even sell it
as it has no value in a real sense.
page two august 8 1973
P/i
Ia the existing Main Ledge building the unite are as fellers.
gesso 1,2,3,4,5,6
awe 7, 23,24,25,26
bits 21,22, plus Manager's apartment.
BOOMS 1• 6 are small rooms built in 1950 and contain approx 150 square feet including
the bathroom. Reims 7, 23. 26 are slightly larger rooms, and 21 and 22 are 'soh two
re., the 2nd room of each even smaller than rooms 1-6. The ?Must's apartment is
• We bedroom, one bath, Unit.
In addition there are two Pam Cedar Leg Cabins, each cabin with a small bedroom and
living room and the teal square feetage of each cabin is less than 450 square feet.
These units pits the lain Ledge are located on 4 Aspen City Lots and under existing
Density Requireeeeitts today would require 15, 750 square feet of Land. 11T AT TUB OF
CQNsraUCTIoN THESE UNITS FELL Below required Density allowances.
If the Density requirements are doubsle next year the present structures as mentioned
above would require 31,5001 Square feet. lease note that Nine lots on'y contain
27,00 0.00 square feerrt.
At Jiriszt time we Ilse bow sa property three additional Units which are to be
. Counting those three as two Unlimited and QM* United the let result is that
I em ld build according to my calculations SWEN wimp e f •
Asisdag current Density requirements and assuming that emist Units-count toward
tbie density det tion.
This seems patently unfair. First of all if the five lots or six lots had been sold
upper eosepleiltion of last construction then by definition you oould not have applied
the Main Building to those lots. Again this assumes that at time of construction that
the Main building did not use at time of construction densities borrowed from those
other six lots.
The only other stuniiling block at present is that under projected resning the Tourist
Zoned classification of the lots isigeestien go from Tourist to Mixed`Residential. This
of course could have been circumvented also. Just take the 3 units remaining and run
thee as a three unit Motel.
IT SE OBVIOUS THAT THERE MUST RI SONS EQUITABLE CONSIDERATION either thru the
P and 1, Beard of Adjustment, or if all other avenues a Courto of Law. This must
be an extreme example of a Hardship Case.
page 3, 1973 PZ
2. W t "'A LDCt ) AND WHAT IS AH U2 I? tT ) UN s
1 conceptual presentation describes a LIMITED STUDIO UNIT. However, MO. Martell
takes exception and calls them unlimited. Why?. This needs detailed axpUlnation and
discussion. I thought I made my point in my original letter of intent. But as a
point of reference I contend that in a realistic discussion of density you should
consider the type of unit and thenumber of persons using the facility. The
Studio as shown has a living room area and a sleeping area. I can show you many
plans do exactly this.
3. Curb cuts and. Parkins,
It is obvious that above ground parking can be easily obtained by psrklrS smiles
on the five lots in question with acess from the Alley. This would atler even
a surplus of parking spaces. But again the reasoning of showing that four spaces
are desired in location as sYmen on drawings is convenience for guest access.
Although a minor point you might note that many side streets currently have off Street
p parking with multi curb cutting. Maaaplee Carl's Pharmacy, Molly Gibson, Ullr,
Nuggett, Smuggler, 0oomerang, the park across from the Library, and I am sure others.
In our presentation we web allow the IMO to go completely onto the property
and as a result they in no way protrude ems' onto City Property nor onto
mandatory sidewalk.
By avoiding angle parking within the setbacks of the Alley, we obtain more Grass
area giving more grass space.
4. Open Space or Green Space.
It appears that the Opsu Spas* because it is the inside of the building area and the
Alley is not considered Open Space. This palls for clarification and discussion.
Mk attitude is that by puting the green space where it is shown, it allays for
quieter area, pleasant surroundings,, and some privacy for the guests.
In addition by facing the building away from Main Street it gives some noise abatement
to the following existing units. #1,3.5,7,21,23,25, Manager's present apartment,
Cabins A. B.
On Main Street yo still have City property, sidewalk plusl0 feet setback of Grass
or lanscaping.
