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Home My WebLink AboutLand Use Case.501 W Main St.A050-00V-7 I :f Tb (1.Ard d Eril> --- I 1 - 1 , _DORMER_RIDGE | - 128'-11" ELEV. DORMER RIDGI< ARCHITECTS 127'-71/2" ELEV. 119 S. SPRING ST. ASPEN, COLORADO CEDAR SHINGLES 4 970-925-2100 CEDAR SHINGLES ,-1 970-925-2258 FAX a>1 - 0 steve@strykerbrown.com A 2 X 12 WOOD FASCIA BEARING PUTE- - - - - - - - - - - - - - - - - BEABING PLATEÂ©_ 119'-9" ELEV. - 119'-9" ELEV. 12"VERTICAL WOOD SIDING- - ---- - - 6" HORIZONTAL WOOD SIDING * * 44 22 30 HANDRAIL DESIGN 801 8 X8 WOOD END POSTS 2 X 6 HORZ. TOP & BOTTOM RAILS 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES BOLTED TO THE RAILS AND ENDPOSTS. 0 UPPER FLOOR - - UPPER FLOOR- 4-- 111'-9" ELEV. 2 X 12 WOOD FASCIA 111'-9" ELEV. 4 1 11 1, 2 j Â£ 1 1 4" STONE VENEER /h 01[-1 12" VERTICAL WOOD SIDING <A / / 1*11 1 Er IM---11 1 4 11 4% 1 [] 12=J Ed 291 Ul ~ LJ MAIN FLOOR_ MAIN FLOOR CHRISTIANIA 101'-9" ELEV. i 101'-9" ELEV. \ 1 1 EXISTING GRADE 501 West Main Street Aspen, Colorado \\ [re -71 <-- EXISTING BASEMENT \\ \\ 111 U / 111 UNDER 1/2 OF BUILDING \\ -2-4 2 \ 2------ - ------------------- --------- ------- ~1'-9" ELE'~ 111 / lili 1 NEW STAIR \ l--32 \ \ \ L--21 N \ L \\ PHASEI IlL-=111 1 1 2. b ;ro 7# DUPLEX & FOUR PLEX 111 , lili REMODEL LOWER FLOOR __~ EXISTING BASEMENT ELEVATION LOWER FLOOB 4- 91'-9" ELEV. f DUPLEX SOUTH ELEVATION i i __0_DORMER REGE -DoRMER RloGf _ 128'-11'ELEV. -- RIDGE VENT TYP. - f - DATE ISSUE: 127'-7 1/2"ELEV. ~ 01 1 39 38 0 CEDAR SHINGLES - - CEDAR SHINGLES A 12/21/99 HPC APPROVAL 2/9/00 HPC APPROVAL 2 X 12 WOOD FASCIA 4/24/00 BUILDING PERMIT BEARING PLAT BEARING PLATE ---- -- -- - ----- - - --- - 119'-9" ELEV -Â· i 119'-91' ELEV aut Ir-mi CEDAR SHINGLES 001 -- - 114*11 111 11*11 1 / \ 39 HANDRAIL DESIGN 80 00 8 X8 WOOD END POSTS / 2X6 HORZ. TOP & BOTTOM RAILS / 4X4 WWF WELDED TO 1X1 1/8" ANGLES / BOLTED TO THE RAILS AND ENDPOSTS. 1UPPER FLOOR- 4 j UPPER FLOOR_ - - -- -- 7 111'-9"ELEV 111'-9" ELEV 2 X 12 WOOD FASCIA 4" STONE VENEER 0 1~~~~ 0=00949=Opi~&6*LAHI21 12" VERTICAL WOOD SIDING 91 EXTERIOR STAIR DESIGN 0 4 X 12 WOOD TREADS I(16)11 1 LL.ZIL_1 4 X 12 WOOD STRINGERS - ~---11 =n--~cpqry==* = &8 XS ENDPOSTS.-SEE -- IL=IL==11 ~2]P-=:=101 11==4=41 HANDRAIL DESIGN LEI 1----1~P_1_==1~1~' u-Fo El I LLI 6" HORIZONTAL WOOD SIDING C====--[1=- Fic/3 4" STONE VENEER MAIN FLOOR 0Â«]ricÂ©_f~E t--ul_30 MAN FLOOR '7 7-302/joll]El 1 17--ELI I 101'-9" ELEV. r--1 -FT 101'-9" ELEV. -1 10-0(==Iial Ir---1 E-_-1[~CIEZE] , EXISTING GRADE Duplex EXISTING FOUNDATION & FOOTING ----4----> 1 West Elevation UNDER PORTION OF BUILDING <- EXISTING BASEMENT f21 Solittl Ele\~~iorl OI WITHOUT A BASEMENT | ~ UNDER 1/2 OF BUILDING 1 1 , 1/8"=1'-0" SCALE FOR 11" X 17" SHEETS 1/4" = 1'-0" SCALE FOR 24" X 36" SHEETS L____ -DUPLEX WEST ELEVATION -LOWER FWOR ~_ _ Christiania Project. They are not suitable for use on other projects _~ EXISTING BASEMENT ELEVATION These documents have been prepared specifically for the --------- - - - - - li~- - - - - - - 91'-9" ELEV. 91'-9" ELEV. or in other locaions without the approval and participation of the Architect. Reproduction is prohibited. 1 c 2000, Stryker Brown Architects, PC. AA 3.1 1 0 0 0 0 0 1,0-10 k 1 f f f - j DORMER _RIDG< 1 128'-11" ELEV. DORMER RIDGE _________- A RCHITECTS 127'-7 1/2" ELEV. _ CEDAR SHAKE SHINGLES 119 S. SPRING ST. ASPEN, COLORADO CEDAR SHAKE SHINGLES --- EM 970-925-2100 01 970-925-2258 FAX - 4 steve @strykerbrown.com 119'-9"ELEV 2 X 12 WOOD FASCIA - ' - ~ - - ~- ~ - -- - - 6" HORIZONTAL WOOD SIDING BEARING_PLATE ~--- _ BEARING ELAI~__ 119'-9" ELEV. 22. 21 12" VERTICAL WOOD SIDING E 2,1 CEDAR SHAKE SHINGLES - P /\ /\ b 00 30 HANDRAIL DESIGN 8 X8 WOOD END POSTS / i x / 2XG HORZ. TOP & BOTTOM RAILS / \ / 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES UPPER FLOOR ~ BOLTED TO THE RAILS AND ENDPOSTS. _ ~ UPPER_FLOOR 111'-9" ELEV. <E---- ~- 2X12 WOOD FASCIA 111'-9" ELEV. 6" HORIZONTAL WOOD SIDING - - 4" STONE VENEER = 21 - - 14Â¢11 111*Il I 12@n P b 0 EXTERIOR STAIR DESIGN -- n 4 X 12 WOOD TREADS 4 X 12 WOOD STRINGERS ELI E- & 8 X 8 ENDPOSTS.- SEE ZI'll Els HANDRAIL DESIGN C=] MAIN FLOOR 101'-9.ELEV -- CHRISTIANIA 001 - --- 0 0 -1 EXISTING GRADE 501 West Main Street r-=7~--=F= -== -1IF=--13~ Aspen, Colorado 1113*~1 21 1 - EXISTING BASEMENT e b NEW WINDOW WELL 34 ~ UNDER 1/2 oF BUILDING PHASEI DUPLEX & FOUR PLEX ~._ LOWER FLOpR_ L____________________-1 REMODEL EXISTING BASEMENT ELEVATION LOWER FLOOB 4 - 91'-9" ELEV. < 91'-9" ELEV. DUPLEX NORTH ELEVATION DORMER RIDGE _ _ _ _ _ _ _ _ _ _ - RIDGE VENT TYP. -> ISSUE: DORMER RIDG 128'-11" ELEV. 127'-71/2" ELEV. ~ CEDAR SHINGLES ev - CEDAR SHINGLES 12/21/99 HPC APPROVAL 2/9/0 HPC APPROVAL 2 X 12 WOOD FASCIA 4/24/00 BUILDING PERMIT BEARING PLATE BEARING PLAT 119'-9" ELEV 119'-9" ELEV. 12" VERTICAL WOOD SIDING 128]I * 06 1*11 1 i HANDRAIL DESIGN 91 CEDAR SHINGLES , - - BOLTED TO THE RAILS AND ENDPOSTS. 8 X8 WOOD END POSTS 9 CO 2 X 6 HORZ. TOP & BOTTOM RAILS 00 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES UPPER FLOOR i c UPPER FLOOR 111'-9" ELEV. 2 X 12 WOOD FASCIA 111'-9" ELEV. 12" VERTICAL WOOD SIDING {*12] - 6" HORIZONTAL WOOD SIDING 9 [g--1 It'UU 0 6 L 1 1 11 - 6" HORIZONTAL WOOD SIDING / CI~-JEZZ31___1[~0 / - 4" STONE VENEER MAIN FLOOR ~ 1-| ' MAU FLOQR _ EXISTING BASEMENT 101'-9" ELEV. 101'-9"ELEV | EXISTING GRADE Duplex East Elevation UNDER 1 /2 OF BUILDING i North Elevation 1/8" = 1 '-0" SCALE FOR 11 " X 17" SHEETS DUPLEX EAST ELEVATION 1/4" = 1'-0" SCALE FOR 24" X 36" SHEETS 1 LOWER El-QOFI___ _ ___ ~___ ___ ~~__~_. ___ ~~~~_.~ ___ ~~ _~.. ~_1 EXISTING BASEMENT ELEVATION These documents have been prepared specifically for the LOW~R_FLpOR _ Christiania Project. They are not suitable for use on other projects 91'-9" ELEV. 91'-9" ELEV. or in other locaions without the approval and participation of the Architect. Reproduction is prohibited. c 2000, Stryker Brown Architects, PC. AA 3.2 . 0 0 0 0 Â£1 S DORMER RIDGE : T _____________ 611 128'-11" ELEV. CEDAR SHINGLES - 2 X 12 WOOD - -FASCIA BEARING PLATE 1 *-9'Elk 6" HORIZONTAL WOOD SIDING 80 HANDRAIL DESIGN 8 X8 WOOD END POSTS _1 2 X 6 HORZ. TOP & BOTTOM RAILS 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES BOLTED TO THE RAILS AND ENDPOSTS. UPPER FLOOR 111'-9" ELEV. EXTERIOR STAIR CONSTRUCTION = 4X 12 WOOD TREADS % 4 X 12 WOOD STRINGERS &8 X 8 ENDPOSTS.- SEE HANDRAIL DESIGN 6" HORIZONTAL MAIN FLOOR WOOD SIDING 101'-9" ELEV. 1- r L- LOWER FLOOR ------ 91'-9" ELEV. DORMER RIDGE 128'-11" ELEV. EXISTING ROOF - SNOW MELT AND SN 1 BEARING PLATE 119'-9" ELEV. GUTTER - 12" VERTICAL WOO[ 'roject. 80 HANDRAIL DESIGN other 8 X8 WOOD END POSTS thout 2 X 6 HORZ. TOP & BOT ,pared 4 X 4 WWF WELDED TO ,f the BOLTED TO THE RAILS ,ited ts 4- UEPER 'loOR 111'-9" ELEV. 12" VERTICAL WOOC 2IEBIQB..28162 =r,"lu==1 = 4X 12 WOOD TREADS 4 X 12 WOOD STRINGEI 0 &8X8 ENDPOSTS.- SEI HANDRAIL DESIGN ' 11 112 CEDAR SHINGLES MAIN FLOOR ------ 100'-O" ELEV. i EXISTING GRADE 11 1 11 1 1 ~=12 3.- =t#711 1 11 - EXISTING WINDOW WELL 11 1 1 Â»|4=414Â»LL___-_~-~ 1 1 u | p| -7 |IL,1-UTE-il- id ron 9 p ri--1 L -2 1 1 L 1-3 EXISTING BASEMENT b 1 111#=1% Ir==lk=It' C- 4 plex r 7 lip r 31 I UNDER 1/2 OF BUILDING 1 1 i.1+Lot South Elevation West Elevation LOWER FLOOR_______ _______________-~li_-4-__-~__------------------------------------------------- -*_l.OWEB li09!3_4 91'-9" ELEV. 4 PLEX WEST ELEVATION â‚¬) EXISTING BASEMENT ELEVATION ~ 91'-9" ELEV. SCALE: 1/4" = 1'-0" AB 3.1 - -0 0 0 0 0 ' brown A . I ..... 1, .: e '. 1.................1..............................I- . ...... . ... 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A r---- .-~- ...1.. 1.-1.-1.'EN"ll--=-11"801"LI'll li~..â€¢El":mmâ€¢â€¢Ill." - .............A~i A...., ~ - LA . .. ; IL 11- D 1-4.11= 1...........1...1....... '11%:~.12,-milkin' 00/ I '. ... ... a ... . 9 lillillill:,1...... ilp:rip:fl~I::Ilil~lIL:::idmpliMIip:UNIF::fill:rip:111P::Ilillinimilill'L-'*lk 'll'll 1,"illill'll S DORMER RIDGE 611 1 28'-1-i' E-LEV. T -------------------- BEARING PLATE 121'-9 1/4" ELEV. 2 X 12 WOOD FASCIA- CEDAR SHINGLES - HANDRAIL DESIGN 8 X8 WOOD END POSTS 2 X 6 HORZ. TOP & BOTTOM RAILS 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES BOLTED TO THE RAILS AND ENDPOSTS. UPPER FLOOR 111'-9" ELEV. 4 X 12 WOOD TREADS 4 X 12 WOOD STRINGERS 0 &8X8 ENDPOSTS.- SEE HANDRAIL DESIGN MAIN FLOOR 161'-2 ELF\- 1 1- r L LOWER FLOOR -i- 91'-9" ELEV. DORMER RIDGE 128'-11" ELEV. CEDAR SHINGLES- 20 EXISTING ROOF - 2 X 12 WOOD FASCIA BEARING PLATE 119'-9" ELEV. 6" HORIZONTAL - - - - - - - - - -WOOD StDING- oared Bo HANDRAIL DESIGN - 'oject. -8 XB WOOD END-POSTS )ther 2 X 6 HORZ. TOP & BOTTOM RAILS hout 4 X 4 WWF WELDED TO 1 X1 1/8" ANGLES f the BOLTED TO THE RAILS AND ENDPOSTS. ted ~ - -1~--~Elkt ---- -- --- - --------- UPPER FLOOR s CEDAR SHINGLES - ==3 neaey.63896"Lit//2 2-IL 1 0) DOUBLE HUNG WINDOWS b' WITH DOUBLE THERMAL GLAZING - AND 1X4 WOOD TRIM - MAIN FLOOR 101'-9" ELEV. i 1 EXISTING GRADE 1 11 1 1 9 1 1 r E--7 7 r --1 O L L__12 L _ -1 I ll 1 1 1 4 plex North Elevation East Elevation LOWER FLOOR 1 ---------_ --_-----L_-1--------___-__-_-----_----_--- > Lgyvig~ ii~OoR 91'-9" ELEV. ~ 91'-9" ELEV. SCALE: 1/4" = 1'-0" (f) 4 PLEX EAST ELEVATION (0 EXISTING BASEMENT ELEVATION AB 3.2 - 0 0 0 0 0 --1------- 7'-13/4" 1 - LA- .0-0 L- 191,21 6- - v,10 2 .-I CT' C '0Â» 1-0 101/011 UU :211 ' 5 u--~-f' (~ij~ Â£'pÂ°79 '9+ v q 54'v PVU 75 7.-3 Â»7-f.7 ) C ~ Â¥3 4~ 1 /,le 1 4 '7+ 1 1 - *. * , j f 9 '497 y-3 0, 0 1 tu _>(Y) HAAS LAND PLANNING, LLC July 30,2002 Ms. Julie Ann Woods Aspen Community Development Director 130 South Galena Street Aspen, CO 81611 RE: Christiania PUD Agreement to Grant Easements Dear Julie Ann: Per our conversations of July 29,2002, I have prepared this letter to confirm my client, Greg Hills' (as managing member of 501 West Main, LLC), willingness and agreement to grant the following easements: 1) a sidewalk easement for the four foot wide pedestrian access way to be constructed on the Christiania property along the Fourth Street right-of- way; and, 2) a utility easement for the new electrical transformer. Both of the aforementioned easements will be granted and required prior to the issuance of a Certificate of Occupancy for any structure in the Christiania Lodge PUD and/or prior to the approval of a Condoininium Plat for anv structure in the Christiania PUD, whichever comes first. If the project or a structure therein is to be condoininiumized, the easements shall be shown and dedicated on the Condominium Plat. Further and irrespective of condominiumization, if any easement agreementÂ® are to be entered into and recorded in association with the easement(s), the Pitkin County Clerk and Recorder reception numbers shall be provided to the Community Development Director as proof of the easement grant(s). If you should have any questions, please do not hesitate to contact me. You can reach me at the phone and fax numbers and address provided at the bottom of this page, or by email at mhaas@sopr lS.net. Yours truly, AGREED: Haas Land Planning, LLC 501 West Main, LLC .A 546*0 L FLTOEMD VIA F?MS,Mi LE- 4 3 (Alr,totteDb Mitch Haks, AICP Owner/Principal Greg Hills, Managing Member CC: John Niewoehner, Community Development Engineer C:/My Documents/Administrative/Christiania Easements â€¢ 201 N. MILL STREET, SUITE 108â€¢ ASPEN, COLORADO â€¢81611 â€¢ â€¢ PHONE: (970) 925-7819 â€¢ FAX: (970) 925-7395 â€¢ r FROil': At_P FAX NO. : Ju 1. 30 2002 07: 53AP1 Pl 07/:10/02 'rt!2 08:54 F.Al 9709257395 liaas Land Planning. 11(' , UUZ HAAS LAND PLANNING, LLC July 30,2002 Ms,Jultr .8.b Woods Aspen Câ€¢,rrimimir, Development Direclor 1 30 Sourh Cialen, SuctÂ·r Ast'AL CIC) 81611 }11-0 Chrisrunil PUD Agreenxent tr, Grunt Flasements Dear Julie Ang Per our conversations ok .1 wly 29. 2002, I h,ve prepared rha ler:rer co confum my clierir Greg Hilb' (33 fnanaging rl,eniber E, f 501 We,sr 14:un. 1.1.(3, Ivill.lrlialess and agreement te grrilt The fo|lowing Â¢*SCalÂ·115, 17 a JOrwplk easement for tile four foot wide pedestaan access way to bc construt:ted on rhe ('}Iristi,uia proptity along the Dourch Street aghc-oil way; and. 2) 2 utility caccment foI thi i Â·.c,6 ele<f ric;11 nansformer. Both of the .foreitiintiuited 6:ements will bc granted and requited prioc to rbi issuance of A Ccrrificattc 06 Occupar:ry fl,[ glay STIUcture in rhe Christimia Lodge P 1.-D and/or paor to ch, appioval of a (Zondrirrimium Plat fot: arly struct:ure in the Ch:istw.nia PLD, whidxver cornes first, If 14 prolm or a strucTure therem is to be condominiuouzed. the eaDCU,(IlIS shall Le ,Tic,wu :Ar.<1 dedicated oIl rhe Condoninlium Plar. Further and lucspectivc of condoininiuminnon, if any tasement agreement(3) size 40 be â‚¬ nt-tred into and recorded ui .ssoct.Inon ffith Â·lle ells-menths), the Pitkin County Clark and Recorder rcception numbers sh:11 he. provided to The Community Development DirectoI as proof of the castit.en[ granÂ«. If yot, should have any questioni please do nor dematc co conr.act nic. You cul fedch me ar rhe phoni and fax nuinbers and address prt:,ridÂ©,1 ic the bottom of [liis pittic: or Lv em.41 .-:1 -rnhass@sy.>pris.act. Yout: truly, AGREED: Ha,s Lgnd Placa:ng, LLC 501 West Mai n, LLC 3 11.19(1 Mitch Has. .i!(.P t,Wal/Pnncipal. / 09 1#115,jelln,giI,7 11 embez V li cc lohn Nlewoehner, Coinmunity L)evelÂ©pment Ingueex C:/ MY Dozurnâ€¢uws /-Un.,0.#luu~ /Chr,sti atoit EiNgment; 201 N. MILL STREET. SUITF 108 - ASPEN, CCLORADO Â· 81611 0 â€¢PHONE: c 9-2 0 } '9 2 5-78 ~ 9 Â· FAX . c 970)3 2 5--7 395 - To: Mitch Haas ~ From: John Niewoehner City of Aspen Community Development Engineer THE CITY OF ASPEN Date: July 15, 2002 RE: Christiana PUD Development Plans After a further review of Christiania PUD Development Plans, please address the following shortcomings on the plans. I believe that all of these comments can be addressed on the Site Plan sheet and PUD Agreement. (' 1. EASEMENTS: The Applicant should record the required easements and show them 1 on the Site Plan. -1 Easement #1: A sidewalk easement should be granted for pedestrian access * way (PAW) along 4th St, Easement #2: Provide a utility easement for the electrical transformer. Le_f te; 1 L 2. ADDITIONS TO PUD AGREEMENT AND SITE PLAN: Add all four notes to the Site Plan and notes #2, #3 and #4 to the bulleted items on the first page of the PUD agreement. < Note 1. Sidewalks, handicap access ramps, curbs and gutters will be located, designed and constructed to meet the current standards of the City Engineering Department. 03 U Note 2: Curb and Gutter along Fifth Street will be replaced. Note 3: Due to sidewalk be uplifted by tree roots, the sidewalk along Main Street will be replaced. Note 4: A new 6-inch mountable curb and gutter on Fourth Street will be 01 constructed between the head-in parking and the road. The curb and gutter will be located 18 feet from the pedestrian access way and will be designed to CDOT l~'~ ~ standards. (Attached to this memorandum is a drawing showing the /ocation of 91 LAJ l the mountable curb and the CDOT standard.) 3, Do not call the sidewalk along 5th Street as 'New Sidewalk' unless the plan is to f replace the sidewalk. 4. FYI: (1) Prior to the issuance of a building, the City must be provided with a cost estimate for the improvements in the ROW and a Letter of Credit or Escrow equal to 120% of the cost of these improvements. (2) Per the Christiania Ordinance, the Applicant is required to pay appropriate street impact fees (prior to the issuance of the building permit). /plat-review/Christian-PUD#2 . . Heigilialli*Bieney Am-~JI'Im 1..... Im.111.1 ill-.U.U.J .I~ 14*iiI .1 16"liD j .1... ,~Bl~.1 m. . i!0i,J"*. . - ....M 4:iÂ¥,4.:11 - !41!41!. 4114*1Â¥:. - Wili!001!ili - --- L / i!.ililtisim; wililiwill 1....1 -- - 11144â€¢4:!144:14â€¢Â·1â€¢Er - =- . I .0 r 0 0 0 0 INIT'g*Al-f'A-] 1 1 1 1 1 1 1 1 1 r~---1-j Millbidwitiw#tdi IMEM 11 i-i-01 ~jOiTEE{143*MI lullf' 1 1 1 Â©1 ft*-Fl i lilli [ --1- 1 ELEÂ«all 1111*IN;Ill U] 129Er L 2569 61 101_lIE_1Â«< ~059 77Â«00\\ - 1.C / A. 0 0 0 ARCHITECTS 119 S. SPRING ST. - ASPEN, COLORADO Lkt...11.1....11.1-L.U_1Â·LU.U.-L.1-U....LU"11-4-Url._LU-U.L..U.4.Ll-4.-1-4.4-A-W._U-1-4,1 DOAMER RIDGE <~OAMEA 9'DGE 970-925-2100 -- - --- -- 9126'-W ELEV 970-925-5528 FAX L.0'124'Â·60 ELEÂ¥ x CEDAR SHAKE SHINGLES ~EDAR SHAKE SHINGLES --___.____~~~~~~ ~ X 12 WOOD FASCIA --.* ____ -4 BEARING P~-ATE 117Â·Â·O-ELEV _~_ __~_~~~~~~~__ ~BEAR;NG-PLATE -- - - 17Â·Â·0Â· EllyÂ· 12' VERTICAL WOOD SIDING _-.._- - 6' HORIZONTAL WOOD SIDING m pmum _ 1:iANOBU.DESION Â·-Â·--,-_ b X8 WOOD END POSTS ----.- A X 6 HOAZ. TOP & BOTTOM RAIL S L-1-1 1 ------11 |3 x 4 WWF WELDED TO i Xi 1.8Â· ANGLES ~30LTED TO THE RAILS AND ENDPOSTS [LU u==11 -22-Ittll ~uppER FLOOR ~ZYwRF+R--- .. \\ 2 X 12 WOOD FASCIA 109'-0 !ELE|A | ~ 7 ....... ....-+'.- I --+.-4-~....â€ž . t * .............................. .............-.-.---..........~-+.............'.-,+++~. ....... - . - .-----/ Cu 109Â·V ELEV. ~tÂ· STONE VENEER -- 12' VERT;CAL WOOD SIDING ~ __ ~ _~ ~ - - - 10 4 PH 1 IFE __Â«_i E[J i 6 - L-1 El --- Eldiput---- ~ _ MAIN FLOOR ~ ion' 0Â· ELEF 100-D ELEV ~--- - UNDER 1/2 OF BUILDING ~-- EXISTING BASEMENT i LOWER FLOOR CHRISTIANIA 1 LOW:Â·:A Fi*A 9 gr.o. ELEV 501 West Main Street 91'Â·0' ELEV Aspen. Colorado SOUTH ELEVATION DORMER RIDGE DATE. ISSUE 124.6 El{~ -,- D;AMER AIDGE CD - - -- f' 12/21#99 HPC APPROVAL 124'-B ELIV. 2/9/00 HPC APPROVAL 4/24/00 BUILDING PERMIT EDARSHAKE SHINGLES -__ .-- EL}AR SHAKE SHINGLES i X 12 WOOD FASCIA Â·----_- -- - - ,â€¢17 BEARING PLATE BEARING ATE 117Â·V ELE E--__ _ - -Â·--- EDAR SHAKE SHINGLES , 117'-0' ELEV EDAR SHAKE SHINGLES -Â·Â·-. -__..._ 1 I. / m L *Ir 1-11 1 Er- ,.-- HANDRAIL DESIGN 1Â©rill-411 1 43= -,-,-'~ SnWOODENDPOSTS Â·STONE VENEER -.... . X 6 HORZ. TOP & BOTTOM RAILS X 4 Wwl WELDED TO 1 X1 1/8' ANGLES -- ~ ---F-Il.lm11~~1<Ii_f X 12 WOOD FASCIA ; X 12 WOOD FASCIA --._-...~~~- CE.1 ED ;C} T~ IE RAIL S AND ENDPOSTS. ! UPPER FL R 1 UPPER FLOOR 109Â·-0 ELE . , -- 109'Â·D ELEV. 11 0 C======P * HORIZONTAL WOOD SIDING ...... _- 1 L_ ... _ 1- 0 1 / I f C XTER.103.SIA-111-UESIGN -Â·Â·-Â·..._- ____-~ . R 0- m . I //:- X 12 WOOD READS ~ - L ..1.-f- _ - - . STONE VENEER X 12 WOOD STRINGERS f -..... 2" VERTICAL WOOD SIDING 8 X B ENDPOSTS.- SEE ANDRAIL DESIGN 1 I -_UU - ' --- Â· g Duplex 1 < MAIN FLOOR 1 MAN FLO- 4 . . C=1 - : ~ion : 100'-0 ELEV South Elevation T 100- o. ELE XISTING FOUNDATION & F:OOTING NDER PORTION OF BUILDING ~__ _.--Â·--- ~ 1 1/8" = 1'-0' SCALE FOR 11 M X 17 SHEETS ITHOUT A BASEMENT Â·Â·- - <'- i WEST ELEVATION i BASEMENT I 1/4Â· = 1Â·-0Â·SCALE FOR 24Â·X 36Â·SHEETS JNDER 1/2 OF BUILDING ~ LOWER FLOOR 1 OWER F I (X)A 9 --------- ------- ----------- ------------L------------ -------- ----------- ---- ----------------------- +-+------------- --------- - 91 0'ELEV - - 57>- ~4/ 91' OÂ· El.E.Â·V. AA 3.1 0 f.v .... -94 - 1 - 11 -=]1 - i ii"i n'7, 7177771 n"ilit' Vii' : 1 1,1 1,1 1 1% I,I :/ ;ilij lo'IL]11111111111111111111111'11111[ 2 ~LE. "i' 2,2/211 " " 14Â·Â·Â· . j I /1 1 + -JEW *.4: --0-4 _~ 942= i i i i JÂ«L__I_ -1 01/1,1/@74Â« ENT - - - -T7~1 0- 11 5-al[77 ------- - --------------+ ---- ------ 8/96 (45 .14/ , ?: m,"46$.Flfbr~m,â€¢31#610m00%m=P..1.<Cm* ... .............-1.-â€ž-1.-1-1 iumnmm:m:,Mmin:Ii':â€¢uminm=,- 9 =11.-Ilu=. i .-.1.2 -' T ~ . 0 . 0 0 0 . ARCHITECTS 119 S. SPRING ST. ASPEN, COLORADO 970-925-2100 DORMER RIDGE 970-925-5528 FAX 125-(Y ELEV DORMER RIDGE 124' 6' ELEV. ~I -- .---- CEDAR SHAKE SHINGLES 2 X 12 WOOD FASCIA -Â·-__ ---------- -- - ----------- --- -- ---------- --- -- -------------------_ ----- _t-i_-- Â©,--i ~~___ -~_ _~~ --i~-- ---- ~-k Ttltf~ -------- -- --- --------- - --- - -- ---- -- -- ---------- ---- ------- ------------ -- -- -- - --- ---------- BEARING PLATE BEARING PLATE 1170 ELEV -- - 117OELEV ---- 6" HORIZONTAL WOOD SIDING 11FT a -- /_ 1 - 12 VERTICAL WOOD SIDING ---Â·--Â·Â·-- _ ,L _ i ~ MANURAILDESIGN ~--~~:=i~~~~~~_L_JI|~~ _22Â» (_5~~51/7 -111-_11444+Prl ,-,-- ; :869%~ENDPOST,~OURAILS 4.4 WWF WELDED TO 1 XI 1,18" ANGLES SALTED TO THE RAILS AND ENDPOSTS 2 X 12 WOOD FASCIA UPPER FLOOR 1 / L____----.-_____.-- / / - 1 Pl--1 1 ll['FER FLOOR 4- 1099 ELEV logÂ·-0Â· ELEV C. 6' HORIZONTAL WOOD SIDING Â·-Â·Â·--- i 4Â» STONE VENEER / I OfEELL -== ~ KLF ./S . I I / / I / I m.+Illkt-Â·jll r -..- _ / ~ \ -0 -0 _ . -NE==:773~1-=22 -- , MAN FIOOR MAIN FLOOR Â· 100 0- ELEV -- iSOÂ·-cr ELEV i ..-- EXISTING BASEMENT EXTERIOn STAIR DESIGN ------- J-----Â·---~" UNDER 1/2 OF BUILDING 4- - i 4 X 12 WOOD IREADS : 4 X 12 WOOD STRINGERS 6 8Xd ENDPOSTS Â· SEE HANDRAIL DESIGN CHRISTIANIA LOWER FLOOR LOWER Fl OR 501 West Main Street 91--0Â· ELEV Aspen, Colorado 91--0Â· El E 1 DATE: ISSUE NORTH ELEVATION - 12/21/99 HPC APPROVAL GORMER RIDGE 2/9/00 HPC APPROVAL ,-p~DORMER IDGE 4/24/00 BUILDING PERMIT 126'-Ct ELEV 6-/ 124'-GUElf ~ I \ EDAR SHAKE SHINGLES t-_ \ -- CEDAR SHAKE SHINGLES X 12 WOOD FASCIA -- BEARING PLATE -1. BEARING ATE q- : 11/-O- ELE 117Â·O'ELEV 12"VERTICAL WOOD SIDING Â·-~- HANDRAIL DESIGN ,/'-'-- 8 X8 WOOD END POSTS f: --~__.1 It/ _._.---- 12Â·VERTICAL WOOD SIDING Â£ 2 X 6 HORZ TOP & BOTTOM RAILS 4 XI WWF WELDED TO 1 X1 1/8 ANGLES BOLTED TOI HE RAIt SAND EN[}POSTS. CAILAF-R 1 UPPER FL OR ~ ~~'~ ~~~ 2X 12 WOODFASCIA le--1 I t 1 7- ...14=Â·- U .. log'-W ELEV 1 109-0'ELE '. --r-%/. - i DUPLEX.,,~ ;Â· HORIZONTAL WOOD SIDING x--- \ 1 -37Â· 6' HORIZONTAL WOOD SIDING 6/6/6-/ I ~11 -- . ~-~-- -- 4Â· STONE VENEER MAIN FLOOR EAST ELEVATION ,0,+~â€ž MAIN FL NORTH ELEVATION / 100' O ELE . 100'or ELEV. --Â· EXISTING BASEMENT UNDEA 1/2 OF BUILDING 1/8 4'-0' SCALE FOR 11 " X 17" SHEETS 1/4~ = 1'-0' SCALE FOR 24" X 36" SHEETS EAST ELEVATION LOWER FLOOR $ 1 93.A,47:"1 111 -=-- ~~1'0~Fl EV - - - - - -=--------------- -_ _ 91' 0Â· ELEV. AA 3.2 4 f&8*;i:;f**P~-,â€¢â€¢-'#â€¢â€¢â€¢'e=ev,:air~â€¢e:m~,~ ---=eT#056*9456~M "42+201'1:irlia:~i:Â£Â£9:EL*CE<fri:.jill;ililifÂ·%:210.'-- 0. ,---,4.**F.4 m . 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SPRING ST ASPEN, COLORADO __ CEDAR SHAKE SHINGLES ~ 126Â· 0 ELEV. 970-925-2100 CEDAR SHAKE SHINGLES Â·--_ EXISTING ROOF RIDGE 970-925 5528 FAX EXISTING ROOF --._-_- ~ ~1442- 2 X 12 WOOD FASCIA --_. ~ ~ - ,.~ BEARING PLATE BEARING PLATE i flf/-4 > - - 11 7-0' ELEV. 12 VEf1TICAL WOOD SIDING BANDRAIL DESIGN --- ----- 2x12 WOOD FASCIA 117Â·or ELEV bid 8 X8 WOOD END POSTS -*---.3 2 X 6 HORZ. rOP & BOTTOM AAIL S ----- - ~ ,~~- 4 X 4 WWF WELDED TO 1 XI 1,08' ANGLES BOLTED TO THE RAILS AND ENDPOSTS UPPER FLOOR ._ 2 X 12 WOOD FASCIA 1 1911-1 1. UPPER FLOOR 1,9 0Â· ELEV ~1 --- CEDAR SHAKE SHINGLES 109' 0- ELEV 6 HORIZONTAL WOOD SIDING --- -..-- _~ .._ _--.- EXTER!98.SIA_BAQU.SIRUCTIO-N \ .' 4 N. It \ 4X1. WOOD TREADS 4 X 12 WOOD STRINGERS .k= a &8 XIENDPOSTS.-SEE HANDRAIL DESIGN 4' STONE VENEER -Â·-+Â·Â·----_.._ Â· 1 1 j _ 1==r--1 Â· ---- 4' STONE VENEER , 1 MAIN flooR. MAIN FLOOR 100 Â·0' ELEV : - .--__- EXISTING BASEMENT T 100'-or ELEV UNDER 1/2 OF BUILDING Ex-MERIOR STAIR DESIGN LOWER FLOOR LOWER FLOOR 91Â· 0' ELEV. --- ...M... ...#......1.--------- rh .. - . CHRISTIANIA NORTH ELEVATION | 501 West Main Street Aspen, Colorado i DORMER RIDGE DORMER RIDGE 126'-0'ELEV i 126Â·.0â€¢ELEV DATEÂ· ISSUE: EXISTING ROOF --- =.._ CEDAR SHAKE SHINGLES - 12/21/99 HPC APPROVAL ~ EXISTING ROOF RIDGE 2/9/00 HPC APPROVAL -- -- ---------0- - 4/24/00 BUILDING PERMIT CEDAR SHAKE SHINGLES-Â· ---- 121'Â·71/2- ELEV 2 X 12 WOOD FASCIA ----_ =3_00_Â« BEARING PLATE ---- ! BEARING PLATE - 0 117-0- ELEV. ---21- >: lEi DEB -7- ----- 2 X 12 WOOL) FASCIA , 1 7'Â·O'ELEV 8 XI WOOD END POSTS - -: 12 VERTICAL WOOD SIDING --Â·- -Â·--- I -- - / 1 - 1 MANDBALUES!59 --------__ ' / 2 X 6 HORZ TOP & BOTTOM RAILS ----- -ILL=!1 - 4 X 4 WWF WELDED TOI X1 1/8' ANGLES - HOLTED TO THE RAILS AND ENDPOSTS E-- 31 --------- 2 X 12 WOOD FASCIA UPPER FLOOR --- UPPER FLOOR 1099 ELEV. - . log oÂ· ELEV 12' VERTICAL WOOD SIDING ---Â·Â·Â·Â·---Â·--- EKIEFUQLUTAIQNSIBUCTION ---~ 1 M i@Aprf~ ~ 0 -Â·Â·--- Â·Â·--Â·Â·Â·- 6" HORIZONTAL WOOD SIDING 4 X 12 WOOD TREADS .-,-=r-=22-2 , 4 X 12 WO{* STRINGERS y--4 -- &8 X 8 ENDPOSTS -SEE ~ / - - -- -- HANDRAIL DESIGN - ..- CEDAR SHAKE SHINGLES 1 VENEER --.--.-.-, -- ~ytz'2.t MAIN FLOOR - 1 MAIN FLOOA - .T. {1 , ..----- ------------------------........----- %=~ 100Â· 0- Et EV. .4.' 100'-0 ELEV. _ _.._-Â·--Â·- Â· EXISTING BASEMENT UNDER 1/2 OF BUILDING i . , North Elevation 1/4 = 1'-0" SCALE FOR 24" X 36" SHEETS 1/8 = 1'-0" SCALE FOR 11' X 17' SHEETS L.OWEA [LOOR ~ LOWER FLOOR 44/ 91Â·4 ELEV. 91'Â·C' El EV. WEST ELEVATION AB 3.1 *I. 0 0 . ARCHITECTS DORMEA RIDGE 119 S. SPRING ST ASPEN. COLORADO DORMER RIDGE - 124-0- ELEV 970-925-2100 124'-6 ELEV 970-925-5528 FAX CEDAR SHAKE SHINGLES Â·-._._.._-- ' _~.~.... CEDAR SHAKE SHINGLES 2 X 12 WOOL) FASCIA -.._--- * -- 2 X 12 WOOD FASCIA BEARING PLATE -.f~__ f_~tt4~f~~1--~-4-- 1----1 f - BEARING PLATE 117Â·0' ELEV ~ ~ __--Â·- TYPICAL WINDOW UNITS 1 1 /'Â·0- ELEV 8 X8 WOOD END POSTS 3-- - _ - ~ DOUBLE HUNG WINDOWS WITH DOUBLE THERMAL GLAZING HANDRAIL DESIGN - AN{) 1 X4 W(>OD TRIM 2 X 6 HORZ TOP & BOTTOM AAil.S '--~. HANDRAIL DESIGN 4 X 4 WWF WELDED TO 1 X1 1 /8' ANGLES ~~-Â·-Â·- a X8 WOOD END POSTS BOLTED TO THE RAILS AND ENDPOSTS 2 X â‚¬ HORZ TOP & BOTTOM RAU Tili] HI Â·4 X -WNF WELDED TOI X1 1, ANRES BOLTED TO THE RAILS AND ENDPOSTS UPPER FLOOR UPPER FLOOR 109Â·-0 ELEV, ' 109' C ELEV 6' HORIZONTAL WOOD SIDING - ..._.__ _ _~___ _ - ----- 12 VERTICAL WOOD SIDING EXIER[QELSIAIR CONSIBUQIIC)11 ---..._ j 4 X 12 WOOD TREADS 3- --1 - "In[[1 3 m E _---- 8'Â· X 8~Â· TYP WOOD COLUMNS ~2000>) ' 4 X 12 WOOD STRINGERS &8XB ENDPOSTS.- SEE HANDRAIL DESIGN _- -Â·- 41' STONE VENEER MAIN FLOOR - MAIN FLOOR 1IJ~-----~~~~~ ff-- ----- 1110 EXISTING BASEMENT le.oÂ· r' ELEV. UNDER 1/2 OF BUILDING I.1 LOWER FLOOR LOWER FL.OOR 91Â·-0Â· ELEV - ------ 91'Â·O' ELEV. SOUTH ELEVATION CHRISTIANIA 501 Wesl Main Street Aspen. Colorado DORMER RIDGE DORMER REDGE 126-0- ELEV ~=--227 _ EXISTING ROOF CEDAR SHAKE SHINGLES ---- Â·- -- 1 EXIST ING ROOFÂ· Rt[)GE DATE: tSSUE: -93==--- EXISTING ROOF -Â·Â·--.-_.._ 12/21/99 HPC APPROVAL 2 X 12 2/9/00 HPC APPROVAL 4/24/00 BUILDING PERMIT BEARING PLATE --- 1 BEARiNG PLATE -- -Â·- 2 X 12 WOOD FASCIA 117'-0- ELEV. ~ 11 /.0' ELEV 12Â· VERTICALWOODSIC~N~ -_.~_.__ __ --1 ~ ~~~ , ~ / ' ---- 12Â·VERTICAL WOOD SIDING HANDRAIL DESIGN . w. , 8 X8 WOOD END POSTS *.- / 1 2 X 6 HORZ TOP & BOTTOM RAILS -----_ ---Â·- 6' HORIZONTAL WOOD SIDING IXIWWFWELDEDTO1 X1 liÂ·8Â·ANGLES -* .. , - | - LIPPER FLO~TED TO THE RAILS AND ENDPOSTS. \ ~ .- E-'mt. [1--7.-// UPPER FLOOR * _- 2 X 12 WOOD FASCIA - - 77-1100----~ -- 10910' ELEV log-o' ELEV --- 6' HORIZONTAL WOOD SIDING -Â·-Â·-Â·Â·-- 4102 . EE < _.Â·.-Â· EXTIBIOILSI8]fiGQNSIBL!(11QN 4 X 12 WOOD TREADS \ 4*12 WOODSTAINGERS & BXMENDPOSIS -SEE HANDRAIL DESIGN 8' X 8' WOOD COLUMN TYP .--- #i' STONE VENEER -< 't- ~ MAIN FLOOR Â· ' ' -------- -- ----- - ----- ------------------ ------- ----~--- -- - ---------- Â¢ â€žA'N"F~J 100' 0 ELEV. Â·--- EXISTING BASEMENT UNDEFR 1/2 OF BUILDING 1 EX*!OfiSIAta_BESIGN I Four piex..~ I - 1 1 Vllitoum& fast Elevations 1/8Â· = 1'-0Â· SCALE FOR 11Â· X 17Â· SHEETS LOWER FLOOR ~ | LOWER FLOOR 1/4Â· = 1 -0" SCALE FOR 24' X 36' SHEETS - ---=--Guar------ 91'Â·0 ELEV. EAST ELEVATION ~ AB 3.2 64 1 1 1 1 THE CHRISTIANIA LODGE: A LODGE PRESERVATION REDEVELOPMENT APPLICA TION brown 1 ARCHITECTS 119 S SPE1NJG ST ASPEN Â· CO 81611 SUBMITTED BY HAAS LAND PLANNING, LLC 201 NORTH MILL STREET, SUITE 108 ASPEN, COLORADO 81611 (970) 925-7819 1 and STRYKER BROWN ARCHITECTS 119 SOUTH SPRING STREET 1 ASPEN, COLORADO 81611 (970) 925-2100 APRIL, 2000 1 1 1 fp 4 . . N o ovie#Â£02*4 1Â» JAÂ¢i,1 SkÂ£.01- 40 44-- st-fwÂ«- ' G.vil~+3,-re-03Â·L avic- 6 14*4 2-A--be*El I CÂ»Â·Â·6-e&+~ 00 M+ WrumE-, 1 I AN APPLICATION FOR APPROVAL OF A LODGE PRESERVATION (LP) REDEVELOPMENT FOR THE CHRISTIANIA LODGE Submitted by: 501 West Main, LLC 408 Aspen Business Center, Suite 202 Aspen, CO 81611 1 Prepared by: HAAS LAND PLANNING, LLC Planning Consultants 201 North Mill Street Suite 108 Aspen, CO 81611 (970) 925-7819 fax: (970) 925-7395 mhaas@gateway.net 1 PROJECT CONSULTANTS 1 PLANNER Mitch Haas, AICP & Haas Land Planning, LLC 201 North Mill Street Suite 108 Aspen, CO 81611 (970) 925-7819 1 ARCHITECTS Steve Buettow, AIA David Brown, AIA Stryker Brown Architects 119 South Spring Street Aspen, CO 81611 (970) 925-2100 SURVEYOR Aspen Survey Engineers, Inc. John Howorth, L.S. 210 South Galena Street Aspen, CO 81611 (970) 925-3816 CHRISTIANIA LODGE TABLE OF CONTENTS PAGE I. INTRODUCTION......................................................................1 II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS)...........2 III. PROPOSED DEVELOPMENT.........................................................7 â€¢ Table One: Dimensional Requirements Comparison......................15 IV. REVIEW REQUIREMENTS 91 A. GMQS Exemptions.. P â€¢ Lodge Preservation GMQS Exemption P â€¢ Affordable Housing GMQS Exemption ...............................32 B. Planned Unit Development (PUD)............................................33 1 C. Conditional Use 58 D. Historic Overlay Reviews 61 â€¢ Significant Development Review.........................................62 â€¢ On-Site Relocation..........................................................66 â€¢ Demolition & Off-Site Relocation Exemptions.......................68 E. Vested Property Rights.........................................................71 EXHIBITS Exhibit #1: Land Use Application Form Exhibit #2: Pre-Application Conference Summary Exhibit #3: Proof of Ownership/Warranty Deed 1 Exhibit #4: Letters of authorization to Represent the Owner/Applicant Exhibit #5: List of Property Owners Within 300 Feet of the Subject Property Exhibit #6: Signed and Executed Fee Agreement Exhibit #7: Inventory of Historic Sites and Structures Relative to the Subject Property 1 1 1 I. INTRODUCTION The following application requests GMOS exemptions and a Lodge-Freservation allotment as welLas minor ~ed unit development (PUD) approval for the redevelopment of the Christiania Lodge. The Christiania Lodge property is zoned Office with a Lodge Preservation Overlay (O/LP), and is located at 501 West Main Street, between 4th Street and 5th Street. Since the site is located within the Main Street Historic j Overlay District and is listed on the City of Aspen Inventory of Historic Sites and Structures, Conceptual and Final "Significant Development" approvals by the Historic Preservation Commission (HPC) are required. GMQS exemptions from the scoring and competition procedures will be required for the proposed redevelopment (with approval by the Planning and Zoning Commission). One LP tourist accommodat,FaRotment is also being requested of the Planning and CLA) Zoning Commission. Conditiprial Use approval from the Planning and Zoning Commission will be required to maintain a degree of flexibility with regard to who may rent the proposed affordable housing units. The Minor Planned Unit Development will be reviewed by the Planning and Zoning Commission for purposes of obtaining a recommendation, and by City Council for purposes of rendering a decision. Pursuant to Section 26.304 and the recommendation of the City Planning Office, instead of applying for Special Review, the PUD review will be used to establish the parking requirements for the entire proposed development. It is also requested that vested property rights status be granted along with the project's various land use approvals. (See Land Use Application form and Pre-Application Conference Summary, Exhibits 1 and 2, respectively.) Compliance with the City' s Residential Design Standards is not be required since the structures will be devoted to lodge use. The application is submitted pursuant to Sections 26.415.010, 26.445, 26.470.070(M) and (J), 26.710.320, 26.710.180, 26.425.040, 26.304.060(B), and 26.308.010 of the Aspen Land Use Regulations by 501 West Main, LLC/Austin Christiania Lodge Redevelopment Application Page 1 Lawrence Partners, LLC (hereinafter "Applicant"), the owners of the property (see Warranty Deed, Exhibit 3). Mr. Greg Hills is the Managing Member of the owning Limited Liability Company. Permission for Haas Land Planning, LLC, Planning Consultants, and Stryker Brown Architects to represent the Applicant is attached as Exhibit 4. A list of property owners located within three-hundred feet of the property and an executed application fee agreement are attached as Exhibits 5 and 6, respectively. The application is divided into four sections. Section I provides a brief introduction to the application, while Section II describes the existing conditions of the project site and neighborhood. Section III of the application outlines the Applicant's proposed development, and Section IV addresses the proposed development's compliance with the applicable review criteria of the Land Use Regulations. For the reviewer' s convenience, all pertinent supporting documents relating to the project (e.g., proof of ownership, etc.) are provided in the various exhibits attached at the end ofthe application While the Applicant has attempted to address all relevant provisions of the Regulations, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information and/or clarification. The applicant will provide such additional information as may be required in the course of the application' s review. II. PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS) The subject property is legally described as Lots A through I, Block 31, City and Townsite of Aspen. It is located at 501 West Main Street, which is the south side of Main Street between 4th and 5th Streets. The site is zoned Office with a Lodge Preservation Overlay (O/LP), In total, the site is 27,000 square feet in area (270' x 100'), encompassing an entire half-block on the north side of the alley. Christiania Lodge Redevelopment Application Page 2 The site fronts on Main Street, is just one block north of the City' s Little Cloud Park, just over two blocks east of the Marolt Open Space, and approximately six blocks west of Aspen's commercial core. Public transportation is readily available on Main Street, and provides access to all four ski areas and virtually any location in the Roaring Fork Valley. The Music Tent is only a few blocks' walk to the north. The Christiania Lodge is accessed directly from Main Street, 4th Street, 5th Street, and the alley along the rear of the property. The property is essentially fiat, with no significant slopes, and includes a good deal of mature vegetation (trees and shrubs). There is a fenced swimming pool area as well as a separate fenced spa/hot tub area. The site maintains a fair amount of undeveloped, open area, although there are a total of seven buildings on the property, three of which are two-story structures and four of which are one-story structures. Each of the existing structures is currently served by all major utilities. In total, the existing Christiania Lodge property contains thirty-five bedrooms in its twenty-six units, including seventeen bedrooms in the main lodge structure, two in the pan abodes Cone in each), seven in the fourplex, six in the duplex, one in the cabin, and two in the building at the corner of 5th and Main. A-716-8,6 - LD 0 a A duplex resides along the corner of 5th Street and the alley at the rear of the --I property. It is set back approximately six and one-half (6.5) feet from the westerly property line and ten feet from the southerly property line. A fourplex also resides along the alley frontage, some thirty feet to the east of the duplex. The fourplex, too, is set back approximately ten feet from the southerly property line. Both the duplex and the fourplex are separated from the alley by the presence of paved, parallel parking spaces. The HPC recently granted approval to proposed designs for the remodeling of the duplex and fourplex structures. There is an approximately eight-hundred square foot 1-bedroom, deed restricted (R.O.) unit located in the lower level ofthe existing fourplex structure. There is a one-story building roughly ten and one-half (10.5) feet to the east of the fourplex. This one-story building is connected with another, identical one-story building Christiania Lodge Redevelopment Application Page 3 to its east by an enclosed fourteen foot long storage area/closet along the alley frontage. These identical one-story structures are pan abode kit houses built in the 1960s. Aside from the linking storage facility, the area between the pan abodes remains open Another enclosed storage facility/closet extends approximately twenty-two feet in an easterly direction (along the alley frontage) from the pan abode house closest to 4th Street. The area immediately to the east of the pan abode house closest to 4th Street and north of the twenty-two foot long storage closet is a fenced in spa/hot tub facility. The two-story, main lodge structure on the property resides on the Main Street and 48 Street corner of the property. It is set approximately twelve and one-half (12.5) feet back from the front/Main Street property line. The side/4th Street setback is only two to two and one-half (2-2.5) feet, with overhanging decks that maintain no setback at all. Along the alley, the building sits on the property line (zero rear setback) and its roof overhang encroaches approximately one foot into the area above the alley right-of-way. The fencing around the swimming pool, which fronts on Main Street, is set back just eight feet from the northerly property line, and is considered by many to be an eye- sore. There is a one-story log building situated along the corner of Main and 5th Streets, and said structure is set back just three and one-half (3.5) feet from the northerly/Main Street property line and seven feet from the