It is not our intent to build a huge maasive Highdensity Building. But Seven
UNLIMITED UNITS certainly could contain a large number of bedrooms and baths.
PAGE 4 PZ Amgest 8, 1973
But if the definition of an UNLIMITED UNIT allows each unit to have 3 and 4, possibly
5 bsdrsiae, each bedroom with a private bath, then simple multiplication shots
that seven Units, each unit 4 bedrooms means a total. of 28 bedrooms and 28 baths.
Please note that we are showing only 12 baths plus two* baths possibly in the Asst
*imagers agers Apartment.
The Conclusion seems to be that the worst error that can be made is to try to own
your own property, build on part of it, plan for the future, but be slow in actually
*plimenti ng ones concepts. 81►d to Say if running a small ledge means that over a period
Of years sMm funds are uua+Mated and some borrowing capacity generated, by waiting
yOw not only must esoplywittlimovent densities but retroactive be penalized in the
roast brutal "why having the existing units count toward density. Result Double Penalty
as earlier dose ibed,
I anticipate that if these end other questions are to be examined in depth, quite a bit
of tine will be spent. It std be this way. I have spent many hours trying to figure
out a realistic approach in Waft our business expand to it full potential.
I have kept my planning in aese d with current density restrictions and the concept
as presented to this Board, I feel not only comply with the spirit and intent of
present, and future density requirements, but in real fast comply Legally.
It would be difficult for me to conceive that the true Intent of the persons Or
persons writing the Density requirements really meant to confiscate property/ The Intent
must have been to take vacant available Land and reduce the number of units(, total
number of persons occupying that vacant property.
For Arguements sake, suppose the Christiania owned vacant land across the Street
or even across the A3hpy. Under the reasoning as presented by Mr. Bartell that
property would have to be considered in Density determination.
If a permanent moratorium on any new additional oonstraatien is taken tomorrow then
'repress is in the saws boat, But under the present thinking this is net the case
and as a result we are being obviously singled out because we ars in the situation
of owning Nine City Lots of Aspen and having only constructed a few units so far.
Discouragingly ?ours,
Steen Gantzei
August 7, 1973
Christiania Ski Lodge
E. Mixed Residential
Exisiting lodge subject to review because such construction
will result in an increased guest capacity. ,r' ; v
Currently 15 units (12 limited . ? and 3 unlimited = 16,500 sq.
ft. of lot density. )
Propose to remove 2 unlimited units = 13,508 sq. ft.
Pr pose to add 13 unlimited* units = 19,500 sq. ft. or a t4-al
1
of 33,000 sq. ft. which is 6 ,000 sq. ft. over currently allowed
density (27,000 for 9 lots in AR-1) .
* Studio units as shown on plans must be considered
unlimited units for purposes of the regulation.
Access
Main & 5th St. .. (gravel, approximately 35 ft. )
(Parking is currently on the alley land one cut off Main (no
designated parking at this site. )
Proposed parking from alley and continuous curb cut on 5th
Street for 4 spaces . The latter is prohibited by regulation.
19-104 (c) no curb cut shall be located closer than
25' to an intersection.
19-104 (2) Each parcel of land is allowed one 20'
driveway or two 12' driveways and curb cuts .
Lot Coverage and Open Space
Percentage of lot coverage must be calculated for entire owner-
ship. Open space for proposed development is essentially not
visable from the street.
Off Street Parking
Current densityt (based on above calculation) requires 11 off--
street parking places . Additional unlimited units require 31
one parking place per unit. Ao
,),5)
//
7
ItAUGUST 7, 1973
b 1
Aspen City Planner
Herb Bartel
City of Aspen
Box V
Aspen, Colo. 31611
Dear Mr. Bartell:
I would appreciate written information as to definition of LIMITED UNIT, The strike zone
for compliance etc. The concept that I presented was certainly for this LIMITED UNIT
concept and I would like to know how you can define it instead as unlimited Unit.
As Planner and part of the Building inspector area, there are many already constructed
units that fall under this LII UNIT. The removing of a door, or partition on a set of
plans can certainly alter the strict definition, but my attempp is to find out what is
HONESTLY ALL( ED.
DENSITY: I have written the City Attorney in the hopes of some explanation and aid in
trying to find out what the ordinances actually mean and how they are used.
But I shall pass on to you as I did to Donna Baer the following examples of the
problems I am confronted with.
Take NINE LOTS if in the past a LIMITED UNIT required 350 square foot of peropty
that would mean that 72 units could be built.
***** Builder A builds on 42 lots 36 units. He retains the other 42 lots
and plans in the future to build on them. Under existing density
when he built the 36 units he could then finish by building 36 more
units.
But if you suddenly require 750 square feet of property to
build LIMITED UNIT. then Builder A can build 0 ZERO NEW
UNITS. why? Because you took the whole parcel of Land
and counted the 36 units times 750 square feet.
***** Builder B builds on 42 lots 36 units and upon completion
decides that in as much as he did not use any of the density on
the empty 42 lots, he sells thos lots to someone else.
Result when ordinance changes the density the new owner can build
18 units which is half of what Builder A could have built if the
density had not changed and is 18 more units tht Builder A. as
owner could build.
Now Someone has to explain to me the logic and ethics of this type of thinking. What you
may be saying to me is that by 1974 if the density is further restricted becasue we own
units
4 '4'14Y Y9 f €°
y P
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> � a august 7, 1973
le A 1�
din .t, ,�, ��� �^ page 2
City Planner
The result is that if a limited unit requires say 1000 square feet or even 1250 or perhaps
again double to 1500 square feet, the result our empty land would be bankrupted, we
could build nothing. Why???? Becasue that little unit of 150 square feet built in 1950
vows demands 1500 square feet of property.
Catch 22, Kafka, ????
It seems to me that there must be some logical and equitable recourse. Otherwise, what
is happening is that we are basically destoryed. New buildings will be built,
Expansion will take place, But not by us.
Has your office taken this problem into serious consideration???
OPEN SPACE. Why should green grass be restricted to facing Main Street. ?? A courtyard
for privacy, noise reduction, etc.
However, these are somehwhat incmdental to the Main problem at hand.
So far I have given the City a check for about $500.00 and so far it appears that after
living here 13 years, the Density restrictions are such that not only is empty land
being further restricted which is okay, but double penalty applied becasue the land is
owned by us and we have existing units.
If this is the case, what if any are my potential recourses.????
Cordially,
+~, \ -)</j
Steen Gantzel
JULY 24, 1973
iTrIfa
Mr. Herb Bartel
Aspen City Planning and Zoning
Box V
Aspen, Colorado 81611
Dear Mr. Bartels
Under the Terms of Ordinance 19 page 3 42 " Prior to any presentation to the Planning
and Zoning Commission all applicants must pay an Estimated Building Permit Fee." I
have paid to the City of Aspen two Checks $163.50 plus $326.25 which is a total
of S489.75.
I paid the $163.50 originally because according to the Building Inspection Department
Form a Fee is required which totals an amount based on Valuation of Work plus
a Building Inspectors Check Fee. Therefore I was informed by the Building Inspectors
office that the Check Fee based on an estimated Valuation of $200,000.00 totals
$163.50 and that the other fee is never collected at any time.
My point in the letter is that an amount totaling almost $500.00 seems somewhat
extravagant to pay at this point in time for the effort to try to find out what
we may be allowed to develop on our property. Especially in light of the fact that
at the conception stage the figure determination on a Valuation Amount is strictly
conjecture.
However, the funds have been deposited with the City of Aspen.