westerly property line. The other building fronting on Main Street is a one-story log cabin set back some thirty-two feet from the northerly property line and some sixty-seven feet from the fenced swimming pool area. The information contained in the Inventory ofHistoric Sites and Structures relative to the subject property focuses completely on the one-story, "Callahan Log Cabin." The "Callahan Log Cabin" is the one-story structure located some thirty-two feet from the front ofthe property (along Main Street). The redevelopment proposed in this application will result in moving the Callahan Log Cabin closer to Main Street at the 5th Street corner, a more prominent location aimed at accentuating its historic significance. The proposed building designs take cues from the cabin with a goal of compatibility without mimicry. Christiania Lodge Redevelopment Application Page 4 The two following paragraphs provide a summary of the information contained in the Inventory of Historic Sites and Structures relative to the subject property (see Exhibit 7), Given the complete lack of mention, the Inventory clearly demonstrates that the structures proposed for demolition are not of any particular historical significance. The Callahan Log Cabin is the smaller of the two log structures fronting on Main Street, more particularly described as the one set back some thirty-two feet from the West Main Street right-of-way. It is a simple rectangular building of approximately 360 square feet (23.8' long x 15.2' wide) whose architectural style is described in the Inventory as "early log cabin" with no special setting features or landscaping. None of the other buildings or site features (trees, rocks, spaces, relationships, etc.) of the property are associated with the site's historical significance. The log cabin has a single gable, wood shingle roof, rough hewn log walls, and board and batten gable siding, all set on a concrete slab foundation. There are no porches or chimneys, the windows are paired, and the door is described as rustic, vertical board. It is called the "Callahan Log Cabin" because it was designed and built by a Mr. Callahan in approximately 1886 (estimated). Modifications to the original cabin have been minor, but include its having been moved from the front of the lot to the center of the property in the 1950s and the addition of a center window facing Main Street. The cabin is thought to be one of three built by Elizabeth Callahan's father in the late 1880's. This cabin is considered to be representative of Aspen's settlement phase and the early beginnings of the town. It is one of two remaining log cabins with exposed logs, in this case, hand hewn. The presence of hand hewn logs dates the structure, and its size and shape typifies the average home built for the earliest of Aspen citizens. Parking for the existing Christiania Lodge is located primarily along the adjoining alley and 4th Street. Eleven off-street parking spaces are located along 4th Street in a "head-in" configuration (outside of the property line/in the right-of-way). Along the alley Christiania Lodge Redevelopment Application Page 5 frontage, there are another eleven off-street spaces, some of which are parallel to the alley and a few are "head-in." In total, twenty-two off-street parking spaces serve the existing Christiania Lodge. In addition, there are approximately seventeen on-street spaces ~/ available on Main Street and 5th Street immediately adjacent to the Christiania property. The existing lodge site is nicely landscaped with an abundance of mature trees and bushes/shrubs. There is an outdoor pool and separate spa, both surrounded by fences. There is a five foot wide concrete sidewalk along the Main Street frontage, with a four and one-half (4.5) foot wide parkway strip between the sidewalk and the curb. Nine . mature street trees reside in the parkway strip, at an average of approximately thirty feet apart on center. Between the Main Street sidewalk and the property line, a narrow ditch runs the length of the block. A five foot wide concrete sidewalk runs the length of the 5th Street frontage but is not detached from the curb. There is no sidewalk along the 4th Street frontage, presumably due to the presence of head-in parking. All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structures on the project site. Mains for these utilities are located in the surrounding Main Street, 4th Street, 5th Street, and alley rights-of-way. There are public parks one block to the north and one block to the south, as well as publicly owned open spaces one block to the south and three blocks to the west. West Hopkins Avenue, half a block to the south, serves as a designated bicycle and pedestrian corridor, providing connections to the downtown commercial core, and the Marolt Open Space. A connection to the public trails system is available at the south end of 4th Street, one block away from the project site. Surrounding properties include the Boomerang Lodge to the south (across the alley); the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge/Affordable Housing to the north (across Main Street, moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). Christiania Lodge Redevelopment Application Page 6 1 \ / n . \ O 9.- 54 0 - \- -9\ -I 0440 \ /1 A f ) 044'14-1\ 2 41Â·nu -c. D, til . .414 -37*h ~_j~j> 4*1Â© 116 , ...PO, m m' = %<- -1-- , /2713,4 4,4-2~'443:<% â‚¬, 3 ry 1 1.-- s,0- d P 16 , \33â‚¬-44, Ad 9 49-3 - 9 t\\\ -Ei i % ~~~r~~~~Burl ny C f ,,** U + l l. /7 / 2 s,el-7 / 9\ ./ hOUZZZA:~: r.3 , N 0,( . 1.(.b r ' 9 0 4 ~ A.sc>en .*46 \91_ O . 0 .274 0.â€¢,!ule 4 m r 'M tb \ 3 i 'll j /Q '01 -- Roar,~8~ 9 0.,/ 1\ il / /r --7 Fof' r'- / . .r 2% i I j i (r i 2 1.lus,c ~ Duc * 0,\2335 ~ -- len 1,1 1 . -Â£ G/nes ie g , le- r - ~L g 1 -t- i Pa /1 Ct (.h Golf Course ia 11 \R s~-1-Â·43,mu f r b. e4,44 St A- -0 â‚¬ fe & 01 Vine St 0 1 1/ '41 p & 00 2 , 41 - 2 1 Q \\ 1 fi .9. i -9 3 0?,cer i 4/ s 0 'ls, 1 47 0 H 14,.m St 4 Marâ€žr,n Cirrk Ad _ , - --49 . 4 0 . a, .4 7& ou, A. 6 S, O ' .- 0- Sawrn,11 1 C ! 64 -16 \31 -1 ain St * Pk '10 5 ranel 0* 0.4 2 e , b, 4 st ~ 4; A EM? (7 37~ Cry' 4 . 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L v:/ i ' Cid-bkih i i 11/-4/// i 5 1 3 4 29 -4 i Ni< -, E 1 1 1% 1-1 k i - { -1 1 441{.r= --: 1-ti~ ,}13 ; / ' h : 't /f,- 7 Pft Z'- . 6%. 2, 9, :AU 0 vi' f 5 l f.Â»'11. - 1 !,- U -4 Fri 5 1 I 5 f-_l' r.. i.41 77 k._-i j 3 i 4 1 : ' 17 f ' / In'-t/.I M 7/ h- di - 11[-4 11 11 9 - 1 1 'r ---Â·-- ~ :9!1 4 '11/ ~~.UltrA) -'- L - 1 inÂ· 1 0 ! h ' 1 .Â«,1. di; H' + i ' f -- l. 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In total, the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial (Aspen Cybercare) across the street in the Mesa Store. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows: Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west. Roof forms vary from fiat and shed roofs (Boomerang, duplex at 4m and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women's Health, Mesa Building behind the parapet facade, and single-family residences), The surrounding structures range from one to two-and- one-half (1-2 5) stories above grade. Along the alley adjoining the subject site and the Boomerang Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. nI. PROPOSED DEVELOPMENT: The Applicant proposes to redevelop the site rather comprehensively. The main lodge structure at the corner of 4th and Main will undergo major interior and exterior remodeling, reusing the existing foundations since the new building will have the same footprint as that ofthe existing structure. The swimming pool will be removed, and a new four unit structure will be built in its place. The one-story, Callahan Cabin will undergo restoration (without change) after being relocated to the corner of 5th and Main, where it will be surrounded by open space and new vegetation. The dark brown one-story building Christiania Lodge Redevelopment Application Page 7 ARCHITECTS 119 S. SPRING ST ASPEN, COLORADO 970-925-2100 978-925 5528 FAX 0 ~ M A 9 * A 8 629 0 47./ - Street Light ; Main Street 8 - ---8 - 41& 1/3 .--'----(''Irm'Ui'-b-'---.. ) 31 1 8 8.--0 _.-0 Sidewalk Propely Line 1 CD\.,\ 1 CD A .:. 36Â® tf *ly 1,1 I 07,0 1 CA i li - 6 J rn ' .f41 11% / 1 1 . . ...: . 1 , r .,9. 1 DGE Â» 2 6 \61 29 0 , 4 p'Â· 2 -r---~44*Â£~Ah Setbackline _. -LS.Â®ack Lioe- r , ' -9 29 0-\-1- Â°iRW~~ r--T-- ew"lk .9 . 0- 1 al MIN U Flr -*Emr, 71'f*t--lf-,/ - -+ -E T--7-FAM~ t8â€¢ 70: - ,-:0 PrÂ· 0 62 La 7 BATH . i 1 m " t ~ " '21. Â· en 11 I OW,1,/ di, - 14 2 16\ 'WIJ U~ (C 1 f MI-irrc-W tle*[H<VI&#f---7 1-L i I w , g ./ I ./El'/1 I | DESK I .~ ~| KIT*4 Ph_- - : I. L.-= 11 , I Â¥1 ' I e ..1 -LL ..IN t r ..1 I CABIN BEDROOM i El 'm==7 , . 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REMOVE 1 /0-49 1- -AVOL.Q.1 il_, . 2 6 f I Â« Â·,ii, A l . 2 -16/ CHRISTIANIA LODGE 4 Fre .-VE~ 5Et= -241 .-4-2 +4/1- 12â€ž1 - 1 i ./1,1/ irrd;garde Â·- i Â·Â·~JJ'Â·.- ~ ~ F 1 :1/ 1 -Jj WUIii'/9 â€¢ L- 4- \ and APARTMENTS - 1 jug/MUVt:!NE-n ....81Â® 1 7 1 ASPEN, COLORADO 0 ; 9--1 6#9(49*14]Ja- /L/1 ' .: C,7 - '~ 1 Ihiler;18- , =En i=-1-. : U .., **b â€¢ 1 1 .1Â© 1 ON.Ff-.1{j~ 'rillf'~~ EMOVE 500 W. MAIN STREET 1 0. 1 r- . --irÂ·. r \ r<HLM,VE ~ .t=~~cliv ][_cu Ii,~i..-- 1.-1 - â€ž 0,1 FRI/-.4--]1 -:, 2 ~Li=u . v - 1/1 ~ 4-EL,c...42 ~Â·Â·Â·~)I u.-/ 11 4.rorbi c...'92 ] *, d., Alt P~FwcnCi~~en i -2-- *- - -to-- -- - /1 71 - 3 85'x TH 5' 44 \ LU r Â·~ 1 '1 7 ) 11-1 / t exitting Epaces ; i j existing spaces / r Dumpste, I j 1 j- Firt J Propefty Lire w tr--t--1 - - -1 =f 4 -&-.---19Â·t-'I %61 4PLEX MAIN LEVEL ~ / Alley DUPLEX MAIN LEVEL -Â·-Â·-- MAIN LEVEL I m n * - A 6 lie Mâ€¢48 (e,A - 1,i, Strvker/ Brown Christiania Lodge 49 Imm~Fr ORBEMOVE{ SITE PLAN </__ _ 1 , Ai'Ill[ li'1â€¢1: PHASE Il 12 NOVEMriER 1"Â·14: 1,1<OCRESS Ardhitects and Apartments Aspen 5 10' 20' 0 HIN Â·<1 V .\I'lÂ·ROV Â£11 5 1 HY' al N. H \I'l'Ke' Al 4'*, f 119 S. Spring Street 4EMLEYEHQRCEN IRCE.W 1...... ....-.1....--1.....---.-3 Aspen. 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El .A', "~ ' itt 1 :,gill 41+:t' , ...1.141 I ' ': '.tri #.-t. i >l ;f.+ lili 1 1 14.t':D iffill:Cl i -1 1 Im::1111 1 ./ 447...,tj' i i iLULLUI 1 - " *Ri :fi 491 %1~ , + h r' 0:4,4 1 .11 1 , 1 .11 . 1 ', 1 , 4/ / 11 2- t, It, +1Â·~ 1 ~.24+:itrl I t.v P 1--L 144 I 44. â€¢\4 * . 8 U==al-Il I lu-ni 14 iMM ,%17171Ill I %04--All' tilyl@ 1 11, 7 Ill! 1 4 inEll i 7 - -2+6 AWW#* j 1 ;Pll l~ killul[-7~ 1 0/ocol dLE j 111 u 1+11 + %11 1 f ' 1 ir-*li-1 ULSKE*MMI ~R 4 i._ . +140 1114 64 .0 '4+414<9 I # 4=14 U fril L ir lili Hiuht#-4" 1 3\\ \1. \\1\11\ 1, Ill Y i~li; 1 i- 24 1 / , N 4. l i ! .lilli / 1 117 1.1 HIL 1 // 1 / / IF=- 11 11 - 14 4 1 --L \ ' LE* 1 / ,\17 ~8VMdRIbi~*~MFX)%~ 1 p 1 1 30/ C ARCHITECTS 119 S SPHING ST ASPEN COLOBIADO 9 925 21,03 970 025 7/RFAX (' A F \ /A h 1 1 %:411*?fÂ¢'<*73m~EE"r- -1-1,%94.X/<~t-t~.U<11 11'lill*ZIEZZ, 7\ M M EE I 944 1 fzll. LIVING ~ LIVING ~- ~ :1,4 A i: 1-. 1.tÂ· BATH : 1 E U . IciD : 11 R 1 1 '-j'Il ti~ LIVING CHRISTIANA EP /1.01Â« ---- .4 9 \ Ilai 1 1 1 't: * lut 01 T Ejl Il l 501 West Main slreet KITCHEN I i i :------ -7-1, POTCHETU B DINING DINING RJ Aspen Colorado ~~~UTCHE~ ' [1 _.... BATH -26~. Â·;: EF-Â·- i~~Â·iÂ·. ~i ... ii .~ k -1-- i \\-4 BATH 0. / i : 4 ' 5:tÂ·!-:#4-. A f. I ./ %' * - ~ Â·Ati ..'.,~~., r :3 Z -4 /1;:..r PHASEII DATE ISSUE 1:1 . 1:. . CLOS. ilup 1 BEDROOM 1 -' BEDROOM p ' III 12/21/99 HPC APPROVAL HPC &PAZ APPROVALS BEDROOM ., 1 11 1 1' 1 LLOS. ~ i CITY COUNCIL APPROVAL i CLOS.i p G:. ~ jil M El 1 1 A f SIX PLEX Main Floor Plan 1/4Â·Â· =: 1' 0" SCALE FOR 24Â· X 36- SHEETS 1/8Â·= 1 0Â· SCALE FOR 11 X 17 SHEETS AE 2.1 JNMNI $ 1NNee~~~,N,N~m . ~1 ARCHITECTS ASF,EN COl Of iA[>0 119 S SPHING ST. 970-925 21(*J 97(} 425 9420 FAX. 1 1 (A 1 \} . - ...UEE*(_1::%:fFE=EmPEÂ·*RE=EEE*0EMary:;.:.06EE;:-,:Â·:Â·Â·9 --1,~ -- -- Â·Â·Â· ~ -Â·-=Â·-----M-6-=:=:=-WekEELLE=:~::Â·:LhE5~9~L-_-_-1-}*ee--9:::1.FEn:;.::.:a :Â·Â· D~ 1 T :1 . J 1 , - U 444:. 1 i /. 2 . 18 ...3*4 j g.â€¢. ;F 411 =21--ineâ€ž=--2 5-1 - ~Â·: ~'' -.'Â·11 ' [[:R hy:2 21 14-21] 1 1 1/7 6566 LIVING LIVING 1 0,0 i i / 272 1 1,1 1 i 11- ff >Â·-'11 J 11 i r? O 9 4 F bu- - LIVING i l H ~ < DN ~ A i Â·i ' - -77 ~ ~ *;4121 521 ' 4-8 IF:. 1*-349' =-22 11 8'22-2.L i i R. 7.Â·22;Â»11 tp.Â·111'156Â·Â·Â·UnÂ· ' A ' 1 as' /26 ! :P '/ i pt CHRISTIANA k '- 6/ 1 r ~- j~~O ' -~ f ~ ~MTCHEN . I e:4 1 ~ DINING ~~ DINING 50, West Main Street 1 Aspen. Colorado , - BATH Â«f j j /-- Â· 1"44 . P oi:. 1 11\ M _C.j k LOKITCHEN Z 1 L_ 2|<< ' 1 ''-1. : -1.-;-: a % .... 1 :1 4/~22 29-/11 -1- P 4...i; 7-7 ... / BATH iii ' .\/ ' i BEDROOM m. Â·' - Ul : 10.01 p Â»v .,w 1,Â·"T , .5553Â·.Â·.Â·:Â·.Â·rÂ·:/ dÂ·~:~:I:~F:m==3Ell; DATE ISSUE ti I .. BEDROOM : :................4Â·.:44Â·1 1 0 : i i BEDROOM ~ :- ' f 12/21/99 HPC APPROVAL 1 | i HPC &PAZ APPROVALS 1 ~CLOS. 8 i ~ ' CLOS. i CLOSET 4/13/00 PHASE 11 CITY COUNCIL APPROVAL ... ~ - -22=iiâ€¢ 1 . il R Â·1 ; 1 :i tl, I 1 i . 1 f A , I 1 Six plex Upper Floor Plan 1/4- = 1'-0Â· SCALE FOR 24" X 36 SHEETS 1/8' 1 -0 SCALE FOR 11" X 17 SHEETS 1 AE 2.2 blown - *555*551:4~5.+.6.6,/20/*+1691:Ek.1.piti.:15::1:il:+1*=:..1*5.A, 3 ----I. .........'-I.-I.-I.-I.-I././.-I.- r:=,~23:6:4=6-:' --4ismmeNS&*Sigi4224Â£f#fla67fii-*1~:=z~<424~<4#16zÂ·-- Es*=92**fs*BE~r-=. fill:. ~ 99::1::.98. .T.x'j~EdQi~##TE*=92~~S##Bd-=-'c ,2*z-:e:+zeEde:+ia*zâ‚¬e:+Zi,Ee:e:+1%1: - =ES- .S-lf =lim:, 01==um ~ GUE#immi~//Wh:.....1 =0..de. ~mwlm:mil a.:16= 1 1 . ::1â€¢11:rt:T: m1 - ...S= 1-==0,1 i 1 .4.".0.=Im li~ 1 I.Â£ ---1,1...........-- -*. . . ~~5$~5Â§05~~~55Â§5~55*5~ . Ke:4122â‚¬Â·Z+Z4;2}Zâ‚¬-Ze,1231â‚¬+Zâ‚¬!EME*3~aCâ‚¬24}E P~~$9**$9*$5~MUNitmit i,ilii-.%9:Nul= -- - - I - - . - - - 1=i 1- -1 . . A 9,111111- .. 1,1 11'iÂ· IIIIIIIIIIL" ARCHITECTS 119 S SPHINC,ST ASPEN COI {)[CADO ' ,"'pr; 21~'~ 37,3'.1."/grÂ·AX Setback Line 11 1, I t - 1 - All' 201,11101 1,1 1:11111 19,11 8 1'61 1,1 1 1~W. Tr -f~ Ep G' FO F'FINT' 'â‚¬ F'7.'I 1.ltgpeff 1 .1 I,, 11 lili 11 11111'.1114)2111:lili,111 .1 1 1 till 111 Â·Â·~,t'â€ž00*90/13 KITCHEN I 1 1 1 11 "l "t Il lili ,1!!!',,!111 , 1 '!!1, I'!1,!' 1 .1 i [1 1 11, 111 11 1 11 1 l 1, 1 1, 1 ,1! th322444*~1 1 111 ~ ~1 Cll ~ 1.1 ID'/inV Ly':1,Â·~it'Â·1 '1,!!,1,'!' -',2,Â·,~,~Â·~~0.'';'~~~~'I~~~~'~'''~ 5 BEDROOM !1! , Â«0222,9, , 1. 1 1 11' 1 11 11 1 11'11,1 11,11'.'11111,111" 1 1 1 ~llili 11 1 1- 1 11 1 <]r'~Illillil,211/11 1 1,1 !,! 1 111 !1 111 1 I.I1'1''111 lillil 3tRERED 1 111 I./'C'' 116&&' 1'2~di~~0.Lic1 - - -* 9u'Fd~'2'22',~'24'2â€ž217'',1~1'2% 1IID=Irr [ Ill 11 11 1 1 1, '1 - 11 1 1 111 . H, 1 [ lili 11 .1 J ~, , i Ii I 1 , 1 3 , 1 t. armoirei CABIN LJ 1 1 . 11 111 . 111111 11 ) 46-2.- + 1-2.-=- --- ~ , L \ i n. NORTH ELEVATION 501 West Main Street Aspen Colorado MAIN FLOOR PLAN DATEÂ· ISSUE 12/21/99 HPC APPROVAL 4/13/00 PHASE 11 HPC &P&Z APPROVALS CITY COUNCIL APPROVAL k 1 If 2.- ~... -- Ii=2 11 1 1 1 1 11=~ 1 11 11 , 1 111 } 1 11 11 1 ) " 1 ) , CABIN MAIN FLOOR PLAN WEST ELEVATION NORTH ELEVATION WEST ELEVATION 1/4" = 1' 0Â· SCALE FOR 24- X 36Â· SHEETS 1/8 = 1'43' SCALE FOR 11Â» X 17Â· SHEETS AF 2.1 .m 1 gable has a ridge height that is four feet lower than the twin twenty-two foot high (to the one-third point) gables on the front facade. The east-west oriented ridge of the Callahan Cabin's pitched roof is thereby mirrored in the sixplex's cross-gable, providing a gradual, gentle stepping-up of building height (inflection) from the Cabin to the adjacent sixplex. The Callahan Cabin is approximately twenty-three feet long, and the design of the adjacent sixplex takes this into account by breaking-up the mass of its facade into three modules, each of roughly twenty-three feet in length. The middle module is recessed to provide the perception of a consistent building rhythm along the Main Street frontage. A one story porch/deck will be located between the cross gables of the sixplex, and a one story walk-out terrace/deck will be built into the northeast and northwest corners of the building in an effort to inflect toward the surrounding buildings. Architecturally, the form, mass, and scale of the proposed sixplex is consistent with that of other structures found in the Main Street Historic District, such as the Stapelton Building located one block over (east), on the north side of the street. 1 In total, the sixplex' s main gable form is consistent with the Callahan Cabin's east- west roof gable, and its mass modulation is consistent with the cabin' s twenty-three foot length. The Cabin' s one story mass is respected by the infiecting one story walk-out terrace/deck at the corner of the sixplex and the relatively low overall height of the sixplex's cross gable. The sixplex structure takes its visual cue from the one story cabin and builds vertically to the east, finishing at the Lodge turret at the corner of 4th and Main. In addition, new vegetation will give the perception of greater separation between the cabin and the sixplex, making the Cabin stand almost independently. 1 The new fourplex to the west of and adjacent to the main lodge structure will be built on the present swimming pool site. Along the Main Street streetscape, the fourplex will have twin gable ends of two stories each. Some twenty to twenty-three feet behind the front facade' s twin gable ends, there will be a three story, east/west cross-gable. 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' 1< t tr,h 4 pT T - ,J ~Â¥ V 1 1 -4 JI-f\\ 2-r Af Iti ~-/- ~j' 49~ 244 4 - iplica - 44 1,11.144 . 6 i + -4 n - - ~ Â£~f1 6 \1 /4 N , 1 4 1 + 4-1 --t~~1 -~~_ , w-A --ci ~~4.*p fir -Er z-*-; 1 Li[1-i, 34--~t --- /91% 2 4-1 , -/ 7 i C J : 2.17... __ 1 ill1 :/7 V<Dz./ j= 1,_aidni1 ti ..u_Â£11____ i i 1 1 1 -ji /1 r-- -F---Â· ~VIEL]C'-3L- 1 il z~ -- Â· . -~r_Â·zz ~~t - ]Â· 29 lk==F 1 4 1 l'\\ AN -- 8 Pr. 1Â»tz --4' --3*rl _1_- ~ .-' 11 11 111=.=:/=*f1 1 - 2~,f ~--1 h kn-4 - - 1 1 - --- :-un:- Â·Â· '1~ I-,1!Zr .. ..1~.1â‚¬.-~2 - .-Ll [- 1; -1. I 11 - currently located at the corner of 5th and Main is in a state of disrepair and will be demolished A new six unit structure will be constructed adjacent to the easterly side of the relocated Callahan Cabin. The two pan abode kit houses currently located along the alley will be moved off-site, and the fenced spa/hot tub area currently located alongside the pan abodes will be demolished, a new swimming pool facility and parking area will be constructed in place of the pan abodes and spa/hot tub area. As already approved by the HPC, the existing duplex and fourplex structures along the alley will be remodeled. 