Cordially, /J]
Steen Gantzel
jean a g ��.yr�k,EY nf,70 y�I 1 box, r° (` ,=. co I�; ^� 1 ,dt'n.r+. t r£t ,br a��a i $0 g,?1' �
C6 p:"�'d & aK't tr...� ✓ ��",.....f.��..frk ��.�>. 6S L�;i cr a..�Z� �,.�-�v1�� i> ia.l.'75.:,,.� �15.`�� LZsC��.,Q�I C.a.,cr. a�ed r.f ...�'�"'e.K ri
JULY 24 1
, 973
I
Mr. Herb Bartel
Aspen City Planning and Zoning
Box V
Aspen, Colorado 81611
Dear Mr. Bartels
Under the Terma of Ordinance 19 page 3 #2 " Prior to any presentation to the Planning
and Zoning Commission all applicants must pay an Estimated Building Permit Fee." I
have paid to the City of Aspen two Checks $163.50 plus $326.25 which is a total
of S489.75.
I paid the $163.50 originally because according to the Building Inspection Department
Form a Fee is required which totals an amount based on Valuation of Work plus
a Building Inspectors Check Fee. Therefore I was informed by the Building Inspectors
office that the Check Fee based on an estimated Valuation of $200,000.00 totals
$163.50 and that the other fee is never collected at any time.
My point in the letter is that an amount totaling almost $500.00 seems somewhat
extravagant to pay at this point in time for the effort to try to find out what
we may be allowed to develop on our property. Especially in light of the fact that
at the conception stage the figure determination on a Valuation Amount is strictly
conjecture.
However, the funds have been deposited with the City of Aspen.
Cordially, I �'
Steen Gantzel
4
JULY 20, 1973
City of Aspen
Building Inspectors Office
Box V
Aspen, Colorado 81611
Gentlemen:
Enclosed is written presentation l.nder ordinance 19 for Conceptual Presentation of a
propoosed building project. Please go over this presentation and let me know what
other requirments are necessary in order to comply with this ordinance and have this
concept presented to the Aspen City Planning and Zoning Board.
I do note in reading the Ordiance that an estimated Building Permit Fee is requested.
How is such a Fee determined at the Concept Stage and what would be the lowest realistic
Estimated Fee applicable? Please let me know what information your office might need in
order that such a fee can be arrived at and paid in compliance with page 3 Section 2.
Cordially, I
t� \
Steen Gantzel
JULY 20, 1973
City of Aspen
Planning and Zoning Commission
Box V,
Aspen, Colorado 81611
Gentlemen:
Under Ordinance #19, Series 1973, I hereby submit under Section 2, page 2, Title
Required Review: A. "Conceptual Presentation"
1. Conceptual Sketch Plan Presentaion:
I include rough drawings of basic concept with certain details drawn in
for close study.
Certain Details are important so that exact location on property can
be determined of proposed buildings.
a. allowable architectual features, namely walkways and walkway
balconies extening into Setback areas, and Roof line to cover
such walkways. However, structual building not to encroach on
such setbacks.
The setbacks are 10 feet on IViain Street, and 5 feet on Fifth
Street, I believe.
The Number of Units proposed would be as follows: 12 Limited Studio Type Units plus
1 unlimited Apartment. Of the 12 studio units, 2 would be for ;employee housing, and
the 1 unlimited size apartment for permanent housing for Manager. Under the present
density allowances these total number of units represent less then 60 % of possible
number of units, 20 studio units plus bite unlimited apartments. So if the density was
50% more restrictive our only request for exception would be the 2 additional Studio
Units to house our employees.
At the present time we utilize our temporary Duplex unit as employee housing. So in
reality if you take into consideration that our Log Cabin Unit will be removed as
housing, the net gain in units is only 9 studio units plus one unlimited apartment.
The concept of the Studio Unit is for high quality Visitor accommodations. The idea is
not to make a unit for people stuffing but rather so that the clientele staying in such
units are provided with comfort, realistic amenities, and adaquate space with scenic
views. With this in mind the concept of the studio is for a sleeping area, and day
living area, cooking area, and bath area. In this respect it is important to note the
purpose of a spacious Studio is to make the living accommodations quality not to make
•
•
page two July 20, 1973
� p Aspen City Planning.
The unit large in order to accommodate a large number of persons; With this in mind
the standard Motel Room is designed with two double beds. The fact there such a room
contains two double beds does not mean that such a room is rented to four persons.