1 The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home- and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. When motorists and pedestrians travel Main Street, the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing. As it now exists, the Christiania site represents a break in this interest, creating a block- long void in worthwhile viewing By attracting greater amounts of attention/viewing to the site, the proposed development will enhance the character and integrity of the Callahan Log Cabin, especially after it is moved to the more prominent corner location proposed herein. Further, in a giving passing viewers a reason not to look away after passing either of the adjacent blocks, the redevelopment will help to enhance the architectural character and integrity of the entire Main Street Historic Overlay District by making the visually pleasing nature of the corridor more continuous. When complete, the result of the redevelopment will be a total of twenty-seven units: ten in the main structure at the corner of 4th and Main, and four in the adjacent building to its west; one in the Callahan Cabin, and six in the adjacent building to its east; and, two in the structure at the corner of 54 and the alley, and four in the adjacent structure to its east, In terms of bedrooms, there will be six studio units, fourteen 1 - bedroom units, six 2-bedroom units, and one 3-bedroom unit, for a t9tal of thirty-five 1 3 -687(/emv. Christiania Lodge Redevelopment Application tz s WA) Page 8 1 14 t -teffs; 0 1 -5 U bedrooms As described in Section II., above, the existing lodge contains twenty-six units and thirty-five bedrooms. Therefore, the proposed development will result in just one additional unit than currently exists, with no change in the number of bedrooms, The existing and proposed unit and bedroom counts both include the 1-bedroom R O employee unit located in the alley-fronting fourplex. The applicant anticipates condominiumizing the units after construction for sale to individual owners provided each unit must remain available to the general public on a short-term basis for at least six months of each year. Rental, management, and maintenance of the redeveloped lodge, the site, and the facilities will be entrusted in Frias Properties of Aspen, who maintains a well-respected property management division. In addition to the obvious benefits of using a property management company, Frias Properties maintains a shuttle van service available to the occupants of the properties they manage. Also, Frias Properties has an arrangement with the Aspen Club whereby occupants of the properties Frias manages may be able to use the Aspen Club's facilities. Vehicular access to the project site is and will continue to be gained via Main Street, 4th Street, 5th Street, and the alley along the rear of the property. Access for trash â‚¬,Rick-ill-continue to by from the alley. Snow removal along all of these streets and the alley is already handled by the City and will continue as such. These public rights-of-way also provide adequate access for emergency vehicles. Public transportation and bus stops along Main Street (in front of and across the street from L'Auberge) are within easy walking distance and provide access to all four ski areas (free of charge) as well as virtually the entire Roaring Fork valley. The commercial core and the music tent are also both within easy walking distance. All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structures on the project site. The service lines currently serving the site will be abandoned at the mains and reestablished as necessary, while those lines than can continue to be utilized will be. The Christiania Lodge Redevelopment Application Page 9 cost of all necessary utility upgrades and extensions will be borne by the applicant. Historic drainage rates will be maintained after development through the use of roof gutters, downspouts, and dry wells. The proposed site plan provides a campus-like feel for the grounds of the lodge. lt ties the structures together in a manner making their functional relation to one another obvious. All buildings maintain a street orientation with their facades running parallel to the adjacent rights-of-way. A good deal of open area is provided, in which many large, mature trees are able to be preserved. In accord with the campus-like feel being created, walkways are generously provided with connections between the entries to the various units/buildings and the swimming pool, the parking areas, and the public sidewalks. The existing, unattractive swimming pool area has been removed from the Main Street frontage and relocated to the rear of the lot, screened by a new structure and groups of new and existing/preserved trees. All parking areas are appropriately located off 4th Street and the alley. The applicant is embracing the historical significance of the Callahan Cabin by delivering it from relative obscurity behind a dingy and dilapidated structure (to be demolished) to prominence at the highly visible corner of 5th and Main. As a result, the restored Callahan Cabin will be celebrated as the first structure on the subject block to be seen by eastbound motorists entering town on Highway 82/Main Street. The Cabin will be framed by mature trees with Aspen Mountain in its backdrop. The structure with the lowest proposed height of all other structures on the property (except the Cabin) is located next to the Cabin in order to respect its scale. The two-story sixplex structure to be located to the east of the Callahan Cabin will 1 have a double cross gable plan with forty feet of horizontal separation between the two north-south oriented cross gables (along the east-west oriented axis), Similar to the typical form of many Main Street Victorians, the two street facing elements will be two stories tall with 12:12 roof pitches. To reduce the perceived mass, the sixplex's cross Christiania Lodge Redevelopment Application Page 10 ARCHITECTS 119 S SPHINGST. ASPEN COLOHADO 970 925 21 / ~ la-A-flfUX/-O(jfti-VU7TZLUZiLTLFUVUUMMAAnnÂ»nAn./LY-LIVV7-/VUVUtanfU-\AnnAn-f/~An-f-\Â»JUXflanj-VVXFVU-U-VUU 97(] 025 54/8 FAX i Â° } 44 1 4/ lo) C Â©Yard U A / 1 1 \o i , 1- 11 De 1/ 1 4/ IÂ»,>,Â», r. n ~~{ E-] 1 9 ./ .24:.1 4 7-- ---9 ~9 f - ...1 ~ 1 1 .i \1 14 \i C / 1 - 1 1 1 1 mt- ~ i r- -f- --- 1 ~ 11 1 1 - 45 NI / e 41 1 E- - --)%11 If - h &-1 1 I U i 1 1' 0 1 ~.6.m==L =4 & . 2 Ir, ..I,~V JLZ+=2*. ., lilli I k N Il A " m tiftl o: i in 1 4 ---r - _ _r 12 4 'Ly -U -1 _ 3/ 1 . 7- 2 ---- -- -TT --: I '1 -1 , ON 1 1 Cd 1 / 1 : - CHRISTIANA 4 1. 501 Wesl Main Street Aspen Colorado 1 li 1 .24 1:(413 1, 12 1 1 il F~~7775/ 1 | - ' 1 ~7777775 1 - tl 1 0 1 Ir l Â· F.1-~4 f I--1 1 1 1 1 1 >f 5 1 ~--1~ 1 - Ed 0-1 U li > 1 ~1 - ct> DATE ISSUE IL-L- ,- r 12/21/99 HPC APPROVAL 1 1 I -7-p, 't 11 4/13/00 PHASEII 1 1 1, 1 .f i HPC & PAZ APPROVALS .: 1 1 9 I 11 1 1 CITY COUNCIL APPROVAL L _ -52 .29' -111 1 1 U 6 4 1 / \\ 1.1 1 I /4 . 410 - - 1 . R I J /4 11 1 71 1\\-- --I ./ 4 N / 1 + U .d 1 f . d .1 n -1 L,3 -3033~1 fl Ol 1 0 3 -41 - ,1 .... 1 39 1 011 K t==111 1 1 'FENCE=~ ~ f\)\.v 4../9/, 4%~ ... / I 'r - 11 A / E BEDROOM i ~x ~i4 - * 4 -<25 i 'R 0 \ ( 0 7 patio i.! 3 ..553>47 "ll# hk~ balcony -abbve - - T - r 1 -4409 \ i i hot I f; NEW FOUR PLEX MAIN FLOOR PLAN 1/4 1' 0 SCAL E FOR 24" X 36 SHEETS 1/8~= 1 0 SCALE FO11 11 X 17 SHEETS 1 AD 2.1 1 ARCHITECTS 119 S APHING SI ASPEN COLOHADO 970 925 2100 ')70 025.Â·'I,r 212 FAX I W I IT --- 01 =zikx ' n r'El - 1 ULL@IN LECE ,__JU 1 @noÂ° 10 El o C - 00 00 - 1 - 1 / /80 - SOUTH ELEVATION CHRISTIANA 501 West Madmet Aspen Colorado 0- 0 1 m I DATE ISSUE 12/21/99 HPC APPROVAL 4/ 1 V PHASEII n HPC &P&Z APPROVAL CITY COUNCIL APPROVAL T 3 1 /1 - - 0 0 - illl]Elli 1 - EN=BL 1 ~ 1 IMINI -0-2 0 - - E IB m NEW FOUR PLEX 1 3 SOUTH ELEVATION UFFB=~11 EAST ELEVATION 1/4' =1'-0' SCALE FOR 24- X 36Â· SHEET t/8Â· = 1 0 SCALE FOR 11 X 17" SHEET EAST ELEVATION AD 3.2 ARCHITECTS 1198 f<PltING' I ASPEN C.0101(A[ 10 970 425 2190 9 'fi ~pr 'WFAX 1 4 1 ........ A .........MT,ird.......'............ '- 1 UL_21 UEN - -- 1 -- 10 ' 4 -A- 1 1 9 1 <le 1 ' CHRISTIANA 01 1 . \ in r LE]] . ' --r- -- 1,7,8,~c, ~0_ _ _ _ _ _, _ -1 1 ~ ~ Aspen. Colorado /1 501 West Main Streel I -42:Z8 - 1 1 J t'1Â¢1 1 d 1 1 r 13 - e e 1 I . DATE ISSUE 12/21/99 HPC APPROVAL HIC &PSZ APPROVAL e 4/1 3/00 PHASEII 1-2 , CITY COUNCIL APPAOVAL 1 1 1 k 1 1 1 i --- 1 ----- --36 : 1 [ 44 1%\-Â·L \ 4 , ~ - -14/ 14 1 Â»L ~ 1/ t:*- , 11 \\ - ' Wl V - ---- U. 1 <6 NEW FOUR PLEX UPPER FLOOR PLAN 1/4Â· = 1' 0Â· SCALE FOR 24 X :36" SHEET 1/8~ = 1 0" SCALE FOR 11 X 17 SHEET 1 AD 2.2 ARCHITECTS 1196 SPHINGST ASPEN Or>LOHA[)0 9M) 925 21</1 01 m 025 723 FAX. 1 4 1 -1 - 1 1 1 H 1 E- - 1 ... h | ~ | | 1 1 11 1 1 --'. 1 1 , 1 \ ULO.1 1, L 1 toi 1 , 11 1 : . \:1 1 1 1 - 949..,.,9 c - CHRISTIANA 4 :/ 1 P .1 1 1 0 aÂ·t.~~~- + i~ DJ1 - 0{M<). FJT- El T pr- ---5 --~ i 1, 11 501 West Ma,n Street L I h Aspen Colorado 1 / i - 1 la V 1/ i DATE ISSUE 1 t- - l.-.7 1 ---- -.--- . - - <3 HPCAPAZAPPROVAL 12/21/99 HPC APPROVAL 4/13/00 PHASE 11 CITY COUNCIL APPROVAL 1 1 Filli: 1 5 L._1*r." ~ r-71 11' r. r-7-1 A . ! / I I ' e .1.1... L , ... 1- 1..._ L J *. i# I ./ t ./ 1 I / 6 ./ 1 1 \ I 0 1 \\ 1 ./ 1 1 0 6 1 . - 1 E- --- - 2 (/ 1 ..1 i . -1 - 4 1 1 4 NEW FOUR PLEX LOFT FLOOR PLAN 1/4' = 1Â· 0' SCALE FOR 24" X 36 SHEET lmÂ· = 1 O SCALE FOR 11 X 17" SHEET 1 AD 2.3 :.'.'%'4 % ' u. 4 1 4 blown Ni E=:Immr=:2~0~DSm,OmB~m~OFâ€¢D,=====â€¢~â€¢a=====1='Â· Â·- Â·-Â·==.'======:Â·â€¢,g~&*'*gfilm:?St;&81:?ZSR812@5. Â·-.-:ezeze~Â· -SESe- - ...1 -1 -:.4ZGE+~ :0Ze:*E4Ze3201'.4ZÂ· @ 11.1..4& b., . ......./. mlmmt. â‚¬GEG=. ~ ... Ill..111-11. 11- -11. IN"I'lili. - 11..1111..11 -1.'mâ€¢â€¢141ililll EME'llillimi- Eailill,Mill r,'10"11,111 P â€¢â€¢â€¢-I - *011:it:&:51/591/:;AN".Ill=..-.:pki 'â‚¬{g#$9~giE/1 -1 .,em,mgE~ i '%881*2~:3% . ...... liil ~ .. 1.1 im.- 0,1% 4,719,1,-For't-U:'9FI . =... .... 1..1 . ierâ€¢zei,â€¢â€¢Wâ€¢Zeâ€¢Z,il~ 11 1, ~~ -11.1 'all 1.1 -== 1..1 ... 0. 0 ... .ir~Â·'.1 =114 1,2 IIl.IIII lilli IIIIIIII 1. subordinate north-facing gable end recessed behind and between the twin gables of the front facade. The mature spruce trees that will be preserved, together with the open area in which they are located between the sixplex and fourplex, will help to decrease the perceived mass and scale ofthe new fourplex structure and main lodge building to its east. The twin gable ends of the fourplex's front facade break up the structure's mass while continuing the gradual, gentle stepping-up of building heights from west to east along the Main Street frontage. The motif created by the sixplex and fourplex's gable ends fronting on Main Street (a la L'Auberge) sets the stage for the site's architectural cornerstone, the main lodge structure at the corner of 4th and Main, As explained above, the main lodge structure at the corner of 4th and Main will undergo major interior and exterior remodeling, reusing the existing foundations The new building will have a similar form and shape as the existing structure. Architecturally, the remodeled structure will provide an unmistakable "lodge" appearance that will be a truly wonderful addition to the Main Street corridor. As the cornerstone of the site and, as is traditionally the case on corner sites in historic neighborhoods or districts, it will be the largest building on the block. The existing chimney on the front of the main lodge structure will be accentuated as an important building form to act as a dividing centerpiece complementing the turrets on the structure' s corners, Accentuation of the chimney will serve to break down the lodge' s perceived mass. The building's overall mass will be further broken down by second floor balconies, a shed roof over and around the ground level, and gable forms interjected into the shed roof in areas over the entryways. Without mimicry, the dramatic architecture, and particularly the pair of rectilinear turrets, plays on themes found up and down the Main Street Historic District. It will be obvious that the structure is not historic, but it will maintain compatibility with the Historic District by virtue of its appropriate forms and scale for a corner location. Christiania Lodge Redevelopment Application Page 12 f#$~ N 1,211.~At affyi.#~*,4:*~*k 44 :41 413%#i~~ .i.24 1'.1 .1 1, 11&4000'i u-,0.0.4.$4 1020.~4*44\ 10'*'truj#fx#rd. 949#594<, 4 41*51r / -/ 7 -414, - %0*~k /1:00*4.2.04:i ,%'41~1~'!IT#"v I .2, 1.-4 / 1- '40 01.1, r 1 -1 1 r Â«'.4 , 1 **kka.-1/Â· 34 ..1 1.9, 1 , 6(Nâ€¢- ~ tklk PR/~ip<F,J~~pPk.j 1./A F'.11.1.MU,Ir 1'.,h. .A k>* 22'te.. ipingalib I m '#'49*k I.ir./. Ill"wil Whe:*/4.4. 11 ...... 1 1,1 11 - .*93'litAÂ« 1 ~ / i '111.01 I / 6/'P 1 H.""171"11.1,11 - ~1 11 1 111 - a 1 11'. .~1110,01]04''ft'10~ J'* ' i li < <*f#*f'Â»tr~ .7----=.A-~ ** 3 5 /513/2/46,;re~~ilili~0. ,-916 1 . t:L â€¢/1.-r '~ 9 4 1 - 40 - 1 -11. / 71 - a A - 411 ~. M- F I . - 11= lilli- - m- . 4.1,11. 11 - 1 1 . . 1 ................... X Al 0 / T .1 0 l i 1 1 I i 1 _1 - --,!Ei:~1 Ud r-9 1, I r Ilr i !TV: , TW RUE,580~ 1 1 "1 % ~'-- -~7 1 i ARMOIRE ~ ARMOIRE 1Â·Â·Â·--- 2~- ---1 \ U :\ STUDIO ~ ~~~:* \ 1 1 \ 1 4 LIVING ~ ---=__21 STUDIO k 0 N -v' in=_M- F RECEPTION DESK - k 470 sl tri < BATH , A ,~........ k KITCHEN \4 3 2 8 t.. KITCREN ~ : ~1 1 L \9 1 4 tr, ""=1 - FT 6 9% - B OFFICE :3 BATH \ 1 11 BATH l ~ Al-10 SLEEPING | 1 --...rr...*.1,rrrr91'n#~e....... .2--' ~ SLEEPING ~.. ~ ~1 < 1-DN 1 1 1 1 rl // - .... 4 - SUITCASE P<'91, 9.' 1 ;1.1.Vi.4 \ p STORAGE 4-T- up CORRIDOR ~ .. -'-U#3541)*n= 0 , N 2 ....1....': .........:...'.......Ii.lilli......,1.....M =Â»d' ' /11,11 9 SLEEPING STUDIO 1.- 1 al=. m W / A BATH KITCHEN Flfi~ ~ ' TV, |~ ' ARMOIRE ~ i m L-J 1 1 9 0 SLEEPING ~QÂ· STUDIO ----- ji. -- i Bikes --' M Â· Â· Â· 2=9 ~ ~ BATH ' KITCHEN ~ =-a FIREPLACE i.iNEN I lip TV' ARIAOIRE ~ IT ./ Â£6Â»*NÂ»N*Â©Â©Â©e~Â»Â»NÂ»N~Â©*0*NeÂ©**Â©Â©**Â« 01 9 1- - i Â¤ r= 1 ~clisE i; = BATH 1 'KEr]Ne SLEEPING 1 1 SLEEPING -- rarip ~ rN KITCHEN ~ STUDIO 1 STUDIO k TV ~ BATH ~ 400 5' ARMOIRE grois i .-a j ~ KITCI]IEN TV 4. 1 Aqi.lo,RE i AN t= 5 4 9 0 - Sâ‚¬ 9 - 4Â§ M 53 %5 14 EM 9 c (LA 2% 55 zE g: r 5- i 33 8 z 1 3 - 90 : .2 EZ 93/3 le > E: 1 @g -0 RN 2 /2 3 -N > x. Z -= 29 9 e 93 - . Cn J3 IE DV ARCHITECTS ARCHITECTS 119 S SPRING ST ASPEN. COLONADO 970 925-21iÂ¥) 970 025 598 FAX i*7 <R i V r L r - -gr- - - -- --- 1 flfÂ«11_~ - iLIT 1-- 1 1,1 -- .- or I e IC.LE==13 ,~ __-10_----- 144..A 0.6 11 1 1 / 1 22 . 1 >U. 1 1 -11-2--1- 1* 9 0 E . ' 1- 2% /' 'C' 1 W 11 ZO 11: 1 / 1- C i ''I 1 Lu= - '1 - ' Â· I 2 ' Â·Â· - 7- T.- - -c:ziffil=ZE=0 CZEZE,lE=ZE= 0 1- 49) f --- 1 - -- 1 ~ : 1 0.- 1_22 X c.b m - 1 - - 1 '" H.1, // 1.9 0-- =- 1 J ,-1-1 1 1 , 4 1 4 c CD 1 / -2 > -- : /71 1 -1-- W 1 - c-~ l / ____ 14 -/ / 1 1,1 - .1 '\ 1/ , / I ......... / c 1 1\\\ ---E _ Z ___ _~Â· .. .. . CD_ --1.-- - -- -1-- 1 1 4 3 0 - - 5 6 0 aTE i Z Â£ . A 1 1 - i -1 0 . E# cD I Â£ I Â· . i Z / 1 1 [[ 5 cO z CHRISTIANA 0 05 : m 3.0, ' 5 : m . 0 1 . C â€¢ | Od < 1 501 West Main Streel _ . > 1 1 \ / -- 1 . al/m 1 XI/ Aspen, Colorado At Â· H =====M \/ 1 ' 0-0 â€¢r- \ Â· 31101.11Â¥ ~-" ........1 1 1 11 / P. . 1 1 Ll~ : - ; ISSUE 1 - 1 E 12/21/99 HPC APPROVAL / iCE 4/13/00 PHASEII 1 crl \ HPC AP&Z APPROVALS . m , CITY COUNCIL APPROVAL A = CD 1 1 0 CO 1 4<Ki-- r- - CO 1 , 1 \1 ~ 1--Â·iÂ· _ __L-L - \ W 1 1 1 0 -1 1, . 1 -1 Cl 1 11-: 1 f... \E, : Auooleq Auooleq 1 4 1- \ tf n o n n :\ *2 3- 1 L --- -- - ----1 Ptl 1 - Z --T-- <f w I 36 crE 0 I mu, __ E 1- I U 1- N 1-1 L 6'M /'' & 1 L- ------- ----- ---------------3 LODGE UPPER FLOOR PLAN 1/4~ = 1' 0Â« SCALE FOR 24Â· X 36Â· SHEETS 6 1/8' = 1' 0" SCALE FOR 11' X 17 SHEETS AC 2.2 .r</r/..#Il:I'll ' 3181),8, aoeldeJ!:18AOLUei 687 sf . . 1 ![-111 111! ARCHITECTS 119 S. SPRING ST 1 11-1 1 1 111 1 970 925 2100 11[ 1 ASPEN COLORADO i HIN 11 111 11 11 111 11 111 [r 970Â·925 5528 FAX U l [27 J 1.11 1 11 , 1 11 111 111 1,1 1,1 1 1 = 1 1 1 1 11 1 1 ,- -= - I[ \ - 1 =r IE[I -- 3.- C = -1 1 -4 - - n- l Fle u - pu. - L CHRISTIANA -- 1 -t= -- 501 West Main Slreet Aspen. Coloraco == - r DATE ISSUE: - -- 11= -1 . 12/21/99 HPC APPROVAL - - - â€¢,1 300 PHASE 11 CITY COUNCIL APPROVAL- HPC &PAZ APPROVALS -p - - 1 , 1 \Vi- I 1 -r 1-r- T'"11 --r- 1 -- 1 -1 71 T 297 2 I,' j, 'I, '6/1"Illilili,EL./, - - - - 641 11 11 ,/L.4 1./.-1111 11111 11 1 1 I -421- I L-Lt L~-TJ--41-~- ~11.1-1 1 LIt:// 1/ 4 - I <44-rl-44-rk " - ~~A *U-i#AN WN_--.-1- ---3 " 11 gijf 71/ 1-1111~, 1 - 9,7 / Jf i 1 2 -1 1 Z -9- / - / - \ 1- -t- 19 --\ 1 --- 1 C- - \ \ __ft -123f_~:1123itt- 6 ; ~~__1__0-JL---==~~Ln -1- 1-v-1-JU-*1 1 LODGE 1 - 1 - F ./ 03 NORTH ELEVATION 1 ' . C~pi-ijitci_cj----~ -1_t-=~~-7 ----)LU~~Nu___*_--j Jl---=El---2 f 0-0 ~ - h/- 7~ 1 0-4, 1 1 SCALE FOR 11' X 17Â· SHEETS 1/4Â· = 1-0Â· SCALE FOR 24' X 36- SHEETS 1 AC 3.1 . blown . . 1. .. . 2/1:i:"ta ...1..... e././.../-:-0.-1/ kill"/ME .....1....1...... â€¢ 1.m#=1=N,A ...1.. . 0 1 .. - ... I -- ia... I. -/=..9. I.... -- ./ . . ,E~+,e:agz4z*:A2Uâ‚¬22:6:e:+zâ‚¬e:+522*22~MÂ¥**;*2$*M:**s*i**sek+5Â¥zaz+:a*:s'. ~~~~le.~m.- -~4:at=re=~ 111.1.:'li.~0ilili:i'.sli.~li'ZI~~:8.~I~.4.1~.'il~*gil~:...Jili~i,~i...~'.i~,I.~1'~Tillilia ~.Im--~909=M,010*11 "~~|~~~~---'=-Gl~e~â‚¬*-~Kâ‚¬ri~~~---~_~~1 ~.a. 5~...,1.,~t,~~11~111. 1- 4,----,1/:Ii,:11-,A--'-,-2-~r--';I---~~--~-=' 1~*~11~ I#Ak ./i, mi. I "lum i 11. . m m. 1...1.1.-1 .. .. =1 11....11.1 11.1.......1 .. 1 .......11 1./1 , 1...1.mi..........0 .. ) ...5.~ I .1...01 11,1....1.-1 .1-1.1.1 1 1 ....1.1.1. + I'~pr-1~~~7*~~~~~~-~=P~~~2~52=~4:Pti:~EF:&t*fO~:1.0, .. 0. 1.10.111..1.lica-, 53.~ ----'::16===.-6--.---6-6'MJ;&#~9--~%~~~i~~~ ..... ...6..... - .. --'*' i 4 r.1.1~.-#.1-11~ 1.1 iraidy,Ii,F~m ~â€ž:j,:*,1â€ž=-D~,MI:Imliijig,Ir,b -1 r' .. i' 1. --=. . .. 0 .. .. Similar architectural playfulness to that proposed on the main lodge structure is found in the roof forms of many other significant Main Street buildings, many of which i occupy corner locations, such as St. Mary' s Church with its spire and varied roof forms; the County Courthouse with its tower; the office building adjacent to the 7th and Main affordable housing site with its multiple roof forms and turret; the Stapleton building with its two gable ends (one with two stories and the other with three), cross gable and turret, the remodeled Asia building with its turret; the Skin and Oxygen Therapy Clinic with its roof-top projection and weather vane; the Christmas Inn with its roof-top lightning rod/spire; the Tyrollian Inn with its roof-top sculpture; and, the Sardy House with its prominent turret, to name just a few. As the proposed landscape plan demonstrates, the project involves substantial new plantings, the relocation of two mature trees, and the removal of up to twelve trees. A total of twenty-seven trees will be preserved in their current locations on-site, while the ten trees located in the Main Street and 5th Street rights-of-way will also remain. The two trees to be relocated will be moved to a suitable location along the 5th Street frontage . unless otherwise directed by the City Forester. All tree removal, relocation, and planting will be coordinated with the City Forester. The Minor PUD process will be used to define the dimensional requirements, including parking, for the proposed development. While the PUD will define the dimensional requirements associated with the redevelopment project, this application refers to the existing lodge for comparison with the expected conditions after development. Both logically and in accordance with the Lodge Preservation regulations, the proposal should be reviewed on the basis of incremental change/impact with regard to employee generation and parking demand. When last run as a lodge, the Christiania employed between eight and ten Full Time Equivalent (FTEs) employees. Given the proposed number of units (27), their sizes Christiania Lodge Redevelopment Application Page 13 ARCHITECTS 119 S HI'l{ING hT A41 ~EN, COL.ORADO 9 )<5 21(*} 97(. 