Experience shows that this combination satisfies a great variety of needs. Examples
are as follows: 1 couple who wish separate beds, 2 men each wishing a separate bed,
2 women each wishing a separate bed, 1 man and 1 woman each wishing
a separate bed, 1 couple with two children the obvious exception.
__. The Living Area is designed with a Sofa Qween size hideway bed. This is the hedge for
another situation: Two couples sharing a Studio. Thus it is obvious that each Studio
Unit is designed so that up to 6 persons could sleep in the Studio.
However, let us talk about realities. If six persons are to reside in such a studio, it
is likely that the persons will be a Family. Very seldom would six separate individuals
or 3 couples wish such a type of Unit.
In other words what we are saying is that these Studio Units are to be designed for
practical comfort and not for High Quantity Housing. This of course is why there could
be a practical question as to what is the difference between a Studio Unit and a 1
Bedroom Unit. Both could house the same total number of persons and yet from a wtktten
Zoning code the 1 bedroom unit is twice as restrictive as a Studio and the larger
2,3, and even 4 bedroom unlimited Unit house up to twice the number of persons as
the 1 bedroom unit yet from a zoning ordinance Density point of view fall under the
exact catagory of the 1 bedroom Unit.
In other words, We are being completr candid in our intentions: We wish to build an
attractive project that would finish the Christiania expansion and at the same time show
that this increase in the number of guests falls well within the criteria pertaining to
this area and the intent of Ordinance 19th and future Density considerations.
how applicant entends to satisfy all review criteria pertaining to the area and type of
develpment:_
The Christiania is an exisiting Motel Tourist Business and as such complies with the intent
and usages allowable in the proposed Mixed Residential Category. See Section 5. page 10.
1. Access no problem
2. Fire protection, Block 31 lots E, F, G, H, I, are within City Boundaries and
Existing Fire District.
3. Water Pressure, No problem if city water system working properly, and building
does not place any additional pressure as for fire proetction. Fire Hydrant
across street on corner of fourth and Main.
4. The total size of project is small enough tht no need for increase Building
hagght necessary and project of building is shown to cover less than 30% of ground
space.
PAGE 3, July 20,
Aspen City Planning
5. Off Street Parking: The total number of units totals 13 and therefore even on
a one to one ration of parking spaces, the property has more then enough
area to fully comply with off street requirments.
Please note that the Christiania should be considered a final destination for
the car and therefore the guest would park the car at the lodge. The lodge
is within easy walking of all Aspen City Locals including ski lifts,
downtown core area, Music area, Recreational Golf Area.
However, as long as parking is available closer downtown there will be cars
driving into the core area at times. At the same time with any sort of public
transportation facilities within the town of Aspen such car usuage might be
curtailed.
General Considerations:
The plot plan of proposed buildings takes into consideration the noise problem
of traffic on Main Street and at same time maximizes view potential of the
property. In other words the design concept is to block out as much traffic
noise by having all living and sleeping areas facing South and East.
We also feel that our location has certain advantages for those persons who
wish to stay in a lodging Facilitiik y that is not right down in the crowded
Condominium Packed Core Area. Our location is in the West End of Aspen,
and under the Mixed Residential Concept close to a variety of different
living types. Houses, other lodges, apartments, offices, etc. This makes for
a rather pleasant atmosphere and less conjestion.
Specific Considerations:
We request Conceptual approval in order to then work toward Preliminary Design
Presentation. However, at the outset it must be stated that the realities of
High cost of materials and difficulty in the securing of funds may very well
limit the number of units initially constructed. With this in mind it is
very possible that at the Final Approval Stage development plans may be
presented for only part of the project. The Design concept is flexible enough
to allow construction of anywhere from 4 units up to 12 units total.
Cordially, ( � .