925Â·re)/ FAX A 00 0 0, 0 03 6-3 1 (1 7 0 i,o pÂ· I. 1 1 Street Light 1 Â· 1 ' Main Street /1 1 0 4,6 I # *I.-1 --drt - --- +- 2: 441.-6 -49 ~ , 414 424 - - 1 -90 i 09 9 79 -'21, i , i Sigewalk L. .I.frr/ 1 ~' A ~r-%~Aa'.re/.,1't A-JV/~ A 1 ~' 4Â»~2,1'*uÂ»A~MÂ»~~Ant.AA-.AA*,ri'A.Lin-,---.r. -~AA. 72:t.~Â·1. A-~i~a- ' -A/~--r~~AA,~Â«2,Â·i* ~Â·-itil~APAA*Ar~i~,vir,Â·~'vAAÂ»~t''r~r,- A V~* -1/ ,-AAAA~t~,1nA,.~'.--/t,ni~,~r,h'AA.A~,-A,1./,Nt>v~a~~r,Â·~ / 1, ...-t.Antr,Â·i'L â€žPÂ·- Ad,n nri','-*i~ I.-,--1/~. nÂ·%A/tri- ; - 'Ditch \1 1 1 . 0 000' 44 .0 0 i *10 1/9342-8~ 0 - - _ 7.1 641Â¥/t / 'i, n ~ Setback ! ir.e ~m-Â·Â·,[ - T--- *~-Z04 7 ~-7--- - -- -----Ier- .Â£~ Selt:ack t.il~e 0--4* L FI"=19L] 4 -=4-~4~/fl~~<43.e=.--- .-- 4 i, .~21,~,-- .-- \ t. 10*Ji--EP~ Qi -~-9 ~%5-1 <~Et?j -IJ--~Â¢ 4 â‚¬n OVE r'.1 ~ , 4 73 -1 1 , p. :,1 11 - I I h CL 18 1 -IX- ', --~ Â¤ j I 1 -- - :F Grul J i A-gluljitÂ· ~443 rEplil Thtf.,'5 %11. 14, .1 <U )46 iR /(, IJ ~ 1 / 1 : 4 El ;' _' 'FI| ~ ~ LE ~31.-,/ 1 4 ve ~ 1 01 / 1:11 i V 3,1,t. -6 3. Â·Â·Â· ..... n 1 1." Â·Â· 1/: 11 . W lâ„¢ i I IZEZZIJ J 11X I 'p~ Pll i - A.JI . ' LI'l I' ~Ri .Â·~ â€¢ :.. 11 4 1 i .2-1 f // 1,/ 1 // 1 1.#11. 11 , St G Al *1 m lit--Â· , 1 0 (3 1 * 01 N -OC I :11\ - - i. -/1:1 - r El.i, 1 1 *3 21 1.11 L] Li [ L / fi :MA * ~ 7, ~- -1-9-[ ]Ii--, ~ Lbr%404 :UlaIN. L-..., 3.--7 . Il -ff 21 AL-- 27- -- J i '-A A) , ~ 4,311*5~9144,1. C kfi 'Vp-6â€žr--~ - A r -4,1[-ti- 1 ~ 711 IN+IMOVE -=2 ) 0 - fiti<illir- 1 ..... X L. I.;, .~<--A 1, r77-9Â»-ui 'new marÂ·r SVIU:,9 ' /: \-- 1 - .414[ - \: 0-2 / 1 -3 1 , I 8 -4,1.*1.11,19 9'448â€¢ I i ~~~_~~~~STult-_--~--~~ ~ik~~ ~ Parking ~ ' -M.Mvi m . MOV 4~: O--1 ~. : L 7 Â· i rl rÂ·~ F - t=-1 111 v L.3 1-Â·-f - Abl\: rlÂ¥ .(-F'~13.1, 1 LA r-///1, ' -7.-+90 _0*1 1 0-X -42- - -- 1 1 ..=111.p . -1 - illi , ./. -- 1 4 V CHRISTIANA LODGE REMO'BE 1& and APARTMENTS pool 1 ' 0 ( 3~% & j ~ i E .14 274.// ..~75 11 , k O ! 0 - ASPEN, COLORADO (D REMOV El '4 . 1-61 --~- ~ ~ , ~~~ ~EM" l'ritj glt)~ 1.1/ . 6 4 500 W. MAIN STREET . f.14 - f,/ EMOVE le- R --1,> 1 JUU - - - -- -4 1 | : : 1 1 U=i *TrU-JffÂ»lu . 0 1- / C 4/33 9 :--69 ' 9 1 f 11Â¢41.40 - ' -61 : 4.1/:U Y - â€žr i Li _ _ 1 4 1 .11 Typical Aspen ' \14' A seit~,4 l~r Parkrg ~Tkjig3*ace I r F- 1 b,rfij 24 ./.ii E . e - it ! -' I N 20 +44 1 1 1 / 111 9. 10 , : ~ ~ / i,3 '- 1 11 ' \- ' -1-1 L-]/ If - 134. u I ' existing wheet i ' '11 44!'111,9 wÂ·aci:. 1 n X15,11,k' si,ades / 1 1 1 1 111 / 11 ' 1 1 1 1 I.1 / i: Prownv Lin# 1 / 1 .| i it i 4 1 4 Â·.024~ 1â€ž~/~ El[t~~ .i â‚¬4-~ Alley - DUPLEX MAIN LEVEL 1 1/ i 4PLEX MAIN LEVEL , 1 MAIN LEVEL ' 1 rh ) n ,--N A o 1. r.':11&1'TI< PAÂ· 9'4 ': 1.1 'c StryKer/ Brown Christiania Lodge 0 01 ~ Ill Movt t' SITE PLAN ( i 11Â»1 1 li luy 1 11,1 q 11 C / 2%1!R< t; %1 , Architects and Apartments l Aspen , 6 10 - 20 119 S. Sprig Street 95;29 NEâ€¢64'.40':P.F'N'HUSÂ· #?lE#31%?do Austin Lawrence Partners '101\W 1 0 NEW[q:lutÂ©'511'i' ---- FEL-Â¢9 c A'[80 Pf/\984 - 1 7\VIN A l'UPI.ANI Al AINI I'l<('1 '()51-I ) I'liASI Il 1 1[! 0 hi \11 1(>11 21\ 'g lili i'-. 1 '1] ilkt \111(,1<11 \1~ .-11'jls L-1.1 N. Fifth Street 0 0 -3 -' ~ N Fourth Stre (average of approximately 720 square feet), and the number of pillows (70) that will be available, Frias Properties of Aspen estimates that they will use between eight and ten FTEs to manage, operate and maintain the redeveloped Christiania Lodge. No accessory commercial square footage is proposed. The net result of the redevelopment will be no change in the number of bedrooms or pillows, and only one more unit than currently exists. Since only a minimal net increase in employee generation is expected from the proposed redevelopment, the Applicant proposes to convert the existing eight-hundred square foot 1 -bedroom Resident Occupied unit located in the lower level of the alley fourplex into two four-hundred square foot Category 2 studio apartments, providing housing for 2.5 employees under the terms ofthe Housing Guidelines' occupancy standards. Parking for the Christiania Lodge will continue to be located primarily along the adjoining alley and 4th Street. The eleven existing off-street parking spaces located along 1 48 Street in a "head-in" configuration (outside of the property line/in the right-of-way) will be maintained. Along the alley frontage, there are another eleven off-street spaces already existing, some of which are parallel to the alley and a few are "head-in." With the proposed development, there will be fifteen spaces accessed from the alley. In total, approximately twenty-two off-street parking spaces serve the existing Christiania Lodge (0.63 per bedroom), but approximately twenty-six off-street spaces will be available after development. There will be four more off-street parking spaces than currently exist while the number of bedrooms will be unchanged. The underlying Office 1 zone district has no requirement with regard to off-street parking for lodge uses, but the LP Overlay requires 0.7 spaces per bedroom unless otherwise established by PUD. With twenty-six spaces proposed, the result will be a ratio of 0.74 off-street parking spaces per bedroom (26 spaces divided by 35 bedrooms). Christiania Lodge Redevelopment Application Page 14 1 l In addition to the on-site parking, the approximately seventeen on-street spaces existing on Main Street and 5th Street immediately adjacent to the Christiania property will continue to be available. Furthermore, the actual demand for off-street parking attributable to the proposed development will be at least partially decreased by the facts that public transportation is conveniently and readily accessible, and the Frias Properties van shuttle services will be available to the occupants of the Christiania Lodge on an "as- needed" basis for airport pick-up and drop-off, as well as for transportation to various destinations throughout town. underlying Office zone district (as they would apply to the subject lot) and those proposed For purposes of comparison, the dimensional requirements associated with the for the PUD are depicted in Table One, below. All square footages are rounded to the nearest ten square feet. TABLE ONE: DIMENSIONAL REQUIREMENTS COMPARISON 1. Minimum Lot Size: â€¢ In the Office Zone: 6,000 square feet. â€¢ Proposed for PUD 6,000 square feet. 2. Minimum Lot Area per Dwelling Uniti: â€¢ In the Office Zone: 6,000 square feet for a detached residential dwelling or duplex, not applicable for all other uses. â€¢ Proposed for PUD: not applicable/no requirement (see Maximum Allowable Density). 3. Maximum Allowable Density: â€¢ In the Office Zone regulated via minimum lot area per dwelling unit; otherwise, not specifically regulated. â€¢ Proposed for PUD one lodge or residential bedroom per 750 square feet of lot 1 a area 4. Minimum Lot Width: â€¢ In the Office Zone 60 feet. â€¢ Proposed for PtlD: 60 feet. Christiania Lodge Redevelopment Application Page 15 5. Minimum Front Yard: â€¢ ln the Office Zone 10 feet. â€¢ Proposed for PUD: 10 feet. v~/~ 6. Minimum Side Yard: â€¢ 1n the Office Zone 5 feet. â€¢ Proposed for PUD: 3 feet on the east, and 5 feet on the westi 7. Minimum Rear Yard: â€¢ In the Office Zone: 15 feet. â€¢ Proposed for PUD: no requirement3 8. Maximum Site Coverage: â€¢ In the Office Zone not regulated. v/' â€¢ Proposed for PUD: 421 9. Maximum Height (including view planes): â€¢ In the Office Zone: 25 feet. â€¢ Proposed for PUD 30 feet# 10. Minimum Distance Between Buildings on a Lot: â€¢ In the Office Zone: 10 feet. â€¢ Proposed for PUD: 10 feet. 11. Minimum Percent Open Space Required for the Site: â€¢ In the Office Zone: no requirement. â€¢ Proposed for PUD: 35% or per approved final PUD development plans V (whichever is greater). 12. Trash Access Area: â€¢ In the Office Zone: not regulated. â€¢ Proposed for PUD per approved final PUD development plans. 13. Allowable Floor Area: â€¢ In the Office Zone: 0.75:1 (20,250 square feet) for any use other than single . family detached or duplex residential. however, the 0.75: 1 floor area ratio may be increased to 1:1 (27,000 square feet) by special review, provided 60% of the additional floor area is used for affordable housing. â€¢ Proposed for PUD: 20,600 square feet (0.763.1 FAR) for all structures v/~00~ combined, as measured under the April, 2000, Aspen Land Use Code. Christiania Lodge Redevelopment Application Page 16 14. Minimum Off-Street Parking Spaces: â€¢ In the Office Zone no requirement provided for lodge uses, but the LP , Overlay requires 0.7 spaces per bedroom unless otherwise established by PUD â€¢ Proposed for PUD: 0.7 spaces per bedroom unless otherwise set forth on the approved final PUD development plans. Table One Notes: 1: The minimum lot area per dwelling unit provisions of the Office zone district cannot be directly applied to a property which does not contain residential uses, The proposal, instead, addresses the effect of such a dimensional requirement through the maximum allowable density provision. The proposed requirernent leaves no potential for the future bedroom additions without approval of a PUD amendment. 2: The proposed east side setback of three feet will accommodate the existing main lodge structure, which is legally nonconforming. The nonconforming status will be eliminated by approval of the proposed dimensional requirement, thereby allowing the upward expansion of the building within the previously nonconforming area. (See the paragraph below these notes for an explanation as to why this is desirable.) 3 : Having no requirement for rear yard setbacks will not only accommodate the proposed redevelopment, but will also eliminate the existing nonconforming status of the main lodge building with respect to its rear setback. (See the paragraph below m these notes for an explanation as to why this is desirable.) 4 Actual proposed heights are lower, but the proposed limits allow for a small margin of error, Only the turrets of the main lodge structure on the corner of 4th and Main and the cross-gable of the new fourplex will use the proposed height limitation, while the other structures will have significantly lower heights. The dimensional requirements proposed above will effectively eliminate the multiple ways in which the Christiania Lodge has maintained nonconforming status with respect to the dimensional requirements of the underlying Office zone district The proposed development will effectively conform to the dimensional requirements associated with the approved final PLID plans. As a result, any future changes involving these previously nonconforming situations could be reviewed under the Insubstantial PUD Amendment process rather than through the far more complex Substantial PUD Amendment or zoning variance procedures. Christiania Lodge Redevelopment Application Page 17 The sum of all building footprints (site coverage) will be approximately 10,960 square feet, broken down as follows: the alley duplex has and will continue to have a footprint of approximately 1,510 square feet; the alley fourplex has and will continue to have a footprint of roughly 1,620 square feet, the Callahan Cabin has and will continue to 1 have a footprint of approximately 400 square feet; the new sixplex will have a footprint of approximately 2,240 square feet; the new fourplex will have a footprint of some 1,680 square feet, and, the main lodge structure will have a footprint of about 3,510 square feet. Thus, the total site coverage will be approximately 40% (10,960 square feet of coverage divided by 27,000 square feet of lot area). To build in a modest margin of error, the proposed dimensional requirements of the PUD establish a maximum site coverage requirement of forty-two percent even though the underlying Office zoning does not regulate site coverage at all. While not all of the approximately 60% of the site remaining uncovered will actually meet the City' s "open space" definition/parameters, very much ofit will since the property is surrounded on all four sides by public rights-of-way. Nevertheless, the Regulations require that the on-site parking areas, trash enclosures, and the swimming " pool be excluded from the "open space calculations. The applicant has prepared an open space-to-view plan with calculations showing that approximately thirty-six percent of the site will qualify as open space. To build in a modest margin of error, the proposed dimensional requirements of the PUD establish a minimum open space requirement of thirty-five percent, even though the underlying Office zoning states "no requirement" with respect to open space and the largest open space requirement of any zone district in the City is only twenty-five percent The open space requirement includes the setback areas associated with the project The project will maintain a minimum rear yard setback of zero feet, as existing with regard to the nonconforming main lodge structure (all other structures will maintain a ten foot rear setback). The side setback on the east side will continue to be three feet, and the side Christiania Lodge Redevelopment Application Page 18 ARCHITECTS 119 S SPHING ST ASPFN. COL OAA[)O 970~521(X) 970 975 5528 FAX 00 04 07 M e PA 8909 9 9 2,9.0- ' 1 1 1 1 E i : 1 1 1 1 i Street Light ~ i ~ Main Street -AlkÂ» 46% 1 ., 48 ! Sidewalk 1 1 - -- -=- -- -- ----=- --~=- 1 11 Dite \ 1 i / Fence,N,Uthm. Property Line i, - 9,4,41 80-0 L / 1 q.. Ya,V.\ - ./ 9 6 /{0 4 Wl J B>-1 ,:0. 0 (\: )&09/ 1 / I/--11 15 LDDGE 1.4.2 i Semac# Line_ _ _.. - ~_ , Selback Line i '722- . -ue--1--C ZIJ,6 1 Li 1 _L--1 8 0 0 (2 9 MILI 4, 1 79, 11 I i 0 -j--1- \ I ./4 Wt I - i:-rrlt 1-1 ,' 1 1 â‚¬9 =c-1/4 by' 0/1~1 U G-'- l ]11: 20\ 1,9 1, ' 1 5 i A---g ' f 1 1 - ----Tr-]3 1 1 LJ =--1 2 - Â· "7'[-10- tut--2, i b 1 ~ 1 1~11 / , 4 e 1 x E-/. /. /7.=i . rv. r N f --- r \â‚¬) CE=3] /7= c/ ~1-41-11 I 11 - R 11 1 4 l.,ME - -34 59 7 L.12 -21 I 2.1 1 1 1-,/.----11]~42--9 4 r~*-14_-__._i 4 1 ------1 - -- 1 L 1 11 1 1 Â¥71 1 1,1 ~ -,9. - rE -4-147-1: 1 - -1 -' 1 4 ,(b 671 .A' r f 1 J ~ Of 1 T- ' 'f 0 ' k=ri <J' . L. L 1 11 2 4 1] i Di 'I 6' ~ ~ ~~~--1: -- ~_Lill- Et'j..I J ~1 1[T [ 1 11 .1, 1 1 1 1 1 V - kM 1 - 11 1 / /7/--7 *r INS 1 3 0, I r.!NLJ,Li' .Gle ' 3><5 r-,-1 c i 4 1 1 A 1 / 0 rillÂ· 1:nali C. -,774<L i /3,4/ 43:-fir---->:43â‚¬27':77-77- 4-314 ;r*--124 . * r IlzELL ~ 1 parking 1-1 i' ' rn .1 9 _ ..rn---44Ff': -0.-9111 1 e *â‚¬9 *ruce -Z i ; -- 1 ~ 1 4ht\1 th- +I 1, 1 , i .- 4 LU --1,1 1-1 - 1, 1 '---I---4--_I___,~' * _-1---'.--1-il-L .' I ' -21 - -- STvl~3 --- - -- r\:om,&*" :t n existing spaces 1 L.UJ-L_ i FENCE h Lgl'- 2 ' A fT L_| O-- 7 ---- 1 1.2 .. . ' , 4 , . , Z 1; 40 0 - , C/-=41~ -11 ki-'b 1 J~ 20) ' ~ I. 1 .9. - . -41.91 1 1 l ., I.U,L-f :4)'r 1 2 CHRISTIANIA LODGE '11 1 './WI/' ~ -4--4 /11 .*f Â¥ 1 1 J and APARTMENTS RE . EFF'. = 1 1 --Â»11 0 Ill \ i 'lid Ur74 b [ el 1 CL yard/gamer â€¢ 0 I 1 9====,3.1 . 0 - .I LE f rE11_42 ' r -- 4<TTILn, -r=,~ 500 W. MAIN STREET hot \ 11 14' .1 ' . \ 0 1 '1, Â· tub --T -- ~~~1............. I : . el < L--1 L 1 1 2. 0 . ASPEN, COLORADO 0 1 0 -- X \/ I 11 ....,0. \ Ir--- -N 1 1---.5-.41 L.11----) k. 91 Â£__ |~LEEfÂ·~4~1 -7!41 /-4- 0 1 ..TE IrEF- EJI 1.1 Â¥ 1 1 /.21 - - ~i --j~>~- 44_- -i_Idl. =__ -,1~ Se'bi~ 4 H t%9Â¢ I ~ 9 2HH - * r -1 11 JA}3, -i 110*.79- , 411"dj:, 1 ypical]Aspen ; - U :; 1 o 'a, i 1 ~ E-4/T,#OF-3 - r'. 11 ' 1 3 e]L'll,gLCe:. ~ 1 . --// 19 1 9 extstint spaces *Impsler Â¢ L 1 1 1 11 QUE' 1*111[ 99'1" -6 DUPLEX MAIN LEVEL /~ / I i / 4PL.EX MAIN LEVEL 1 MAIN LEVEL ' i | : 1,%1 41-MEFI: 1,/, 1,"1 K .Rl-FÂ·~ i ! 8 6 6 9 6 A 6 4 6 9 1 Al )<W 91 8 Â·A,111 1119 L I'Â·l 7 11'1Â·ROV,t, ~ Strvker/ Brown Christiania Lodge SITE PLAN ~ 1 11' 6 OliN{ 1[ .41'1Â·K"VÂ·\1 Ardhitects . Aspen and Apartments 8 Parking 1258 SF \%/ 5' 10' RE: Site Coverage 2 Parking 314.4 SF Xz / 1 1 r ht _ 3 119 S. S[,fing Street 471.75 SF Asnen, Colorado Lot 100' x 270'= 27,000 SF Austin Lawrence Partners 3 Parking 970.925,2100 2 Parking 314.5 SF Duplex 1,511 SF 1 Trash 157.25 SF Old 4 Plex 1,618 SF Fenced Pool Area 1200 SF MAIN lil<OPOSFI) ()1'liN SPACE PLAN- Cabin 401 SF 1'1 1ASI' H Space between Duplex & 4 plex 432 SF 6 Plex - 2241 SF 15,523/ 27,000= 57% coverage 1 -20101 7Â£ Al I t. 41 11 \ 17 .1114 1% Misc spaces r 1(1Â·i)" 3 Al 1 H)it?4 \ e <111.1 14 New 4 Piex 1,680 SF behind bldgs 414 SF Lodge 3,510 SF 43% open space provided 10,961 sf . L-1.2 4561.9 SF 4Vt'r' * 15,522.9 SF setback on the west side will continue to be five feet. The minimum required side yard setback ofthe underlying Office zone district is five feet; thus, the existing nonconforming status of the east side will be maintained while the existing, complying status of the west side will also be maintained. A front yard setback of ten feet will be maintained to match the ten foot minimum front yard setback of the underlying Office zone district In addition, a minimum separation distance of ten feet will be maintained between detached structures, thereby adhering to the separation distance required by the underlying Office zone district. The low percentage of site coverage, high percentage of open space, generous setbacks, and ample spacing between structures are only possible because of the Applicant' s willingness and desire to sacrifice maximized densities in favor of a well-suited and appropriate site plan. These benefits will be compromised if the third story on the rear of the proposed fourplex is not permitted and the off-site relocation of the pan abodes is not approved The heights of the proposed structures will vary, gradually increasing from the one-story Callahan Cabin at the corner of 5th and Main to the peak of the turret on the main lodge structure at the corner of 4th and Main. The height limit of the underlying Office zone district is twenty-five feet. The Callahan Cabin will have a measured height of less than twenty feet and, in recognition of its larger overall mass, the sixplex building is scaled down to have a measured height of approximately twenty-three feet. The new fourplex and the main lodge structure will have measured heights in the twenty-eight to thirty foot range. The main ridge of the lodge structure at the corner of 4th and Main will remain at its current height, but the proposed easterly turret (at the corner) will have a peak height of nearly thirty-seven feet while its measured height will be approximately twenty-five feet. The front facade of the new fourplex, adjacent to the main lodge structure, will have a measured height of approximately twenty-five feet but its cross-gable, which will be Christiania Lodge Redevelopment Application Page 19 setback roughly twenty feet from the front facade and thirty feet from the property line, will have a measured height oftwenty-eight to thirty feet. The proposed structures are of similar mass, scale, and height to buildings located throughout the surrounding neighborhood. Roof-top projections exceeding the twenty- five foot height limit of the Office zone district are common in the Main Street Historic District. Examples of such projections are found at the County Courthouse, St Mary' s Church. the Stapleton building, the Christmas Inn, the Skin and Oxygen Clinic, the Tyrollian Lodge, the Sardy House, and others. The City recently approved a PUD height limit variance for the 7th & Main Affordable Housing development to allow thirty feet of height with flat roofs even though a flat roof of thirty feet will have significantly greater impacts on views from surrounding properties than will pitched roofs with set back ridge lines where only parts of the roof will reach or exceed thirty feet. Evidence of this point can be scene in the amount of view blockage from Main Street caused by the Hotel Jerome, the courthouse annex building, or the Concept 600 structure. The underlying Office zone district allows an FAR of 0.75 1 by right, which may be increased to 1:1 by special review. With a lot of 27,000 square feet, the 0.75 1 FAR allows for 20,250 square feet of FAR floor area by right, which may be increased to 27,000 square feet ofFAR floor area by special review. However, pursuant to the revised PUD regulations, the amount of allowable FAR floor area is not to be established by the underlying zoning or by special review, but instead by the PUD review. A total of ~ approximately 20,530 square feet of FAR floor area is actually proposed Thus, the PUD review is being used to request an increase of only 280 square feet of FAR floor area beyond that which would otherwise be allowed by right in the Office zone district. The requested increase is still approximately 6,470 square feet less than could be requested through the special review process (without PUD). In summary, the proposed dimensional requirements of the PUD will continue to meet or exceed the minimums of the underlying Office district with regard to lot size, lot Christiania Lodge Redevelopment Application Page 20 width, front yard, side yard (except for the existing nonconformity on the east side), distance between detached buildings on a lot, and number of off-street parking spaces. The only increases proposed over that allowed in the underlying Office zone district involve permitting up to five more feet in height (for just two of the site' s six structures) and three hundred fifty (350) more square feet of allowable FAR floor area (per 20,600 square foot/0.763 FAR). These modest increase requests are counterbalanced by the fact that the PUD proposes a maximum site coverage of 42% and a minimum open space requirement of 35% when the underlying Office zone district has no requirement at all with regard to either site coverage or open space IV. REVIEW REQUIREMENTS: The proposed development requires one LP tourist accommodation allotment and an exemption from the Growth Management Quota System (GMQS) scoring and competition procedures pursuant to Sections 26.470.070(M) of the Aspen Land Use Regulations. A City Council GMQS Exemption pursuant to Section 26 470.070(J) is also needed to accommodate the proposed affordable housing. The Lodge Preservation (LP) Overlay zone district designation renders the proposal subject to review under Section 26.445.050, Review Standards Conceptual, Final, Consolidated, and Minor PUD. To maintain a degree of flexibility with regard to who may rent the proposed affordable housing units, Conditional Use approval is necessary In addition, since the property is within the Main Street Historic Overlay District, it must be reviewed against the applicable provisions of Section 26.415.010(C) and (E). Lastly, vested property rights status is requested for all land use approvals granted pursuant to this application. Compliance with the City' s Residential Design Standards is not required since the structures will be devoted to lodge use This section of the application is organized by applicable review standards, with each set of standards (e.g., GMQS exemption, PUD, Historic Overlay reviews) provided Christiania Lodge Redevelopment Application Page 21 as a sub-section hereto. Under each sub-section, every individual review criterion is presented in indented and italicized print and followed by a response demonstrating compliance with and/or satisfaction of the given standard. A. GMQS Exemptions Section 26.470.070(M), Lodge Preservation GMQS Exemption Section 26,470,070(M) of the Regulations defines, authorizes, and regulates the process for exempting certain types of development in the Lodge Preservation (LP) Overlay Zone District from the competition and scoring procedures of the Growth Management Quota System (GMOS). According to said Section, development or redevelopment after demolition of properties zoned Lodge Preservation (LP) Overlay to increase or decrease the number of lodge units shall be exempted from the GMQS scoring and competition procedures, provided that the Planning and Zoning Commission determines, at a public hearing, that the following criteria are met. (19 The proposed development is consistent with the Aspen Area Community Plan. The proposed development is consistent with all elements of the AACP. The proposed project will allow for the continued viability of one of Aspen's few remaining locally-owned and operated smalllodges. The stated "Vision" of the Community Plan provides that, "It is balance between aU sectors Of the commun* that we are striving to retain and enhance." This " statement refers to a balance between the "Aspen the community and Aspen the resort. This balance has been eroded over time by significant losses in Aspen' s moderately-priced, small lodge bed base. The proposed redevelopment will ensure the Christiania Lodge's continued viability, thereby maintaining its contribution to Aspen' s small lodge bed base. As such, the proposed redevelopment will make strides toward maintaining this balance which the community has been struggling to retain and enhance. Christiania Lodge Redevelopment Application Page 22 Similarly, the "Growth Action Plan" is intended to "Encourage land uses, businesses and events which serve both the local community and the tourist base 7 1.n obvious ways, redevelopment of the Christiania Lodge will serve the tourist base. By ensuring the continued existence and viability of the thirty-four lodging units (thirty-five bedrooms and seventy pillows), these facilities will continue to serve Aspen's tourist base, The tourist base, in turn, serves the local community by eating in our restaurants, shopping in our stores, attending our events, and, in short, spending their dollars here. All of these things support the sales tax base our community relies on for maintenance of the Aspen quality of life. The project further serves the local community by mitigating its incremental increase in employee generation The proposed development will further the "Intent," policies and goals of the AACP' s "Transportation Action Plan" as well. Said portion of the AACP includes the following statements: "The community seeks to provide a balanced, integrated transportation system for residents, visitors, and commuters that reduces congestion and pollution.7 " .reducing dependency on the automobile requires offering alternatives both for automobile use and storage and other means of transport, and, "Seek to balance public and private transportation by increasing the number Of available transportation choices." The Christiania Lodge will have Frias Properties' private shuttle van service available to its guests. The service is available for airport pick-up and drop-off, as well as for transportation to various destinations throughout town. Public transportation and bus I stops along Main Street are within easy walking distance and provide access to all four ski areas (free of charge) as well as virtually the entire Roaring Fork valley. The commercial core and the music tent are also both within easy walking distance. Bicycle racks will be provided on site as well. Guests of the lodge will be encouraged to utilize these alternative means of transportation Christiania Lodge Redevelopment Application Page 23 The "Intent" of the "Housing Action Plan," which is to "Create a housitig environment which is dispersed, appropriately scaled to the neighborhoods and affordable r will be promoted by approval of the proposed redevelopment. The proposed employee housing units will be deed restricted and registered with the APCHA to ensure their continued affordability. The design of the affordable housing units is appropriately scaled in terms ofbulk, height, mass and volume to both the neighborhood and the project itself In this way, the proposal is also consistent with the AACP policy calling for the development of " .small scale resident housing which fits the character of the commimity and is interspersedwith free market housing. " 1 The project site is within the original City and Townsite of Aspen. In accordance with the Lodge Preservation Overlay Zone District's encouragement of "affordable housing for employees of the lodge" (which is listed as a permitted use, as opposed to simply "affordable housing" being listed as a conditional use), the proposal promotes the following "Housing Action Plan" policies: "Encourage infill development within the existing urban area so as to allow more employees will be able to live close to where they worki' and, " an employer that builds affordable housing units shall have the right lo designate that their employees shall have first right to those affordable imils, i.f they meet the qualifications." 1 The "Intent" of the "Commercial/Retail Action Plan" is to "Provide incentives.for managed strategic growth by small lodges." This portion of the AACP explains as part of its underlying philosophy that, "The community must find ways to maintain these small lodges and the experience they ofer to our guests." In addition, the policies of the "Commercial/Retail Action Plan," call for the following "Provide incentives to keep " small lodge owners in operation," and, . allow for minor expansion with less mitigation required in order to maintain the small lodge inventory in the communÂ«," The proposed redevelopment adds one unit to the lodge and increases the lodge's overall square footage while maintaining the existing number of bedrooms and pillows; Christiania Lodge Redevelopment Application Page 24 1 this is consistent with the goal of managed strategic growth by small lodges. Approving the requested redevelopment will allow for keeping the Christiania Lodge in operation and will thereby maintain the experience it offers our guests. The joint LP and PUD Overlay provisions allow for mitigation at the level of incremental increases in impacts due to an expansion, and these minimal impacts will be mitigated as part of the proposed redevelopment. Finally, the "Design Quality and Historic Preservation" element of the AACP is intended to "Ensure the maintenance of character through design quality and compatibility with historic features " The proposed layout of the new lodge units and their architecture have been specifically designed to be compatible with the approvals granted by the Historic Preservation Commission (HPC) for remodeling the duplex and fourplex structures located along the site's alley frontage. The approvals granted by the HPC were specifically tailored to ensure design quality and compatibility with historic features both on-site and throughout the Main Street Historic District. This application is subject to conceptual and final HPC reviews, which will ensure a final product that is of high quality and is compatible with historic features on the site and in the area. The philosophy of the "Design Quality" section of the AACP also explains that, "Modern buildings woven throughout the traditional townsite and along the hillsides create an eclectic design quality that contributes to the small-town uniqueness of our communÂ®." The proposal accentuates and celebrates the historically significant Callahan Log Cabin by moving it to a prominent location along the entrance to town. The proposed architecture for the remodeled and new structures touches on recurring themes of Main Street' s buildings while being careful not to mimic these motiG to the point where a casual observer might confuse the new structures for historically significant buildings. The redeveloped site will greatly contribute to the eclectic design quality and small-town uniqueness of Aspen. Christiania Lodge Redevelopment Application Page 25 The foregoing has amply demonstrated how the proposed development will promote and further the goals, objectives, and intent of the Aspen Area Community Plan and is consistent with all elements ofthe same. (2) The proposed development is compatible with the character of existing land uses in the surrounding area and with the puppose of the Lodge Preservation (LP) Overlay Zone District. Surrounding properties include the Boomerang Lodge to the south (across the alley), the L'Auberge Swiss Chalets to the east (across 4th Street), the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge/Affordable Housing to the north (across Main Street, moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins), a small, 1.5-story, gable roofed office building to the northeast (corner of 46 and Main); a small, one-story single-family residence to the tli northwest (corner of 5 and Main); and the two-story multi-family residential, Madsen Apartments structure to the southwest (corner of 5th and Hopkins). In total, the surrounding uses include a mix of lodges/chalets, offices, duplex, single-. and multi-family residential, and retail commercial (Aspen Cybercare) across the street in the Mesa Store. The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows Frank Lloyd Wright Modern to the south; motor court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west. Roof forms vary from flat and shed roofs (Boomerang, th duplex at 4 and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women' s Health, Mesa Building behind the parapet facade, and single-family residences). The surrounding structures range from one to two-and- one-half (1-2.5) stories above grade. Along the alley adjoining the subject site and the Christiania Lodge Redevelopment Application Page 26 Boomerang Lodge property, the Boomerang is 2.5 stories of concrete "battered" wall with balconies (outdoor hallways) separated from the alley only by parallel parking spaces. As described above, the proposed lodge redevelopment project is fully compatible with surrounding land uses and neighborhood characteristics. The dark, dingy, and gloomy character of the existing structures on the Christiania property will be eliminated and replaced with a welcoming, home- and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. The overall character of the proposed project and its individual components is discussed at length throughout the "Proposed Development" (Section III.) portion ofthis application, above. The "Purpose" of the LP Overlay Zone District is, in relevant part, to "provide jor and protect small lodge liNes to permit redevelopment of these properties to accommodate lodge and affordable housing uses, to provide uses accessory and normally associated with lodge and affordable housing developmem, to encourage development which is compatible with the neighborhood and to provide an incentive for upgrading existing lodges on-site or onto adjacent properties. If not for knowing better, the language of this "Purpose" statement would seem to have been written with the Christiania Lodge redevelopment proposal specifically in mind. That is, the proposed lodge redevelopment is being undertaken specifically as a means of protecting the future of the Lodge and, thus, its smaillodge use. Accessory uses normally associated with lodge uses are proposed, including a swimming pool and hot tubs. The proposed development's compatibility with the neighborhood has been 1 addressed above, and the proposal involves the upgrading of an existing lodge on-site. Therefore, the proposed development is fully compatible with the purpose of the LP Overlay Zone District. Christiania Lodge Redevelopment Application Page 27 (3) Employee housing or cash-in-lieu will be provided to mitigate .for additional employees generated by the development or to mitigate for the demolition of multi-family housing, as required by section 26.530. This shall include an analysis and credit.for existing employee generation and the incremental impact between the existing development and the proposed development. A recommendation from the Aspen/Pitkin County Housing Authority shall be considered.for this standard. No multi-family housing units will be demolished. The new lodge units will be managed by Frias Properties of Aspen, using their existing offices and other facilities. Accordingly, the following analysis describes the employment characteristics of the Christiania Lodge when last operated as a lodge for comparison with the expected conditions after redevelopment, In accordance with the above standard, employee generation impacts are to be reviewed on the basis of incremental change. A total of approximately 20,520 square feet of FAR floor area are proposed. After netting out approximately one-thousand square feet of non-unit space, accounting for twenty-seven proposed units results in an average unit size of approximately seven- hundred twenty square feet, whereas the average unit size in the existing Christiania Lodge is approximately 525 square feet (13,640 square feet of FAR divided by 26 units). The existing lodge provides approximately seventy pillows, and the redevelopment will not result in any change to the pillow count. Due to the current and continued existence of the 1-bedroom R.O. unit located in the lower level of the alley fourplex, the figures used in the calculations below must be adjusted to reflect only twenty-five existing lodge units and only twenty-six proposed units, as well as only sixty-eight existing and proposed pillows, Staff of the Community Development Department conducted an anonymous survey of ten (10) small lodge owners/operators to better understand their employment patterns Tabulated in December of 1999, the results of the survey found the following average FTE generation factors: 0.267 FTEs per unit, 0.098 FTEs per pillow, and 0.021 FTEs per square foot (square foot figures were based on average unit sizes). Using these Christiania Lodge Redevelopment Application Page 28 factors to assess the Christian Lodge' s existing level of theoretical employee generation and the potential employee generation of the proposed redevelopment, the following results are arrived at Existing Christiania Lodge By Units By Pillows By Square Feet 25 68 525 x .267 x .098 x .021 6.675 FTEs 6.66 FTEs 11.025 FTEs When averaged, these three factors arrived at to assess the Christian Lodge' s existing level of theoretical employee generation result in 8.12 FTEs Proposed Christiania Lodge: By Units: By Pillows: By Square Feet: 26 68 720 1 x 267 x .098 x .021 6.942 FTEs 6.66 FTEs 15.12 FTEs When averaged, these three factors arrived at to assess the proposed redevelopment's level of theoretical employee generation result in 9.57 FTEs. This represents a theoretical increase of 1.45 FTEs (9.57 minus 8.12). Although not specifically addressed in the Regulations, the AACP suggests that mitigation is to be provided at the level of sixty percent of the FTEs generated. 