;.r
Steen Gantzel
X t S Y'i 1i F t
A
r
4 'fi JULY 19, 1973
City of Aspen
Building Inspector's Office
Box V
Aspen, Colorado 81611
Attentions Mr. Fred wooden:
Dear Mr. wooden:
Thank you for your letter of July 5th. Ordinance 19 goes into effect officially I believe
the early part of next week and accordingly I wish to submit a " Conceptual Presentation"
to the proper Review Board.
Therefore please schedule me as soon as practical in order that I may get started on
my project.
Cordially,
Steen Gantzel
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■
4
NOTES TO APPLICANT: J
FOR INSPECTIONS OR INFORMATION CALL 925-7336" _
FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITIEE ACCEPTS FULL RESPONSIBILITY FOR VALUATION
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 Wl 000.,
APPLIES.
SEPARATE PERMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS, PLAN T P TOTAL FEE
SWIMMING POOLS AND FENCES.
PERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK IS STARTED. FILED ,L G .5_O 0
REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY 4N ADVANCE. DOUBLE �CHECK ,
ALL FINAL INSPECTIONS SHALL BE MA^E ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. I FEE �) CASH O - s-
THIS BUILDING SHALL NOT Be OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.0 BUILDING DEPARTMENT
PERMIT SUBJECT TO REVOCA ION OR SUSPENSION FOR VIOLATIO OF ANY AWS GOVERNING SAME.
SIGNATURE `--C21 �,
OF 1 /�'yy
APPLICrANT:._..� VIA \ I , av y�i L/ _ APPROVAL BY DATE
THIS FORM IS A PERMIT ONLY D T PERMIT NO. LICENSE $` RECEIPTS CLASS AMOUNT
WHEN VALIDATED HERE um ' S.
-'241-1 3 3 c--1
INSPECTOR'S COPY
S `„
•
ccnt'd e- gh but people don't alwal ._ park in- the lots.
Because of t' concern over the - irking problem there,
f Chairman requested situation be put on
t.,. _ _;onda.
Motion Vagneur _-grove preliminary and final 3uediv-
isior: plans uocn the trail alignment being
worked out and Johnson s s::: d. All in favor except
for Collins, motion carried. •
Ordinance 19 eviews: • Jenkins moved to approve pr el._miner • and final plans
u.oia for the Christ- c v r a �.7 the miner 's cabin
;:o r ;ist _ o and the:- new duplex being used for
Motion personal M. commercial uses. Johnson •
seconded. All i.. f u,;or, motion carried.
Patterson Tri-Plex Applicant wishes to add onto duplex to provide for more
housing for employees. Discussion centered __round the
sidewalk to be put in at the applicant' s exn:;o. .
Motion Collins moved to give preliminary & final approval to
plans conditional upon applicant providing the side -
walk and gutters to join the already existing ones
on either side of the proposed parking area. Jenkins
seconded. All in favor, motion carried.
Glory Hole Geri Vagneur disqualified herself due to her firm' s
•
commitment to sell the Glory Hole land.
Architect Larry Yaw presented the plans for the full
service hotel proposed for the land that the Glory
Hole Lodge now stands on. Yaw noted -that the land is
situated on one acre and that they had no trouble
conforming with hotel zoning for that area, that no
view plane would affect the site and they could pie;_::
40 to 45 parking spaces if needed. Also he noted that
the hotel would provide a limosine service so as to .
dissuade customers from driving rental. cars and adding
to the congestion. Out of 42, 656 square feet the
hotel would have five suites, 20 single rooms and
- 70 doubles. They would provide employee •housing (those
-'rooms would not have kitchens) and the hotel would
=operate a restaurant.
Mojo reiterated that the land use was consistent with
•
the proposed zoning for hotels and this was an 'example
of how their density ratios had worked. He noted •
the limo service that was proposed would cut down on
••
- - • congestion in the 'area.
Barnard stated that if the limosine concept didn't worl
and that most of their customers did drive, what would
• they do when they couldn't provide any more parking? .
He emphasized how they should look into underground •
parking as their solution.
Johnson thought the limosine concept might work but
• to compromise, maybe they should buy parking spaces
from the City in the event that their proposed parking
isn't enough.
•
Yaw sited the cost of underground parking as being
prohibitive. He was asked whether the venture w,_;. _t ' t
a financial risk anyway since condominiums were so
prevale:It. end replied that based on preliminary figure
there was a medium risk ihvolved at this time.
Motion Johnson moved that conceptual approval be granted
contir.qv'nt upon app] ice't buying out parking from the
ed parkins, does net meet the needs of
the c ..: _ . Barnard seconded . i i in favor, motto.
carried.
-2-
•
•
John Stanford, con ' t August 26, 1974 in which the Cbuncil directed that the
- & Z grant an exemption tc she Master Plan for the ,
Listitute and also directed the Building Inspector to
"accept the plans without P & Z Ordinance 19 approval .
Therefore no action was taken by the P & Z .
Zanin Duplex Exemption from ordinance 19 was requested for the dub-
/ lex located in lot 3 , West Aspen Subdivision. The use
is by right in the R-15 zone and the Planning Office
could foresee no problems.
Motion Motion was made by Barnard to give exemption from the
Ordinance 19 review to the Zanin Duplex and seconded
by Jenkins. Motion carried.
Ordinance 19- This was a request to put in a maids ' quarters in an
Preliminary & Final already existing tunnel. Only one of the two variance
Chateau Blanc was granted by the Board of Adjustment who drew up a
,i" Resolution stipulating conditional approval based on :
construction is limited to one unit of not more than
500 square feet to house not more than four maids and
a small office , laundry and storage area; one condo-
minium unit be designated for the manager; that the
manager be housed in another unit on the premises
should the unit be sold; that the Association purchase
a manager' s quarters; no building permit be issued
until a lease is drawn up for the manager ' s quarters
or a purchase agreement for the same be approved by
the City Attorney; finally that the applicant would
be excused from providing the two additional parking
spaces lost by the development.
The applicant agreed to this Resolution and was also
asked to join any future sidewalk improvement district
Motion Barnard moved that they give preliminary and final
approval conditional upon the applicant ' s agreement
to abide by the Resolution and also to join any future
sidewalk improvement districts. Landry seconded.
Motion carried.
Ordinance 19 - Conceptual Chairman Schiffer disqualified himself from voting
Koutsoubos Move -• since the applicant is a client of Schiffer ' s firm.
-Jenkins temporarily presided.
Mr. Koutsoubos asked that he be allowed to take the
Old Snowmass Grocery Store and move it next to the
Pitkin County Grainery. He explained that he was the
sole owner of the land on which the Grainery stands
and would make the old grocery into an office using
the facilities of the Grainery. Exemption was asked
because of three trees that would have to be cut down
should the move be delayed until construction begins
of the Shellman-Daggs building next to the Grainery.
Dr. Barnard expressed his concern over not having any
facilities in the building and although the Building
Inspector had ruled that one need not be put in due to
use and space, he thought one should be provided. The
• applicant agreed to put in a bathroom in the building.
Barnard moved that the Commission grant that a hardshii
existed due to the trees and that conceptual, prelim-
Motion inary and final plans be given approval . Landry
• seconded. Motion carried.
Christiania Motion was made by Barnard to approve conceptual plans
conditional that the miner' s cabin remain employee
housing and that the new duplex being built also be
a
designated for employee housing. Landry seconded.
Motion carried.
RECORD OF PROCEEDINGS 100 Leaves
FORM 0 C.F.m,r KFL R.R.S L.C .
Regular Meeting Aspen Planning & Zoning Commission August 20 , 1974
• 620 Hyman • A scale modelwas presented for a visual conception of
Preliminary & Final' the building to be located next to the Patio Building o
• Hyman.
Planning ' s comments were that all referrals were in
order, that the gross building size had dropped by 13%
and the gross leaseable space dropped by 23% at the
conceptual stage of Ordinance 19 from the original
that had been rejected to a conceptual design that
had been approved by the Commission at a previous
meeting. Yank Mojo felt that the building was still
in excess of FAR for the present and proposed zoning .
26 parking spaces would be' required for that size of
a building. The Planning did recommend preliminary
and final approval.
There was some discussion of the calculation of parking
spaces.
The representative from 620 Hyman stated the present
proposed building had been reduced to 69% efficiency
as opposed to the architect' s usual goal of 80% . They
were willing to provide the additional parking to
what they could provide on-site.
Barnard moved that preliminary & final approval be give'
on the condition that 5 on-site parking -spaces and what
• ever additional parking spaces shall be required under
the new proposed zoning code or whichever zoning code i
adopted based on gross leasable floor space. Jenkins
_seconded. All in favor except _Collins who voted nay. _
Motion carried.
Christiana "Chairman Schiffer had been absent at the prior meeting
Preliminary & Final on August 6, 1974 , he asked for a background on that
meeting which he had been unable to attend. The
VIChristiana had come before them at that time for
preliminary and final approval but was tabled at that
time due to a discrepancy noted in plans with relation
to buildings surrounding the proposed duplex.
The owner and manager felt that he had explained
the problem created by his architect sufficiently and
now awaited their decision on preliminary and final
approval.
The Commission felt they had been misled at the
• conceptual stage. Gantzel felt that the problem
had not been created by his doing. Mr. Johnson stated
they had been misled whether intentionally or un-
intentionally.
Johnson moved to rescind conceptual approval based on
an erroneous understanding of what was actually true
and reconsider conceptual. Barnard seconded. All in
favor. Motion carried.
Barnard moved to adjourn the meeting. Jenkins seconded
All in favor, the meeting was adjourned at 6 : 25 p.m.
and to be continued August 21 at 12 : 00 p.m.
/�;;
Recording Secretary
RECORD OF PROCEEDINGS 100 Leaves
F9M!a C.F.Hlrce.EL B.B.B 1.C). __ �- -
Regular Meeting Aspen Planning and Zoning August 6 , 1974
P.U.D. : The `City Attorney informed the Commission that
Mountainedge negotiations for annexation before the City Council
would be on next week' s Council Agenda but she advise&
them not to take official action at this time due to
uncertain validity.
Chuck Vidal advised the members that their decision
would be at his own risk. At that time he went over
the memorandum put out by the Planning Office in an
attempt to convince the members of his good intentions
Ms. Baer sited sections d and f under Intentions as
the major objections. She stated that the density
and resulting congestion were not in harmony with the
rest of the neighborhood and that under proposed
rezoning the area of Garmisch and Juan streets would
be used as boundaries for high density tourist devel-
opment.
Jenkins moved that they deny Mountainedge PUD for the
same reasons as under Ordinance 19 and Barnard seconde
All in favor, motion carried.
•
Ordinance 19 Review: KSNO asked for an exemption for a building permit so
K.S.N.O that they could move to the white house on 600 E.
Hopkins and make some external changes to the building
such as moving the door from one side to the other .
Under the parking memorandum sent out by Yank Mojo,
three parking spaces would have to be provided for the
eleven employees.
Collins moved that exemption be granted on the provisc
that three parking spaces be provided and Barnard
seconded. All in favor, motion carried.
Tom Merrill This was a one level duplex in which applicant would
like to build a bedroom and bath in a proposed second
level.
• Members only objection was that it could at some time
in the future be made into a triplex simply by adding
external stairs but Merrill assured them that his
sale contract would have a stipulation against that.
Vagneur moved that they grant exemption under the
condition that final plans be made available to them
• and Landry seconded. All in favor, motion carried.
Christiania Preliminary and final plans were submitted for a
proposed duplex.
A discrepancy was noted between the plans and the
official survey in which a cabin was supposed to be
ten feet away from the duplex is in reality only
three feet away.
Barnard moved to table until stakes were put in the
ground and an on-site inspection could be made and
also accurate plans were submitted. Jenkins seconded,
tsz motion carried.
Limelite Conceptual approval had been granted to add fourteen
units to the Skiview Lodge but a height variance had
already been turned down by the Board of Adjustments .
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