1.45 FTEs multiplied by sixty percent equals 0.87 FTEs, therefore, in theory, housing should be provided for less than one full-time equivalent employee. Typically, cash-in-lieu of housing is considered an acceptable way of mitigating for a fraction of an employee; however, the Applicant proposes a better solution as explained below. The Applicant proposes converting the existing 800 square foot, 1-bedroom R,O. unit into two 400 square foot Category 2 studio apartments. Under the Housing Guideline Occupancy Standards, the 1-bedroom R.O. unit provides credit for housing 1.75 employees. The Occupancy Standards provide credit for housing 1.25 employees per studio, which results in credit for housing 2.5 employees in the two proposed studios Christiania Lodge Redevelopment Application Page 29 (1.25 x 21 Thus, the proposal results in a net increase of housing for .75 employees (2.5 minus 1,75), which is admittedly 0.12 FTEs less than the theoretical 0.87 FTE figure arrived at above. The reality of this proposal, however, is the provision of two employee units where only one previously existed in order to mitigate 0.87 additional FTEs. The proposed conversion eliminates an undesirable R.O. deed restriction for replacement with two Category 2 rental units, and the Housing Guidelines identify Category 2 rental units as one of the foremost types of units the Housing Board desires based on current needs. In reality, furthermore, when last run as a lodge in 1998 the Christiania employed between eight and ten FTEs, depending on when counted. Given the proposed number of units (27), their sizes (average of approximately 720 square feet), and the number of pillows (70) that will be available, Frias Properties of Aspen estimates that they will use between eight and ten FTEs to manage, operate and maintain the redeveloped Christiania Lodge. In other words, no net change is anticipated with regard to the past and future staffing needs for the management and operation of the Christiania Lodge. Thus, it is believed that the proposed mitigation is more than adequate. This should not be surprising given that no accessory commercial square footage is proposed, and the net result of the redevelopment will be no change in the number of bedrooms or pillows and an increase of only one unit. Thus, the theoretical increase in employee generation is obviously due only to the increase in average unit size. Since the 1 existing employees of Frias Properties will undoubtedly be used to service the redeveloped Lodge, the actual incremental increase in employment will be rendered less than proportional to the increase in average unit size. Again, the proposed mitigation is more than adequate to mitigate the negligible incremental impacts (4) Adequate parking spaces and public facilities exist, will be provided for the development. or that adequate mitigation nieasures will be provided. An existing deficit of required parking may be maintained through redevelopment. Christiania Lodge Redevelopment Application Page 30 Parking for the Christiania Lodge will continue to be located primarily along the adjoining alley and 4th Street. The eleven existing off-street parking spaces located along 48 Street in a "head-in" configuration (outside of the property line/in the right-of-way) will be maintained Along the alley frontage, there is another eleven off-street spaces already existing, some of which are parallel to the alley and a few are "head-in." With the proposed redevelopment, there will be a total of fifteen spaces accessed from the alley. In total, approximately twenty-two off-street parking spaces serve the existing Christiania Lodge, but approximately twenty-six off-street spaces will be available after development. There will be four more off-street parking spaces than currently exist while the number of bedrooms will be unchanged. The underlying Office zone district has no requirement with regard to off-street parking for lodge uses, but the LP Overlay requires 0 7 spaces per bedroom unless otherwise established by PIJD. The existing lodge has an off-street parking to bedroom ratio of 0.63 spaces per bedroom. With twenty-six spaces proposed, the result will be a ratio of 0.74 off-street parking spaces per bedroom (26 spaces divided by 35 bedrooms). In addition to the on-site parking, the approximately seventeen on-street spaces existing on Main Street and 5th Street immediately adjacent to the Christiania property will continue to be available. Furthermore, the actual demand for off-street parking attributable to the proposed development will be at least partially decreased by the facts that public transportation is conveniently and readily accessible, and the Frias Properties van shuttle services will be available to the occupants of the Christiania Lodge on an "as- needed" basis for airport pick-up and drop-off, as well as for transportation to various destinations throughout town. (5) There exists sufficient GMQS allotments to accommodate the proposed development and the allotments are deducted from the respective Annual Development Allotment and Metro Area Development Ceilings established pursuant to Section 26.470 050 Christiania Lodge Redevelopment Application Page 31 The applicant hereby requests approval of one LP tourist accommodation allocation. Based on an April 7, 2000, conversation with Senior Long Range Planner, Chris Bendon, the Applicants understand that a total of thirty-six LP tourist accommodation allotments are currently available. Therefore, there are more than enough allotments available to accommodate the proposed development. Pursuant to Section 26 470 070(J) of the Regulations, the two proposed affordable housing units are exempt from the GMQS scoring and competition procedures. Section 26.470.070(J), Affordable Housing GMQS Exemption Section 26.470.070(J) of the Regulations provides that, "All affordable housing deed restricted in accordance with the housing guidelines of the City Council and its housing designee shall be exempt [from the GMQS scoring and competition procedures]." Review is by City Council. The section goes on to state that, The review of any request.for exemption of housing pursuant to this Section shall include a determination of the City's need.for such housing, considering the proposed development's compliance with an adopted housing plan, the number of dwelling units proposed and their location, the type of dwelling units proposed, specifcally regarding the number of bedrooms in each unit. the size of the dwelling unit, the rental/sale mix of the proposed development, and the proposed price categones to which the dwelling units are to be deed restricted The Applicant proposes converting the existing 800 square foot, 1-bedroom R.O, unit into two 400 square foot Category 2 studio apartments. The proposed conversion eliminates an undesirable R.O. deed restriction for replacement with two Category 2 rental units, and the Housing Guidelines identify Category 2 rental units as one of the foremost types ofunits the Housing Board desires based on current needs. The City is certainly in need of affordable housing, not only to mitigate the proposed development, but to help meet the shortfall of affordable housing available throughout the community. The proposed development complies with the "Aspen/Pitkin County 1999 Affordable Housing Guidelines." As described in the foregoing, two studio Christiania Lodge Redevelopment Application Page 32 units of 400 square feet each are proposed on the project site, and each will be deed restricted as Category 2 rental units. Category 2 units represent a maximum monthly rent cap of $628.00 under the current Guidelines, which may be amended from time to time. The Applicants desire to maintain the first right of rental on the proposed units every time one or both of the units should become available so they may use the unit(s) to house qualified employees of their lodge, if needed. If the Applicants do not need the unit(s) when they become available, then the units will be available to qualified renters though the Housing Office. This type of arrangement is allowed for under the Section 8, Table IV notes of the 1999 Affordable Housing Guidelines. B. Planned Unit Development (PUD) In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the 1 limited extent of the issues involved, a development application requesting approval as a Planned Unit Development on a parcel of land located in the Lodge Preservation (LP) Overlay Zone District shall be processed pursuant to the terms and procedures of Minor Planned Unit Development review (Minor PUD). This two-step process does not require approval of a conceptual development plan, but only review and approval of a final development plan by the Planning and Zoning Commission and the City Council, with 1 public hearings occurring at both. Section 26.445.040, General Provisions Section 26.445.040(A) of the Regulations holds that the land uses permitted in a PUD shall be limited to those uses allowed in the applicable zone district in which the property is located. The underlying Office zone district lists "lodge units and lodge units with kitchens" as a conditional use, and the Lodge Preservation Overlay zoning lists "lodge" as a permitted use and "the uses allowed as conditional uses in the underlying Christiania Lodge Redevelopment Application Page 33 zone district" as a conditional use. The LP Overlay district also lists "affordable housing for employees of the lodge" as a permitted use and "affordable housing" as a conditional use In short, the proposed lodge use and affordable housing use are permitted in the Office and LP Overlay zones. No use variations are either requested or required to accommodate the proposal. Section 16.445.040(8) states that, 'H-Jnless otherwise established pursuant to a Final PUD Development Plan, the maximum aggregate density shall be no greater than thal permitted in the underlying zone district, considering the inclusions and exclusions of Lot Area, as defined, and the mandatory density reductions for slopes. The subject " site is essentially flat, with all of its area being within the 0-20% slope classification range. No lot area or density reductions are applicable. The proposed dimensional requirements for the PUD, as outlined in Table One above, explain that the Office zone district does not have a maximum allowable density provision, per se, but instead regulates minimum lot area per dwelling unit. Minimum lot area per dwelling unit provisions cannot be directly applied to the proposed PUD since the proposal is predominantly made up of lodge units. Thus, the proposal provides a maximum allowable density provision requiring 750 square feet of lot area per residential or lodge bedroom, which leaves no potential for the future additions without approval of a PUD amendment (the redevelopment will include thirty-five lodge bedrooms as well as one additional employee housing bedroom). Section 26.445.040(C) explains that the dimensional requirements associated with a PUD are to be established with the adoption of a final PUD development plan. The underlying zone district is to be used as a guide in determining the appropriate dimension for each provision. A description of the proposed dimensional requirements is provided in Table One (see pages 15-21, above), and said dimensional requirements are justified below Table One as well as in response to Section 26.445.050(Bl Establishment of Dimensional Requirements. Christiania Lodge Redevelopment Application Page 34 1 Section 26.445.050, Review Standards: Minor PUD Section 26 445.050 of the Regulations provides that development applications for Minor PUD must comply with the following standards and requirements. A. General Requirements. 1. The proposed development shaU be consistent with the Aspen Area Community Plan. Please refer to the response provided for the same standard under the GMQS Exemption portion ofthis application, above (beginning on page 22). 1 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Please refer to the following: the responses provided for standard "2." of the GMQS Exemptions portion of this application (page 25); Section II, Project Site & Neighborhood (Existing Conditions); and, Section III., Proposed Development. 3. The proposed development shall not adversely affect the future development of the surrounding area. The proposed development will not adversely affect the future development of the surrounding area in any way. The neighboring properties are essentially built out. If anything, positive affects on the potential for future re/development of the surrounding area might occur since any necessary utility upgrades that would be completed by the applicant would serve to aid in and better facilitate the re/development of the surrounding neighborhood. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination With, final PUD development plan review. 1 Christiania Lodge Redevelopment Application Page 35 1 The proposed development requires only one LP tourist accommodation allocation. Whether or not to grant the requested allotment and GMQS Exemptions will be decided upon by the Planning and Zoning Commission and City Council while they consider the application. Therefore, in accord with the requirements of this standard, all GMQS allotments and exemptions needed to accommodate the proposed development will be considered in combination with final PUD development plan review. B. Establishment ofD/mensional Requirements. The final Pt ID development plans shall establish the dimensional requirements for all properties within ihe PUD The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions .for the PUD. I)uring review of tile proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized Please refer to pages 13-21 of Section III., Proposed Development, and specifically Table One contained within said pages, for an explanation of the proposed dimensional requirements and the rationale behind them. The cited pages of this application also include a description of the proposed dimensional requirements' compatibility with surrounding land uses and existing development patterns. 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property a) The character of, and compatibility with, existing and expected .future land uses in the surrounding area. b) Natural and man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, tra#ic, transit, pedestrian circulation, parking, and historical resources. The proposed site plan' s compatibility with existing and expected (via zoning designation) land uses in the surrounding area has been demonstrated throughout this application as well as in response to specific, similar review standards associated with the Christiania Lodge Redevelopment Application Page 36 1 1 LP GMQS exemption request. 1n addition, the proposed development's compatibility with existing and proposed man-made characteristics of the property and surrounding area with regard to traffic, transit, pedestrian circulation, parking, and historical resources have also all been addressed throughout the preceding portions of this application, particularly in Section III., Proposed Development, and Section IV.A., GMQS Exemptions. Compatibility with historic resources is specifically addresses at length, below, in response to the reviews associated with the Historic Overlay District. The site is already developed and is completely surrounded by urbanized properties. There are no known natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area, but there is an open-channel ditch running the length of the Main Street frontage. The ditch is located within the public right-of-way outside of the property and will not be affected by, nor will it affect, the proposed development. Given the location of the site on the south side of Main Street, solar access will be from ' |~ the rear and will be adequate. As the proposed landscape plan demonstrates, the project involves the relocation of two trees, the removal of up to twelve trees, and substantial new plantings. A total of twenty-seven trees will be preserved in their current locations on-site, while the ten trees located in the Main Street and 5th Street rights-of-way will also remain. The two trees to be relocated will be moved to a suitable location along the 5th Street frontage unless otherwise directed by the City Forester. All tree removal, relocation, and planting will be coordinated with the City Forester The proposed site plan and associated/accommodating dimensional requirements will provide a campus-like feel for the grounds of the lodge. The site plan ties the structures together in a manner making their functional relation to one another obvious. All buildings maintain a street orientation with their facades running parallel to the adjacent rights-of-way. A good deal of open area is provided, in which many of the large, Christiania Lodge Redevelopment Application Page 37 l 1 1 mature trees are able to be preserved. 1n accord with the campus-like feel being created, walkways are generously provided with connections between the entries to the various units/buildings and the swimming pool, the parking areas, and the public sidewalks. The existing, unattractive swimming pool area has been removed from the Main Street frontage and relocated to the rear of the lot, screened by a new structure and groups of new and existing/preserved trees All parking areas are appropriately located off 4th Street and the alley. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site' coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Satisfaction of and compliance with this standard has been more than adequately demonstrated in the foregoing The highest open space requirement of any City zone district is twenty-five percent and a thirty-five percent requirement is proposed for this PUD. The R-6, Medium-Density Residential, zone district is the only district with a maximum site coverage requirement at all, but is meant to address single-family and duplex residential development. Therefore, it would be reasonable for the proposed maximum site coverage to state "no requirement," but a forty-two percent maximum is proposed. Considering all City of Aspen Zone Districts, the largest "minimum separation distance between detached structures" is ten (10) feet, which is matched in the proposed dimensional requirements for the PUD. Rather than repeat large amounts of information, please refer to pages 10-12 and 18-20 for discussions regarding the appropriate and favorable nature of the proposed development's heights, massing, and scale in relation to the character of the PUD and the surrounding area. 1 To summarize, the proposed dimensional requirements of the PUD will continue to meet or exceed the minimums of the underlying Office district with regard to lot size, lot Christiania Lodge Redevelopment Application Page 38 1 1 width, front yard, side yard (except for the existing nonconformity on the east side), distance between buildings on a lot, and number of off-street parking spaces. The only increases proposed over that allowed in the underlying Office zone district involve permitting up to five more feet in height (for just two of the site's six structures) and three hundred fifty (350) more square feet of allowable FAR floor area. These modest increase requests are counterbalanced by the fact that the PUD proposes a maximum site coverage of 42% and a minimum open space requirement of 35% when the underlying Office zone ~, district has no requirement at all with regard to either site coverage or open space. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use Of common parking is c) The availability of public transit and other transportation facilities, including those for pedestrian access andior the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. The Land Use Code requires 0.7 parking spaces per lodge bedroom unless otherwise established via this standard. Twenty-six off-street parking spaces and thirty- five bedrooms are proposed. This equates to 0.74 off-street parking spaces per bedroom, which exceeds the suggested minimum parking requirement of the LP Overlay Zone District. The proposed spaces along with the plentiful on-street parking of the adjacent streets will prove to be more than adequate. For further explanation as to how and why these spaces are adequate, please refer to pages 30-31 of this document (response to standard 4., of Section IV.B., GMQS Exemptions). In addition, the commercial core (six blocks) and the music tent (seven blocks) are both within easy walking distance. Also, West Hopkins Avenue serves as a designated 1 bicycle corridor providing connections to downtown and the Marolt Open Space. The Christiania Lodge Redevelopment Application Page 39 1 Frias Properties shuttle van service will be available to occupants of the lodge, and public transportation to virtually any location in the valley is readily available on Main Street. Public transportation is conveniently accessible with bus stops located within one block of the project site along Main Street. 4. The niaximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specilically, the maximum density of a PtiD may be reduced if. a) There is not sidficient water pressure, drainage capabilities, or other litilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. The project site benefits from sufficient infrastructure capabilities to serve the proposed development and, therefore, no density reductions are necessary. As explained in the foregoing, all utilities exist on-site and the capacities are adequate to accommodate the proposed density. Main Street, 4th Street, 5th Street and the alley along the rear of the property are all City of Aspen public rights-of-way and, as such, are already plowed and maintained by the City of Aspen. The project site is a mere seven blocks from the Aspen Fire District station and fire hydrants are already in place to serve fire protection on the site. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural sitefeatures. Specifically, the maximum density of a PUD may be reduced if: a) The land is not suitable for the proposed development because of ground instabilio, or the possibihty ofmudflow, rockfalls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. a) The design and location of any proposed structure, road driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Christtania Lodge Redevelopment Application Page 40 The project site is suitable for the proposed development. The site is already developed and is completely surrounded by urbanized properties. There are no natural or man-made hazards affecting the project site or the surrounding area. There are no steep slopes, landforms, or waterways affecting the project site or surrounding area. The site is basically fiat, and all ofits area is within the slope classification category of 0-20%. The project will employ roof gutters, downspouts, and dry wells to maintain the site's historic runoff/drainage rates after development. The drainage implements will all discharge into the sewer system, ensuring treatment. Thus, the proposed development will not be detrimental to the natural watershed and will not result in water pollution, No wood burning devices will be installed. Further, as explained earlier in this application, the development will encourage the use of alternative means of transportation such as the Frias Properties shuttle van, public transportation, bicycling and walking. This will help to limit the amount of PMio generation attributable to the development. Regardless, the applicant will be required to comply with all requirements of the Environmental Health Department in connection with the issuance of building permits, and this will ensure that affects on air quality are addressed. All proposed structures will be located on flat ground. No driveways, roads, or trails are proposed on the project site. There are no critical natural features on the site, and site disturbance will be kept to the absolute minimum required for construction. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Communio; Plan (AACP) or a spec tic area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and i above, those areas can be avoided or those characteristics mitigated. Christiania Lodge Redevelopment Application Page 41 0 The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected deve/opment pattern, land uses, and characteristics. It is not clear that the proposed dimensional requirements request an increase in maximum allowable density. The maximum allowable density in the underlying Office zone district is regulated via minimum lot area per dwelling unit, otherwise, density is not specifically regulated at all for allowed uses such as "lodge units and lodge units with kitchens." The proposed dimensional requirements, by contrast, will allow one lodge or residential bedroom per 750 square feet of lot area. Since these address density through differing means of measurement, they cannot be truly compared. For this reason, it is not clear that the proposal represents an increase in allowable density. Nevertheless, the previous discussion regarding the proposal's consistency with the goals and objectives of the AACP clearly demonstrates that the project will serve to advance many goals of the community, not the least of which address small lodges and design quality. Also, as demonstrated in response to the two previous criteria, the site is physically capable of supporting the proposed density. Finally, it has been demonstrated throughout this application that the proposed development will be compatible with and complimentary to the existing and expected surrounding development patterns, land uses, and characteristics. For instance, the largest of the proposed structures is located on the corner of 4th and Main, which is (1) appropriate for larger structures in historic neighborhoods, (2) separated from the smaller structures of the L'Auberge Chalets by a street and an intervening two-story structure, and (3) furthest from the Callahan Cabin. C. Site Design: The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the pubhc 's health and sq/20;. The proposed development shall comply with the following: 1. Existing natural or man-made .features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Christiania Lodge Redevelopment Application Page 42 The site does not presently contain any unique natural features that provide visual interest or a specific reference to the past. The site, in its existing state, contributes very little to the identity of the town. The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home- and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. When motorists and pedestrians travel Main Street, the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing. As it now exists, the Christiania site represents a break in this interest, creating a block-long void in worthwhile viewing. By attracting greater amounts of attention/viewing to the site, the proposed redevelopment will enhance the character and integrity of the Callahan Log Cabin, especially after it is moved to the more prominent corner location proposed herein, 1 Further, in giving passing viewers a reason not to look away after passing either of the adjacent blocks, the redevelopment will help to enhance the architectural character and integrity ofthe entire Main Street Historic Overlay District by making the visually pleasing nature of the corridor more continuous. The applicant is embracing the historical significance of the Callahan Cabin by delivering it from relative obscurity behind a dingy and dilapidated structure (to be demolished) to prominence at the highly visible corner of 5th and Main. As a result, the restored Callahan Cabin will be celebrated as the first structure on the subject block to be seen by eastbound motorists entering town on Highway 82/Main Street. The Cabin will be framed by mature trees and will have Aspen Mountain in its backdrop. The structure with the lowest proposed height of all other structures on the property (except the Cabin) is located next to the Cabin in order to respect its scale. The proposed site plan provides a campus-like feel for the grounds of the lodge. It ties the structures together in a manner making their functional relation to one another obvious. All buildings maintain a street orientation with their facades running parallel to Christiania Lodge Redevelopment Application Page 43 the adjacent rights-of-way. A good deal of open area is provided, in which many large, mature trees are able to be preserved. In accord with the campus-like feel being created, walkways are generously provided with connections between the entries to the various units/buildings and the swimming pool, the parking areas, and the public sidewalks. The existing, unattractive swimming pool area has been removed from the Main Street frontage and relocated to the rear of the lot, screened by a new structure and groups of trees. All parking areas are appropriately located off 4th Street and the alley. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas Structures have been located in a manner that appropriately preserves significant open spaces and vistas. The appropriate location of structures toward this end required I that structures be clustered in places and spaced in others. For instance, the mature spruce trees that will be preserved, together with the open area between the new sixplex and the new fourplex in which they are located, will help to decrease the perceived mass and scale ofthe new fourplex structure and main lodge building to its east. 1 As the proposed landscape plan demonstrates, the project involves the relocation of two trees, the removal of up to twelve trees, and substantial new plantings. A total of twenty-seven trees will be preserved in their current locations on-site, while the ten trees located in the Main Street and 5th Street rights-of-way will also remain. The two trees to be relocated will be moved to a suitable location along the 5th Street frontage unless otherwise directed by the City Forester. All tree removal, relocation, and planting will be coordinated with the City Forester. Views of Aspen Mountain from Main Street will not be substantially compromised. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate. and provide visual interest and engagement of vehicular andpedestrian movement Christiania Lodge Redevelopment Application Page 44 Please refer to the responses provided for the two previous standards, in particular, as well as the narratives provided in the "Proposed Development" section of this application, in general. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. The site is surrounded on all four of its sides by public rights-of-way. Emergency vehicles can access the site from Main Street, 4th Street, 5th Street, and/or the alley. Service and delivery vehicles will, for the most part, use the alley frontage or the parking area along 4th Street for access. Fenced trash enclosures will be located along the alley. 5 Adequate pedestrian and handicapped access is provided. A five foot wide, detached sidewalk runs the length of the property' s Main Street frontage and an attached sidewalk runs the length of the 5th Street frontage. Internal sidewalk connections will be provided to the public sidewalks as well as between each structure, each entryway, the parking areas, the trash enclosures, and the swimming pool/hot tubs area. The walkways will comply with ADA specifications. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Again, the project will employ roof gutters, downspouts, and dry wells to maintain the site's historic runoff/drainage rates after development. No drainage related impacts will be felt on surrounding properties. Gutters exist within the surrounding streets. 1 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic.hinctions associated with the use. The only outdoor "programmatic" function is associated with the proposed swimming pool/hot tubs area. The pool/hot tubs area has been designed to have solar Christiania Lodge Redevelopment Application Page 45 access and privacy while being screened from Main Street and being of a size that will not dominate the site. This area will be available for use by the guests of the remodeled lodge. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape w#h the visua/ character Of the city. with surrounding parcels, and with existing and proposed features Of the subject property. The proposed development shall comply with the.following: 1. The landscape plan exhibits a well designed treatment of exterior spaces, presen,ing existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. As the proposed landscape plan demonstrates, the project involves the relocation of two trees, the removal of up to twelve trees, and substantial new plantings. A total of twenty-seven trees will be preserved in their current locations on-site, while the ten trees located in the Main Street and 5th Street rights-of-way will also remain. The two trees to be relocated will be moved to a suitable location along the 5th Street frontage unless otherwise directed by the City Forester. All tree removal, relocation, and planting will be coordinated with the City Forester. Again, the most significant vegetation on the site is the group of mature spruce trees located between the proposed sixplex and fourplex structures. This group of nine trees will be preserved. Together with the open area between the new sixplex and the new fourplex, these trees will help to decrease the perceived mass and scale of the new structures. The site will be landscaped to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The overall appearance of the site will be beautified significantly. The landscaping will compliment and accentuate the campus-like feel being created by the site plan and will contribute to the character of the Main Street Historic District. Christiania Lodge Redevelopment Application Page 46 2. Signifcant existing natural and man-made site .features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropnate manner. Please refer to the response provided for the previous standard. 3. The proposed method of protecting existing vegetation and other landscape .features is appropriate. For any trees to be protected or otherwise requiring protection, the Applicants propose the following methods of ensuring their protection. Prior to construction, all trees to be protected will have orange protective barrier fencing erected which, as a minimum, will be supported by 1' x l'or similar sturdy stock for shielding of protected trees no closer than six (6) feet from the trunk or one-half ( 1/2) the distance of the drip line, whichever is greater. Within this protection zone, there will be no movement of equipment or storage of equipment, materials, debris, fill, or cut unless approved by the City Forester. During the construction stages, the developer will prevent cleaning of materials or equipment, or the storage or disposal of waste materials such as paints, oils, solvents, asphalt, concrete, mortar, or any other material harmful to the life of a tree within the drip line of any protected tree or group of trees. If these methods are deemed by the City Forester as unsatisfactory or in need of supplementation, the Applicant is willing to work with him to arrive at an acceptable plan. E. Architectural Character: It is the purpose of this standard to encourage architectural interest variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a buildingtor its purposes, legibility ofthe buildings use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan and architectural character plan, ivhich adequately depicts the Christiania Lodge Redevelopment Application Page 47 l character of the proposed development. The proposed architecture Of the development shall: 1. be compalible with or enhance the visual character of the city. appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative Of the intended use, and respect the scale and , massing ofnearby historical and cultural resources. Again, the existing state of the site contributes very little to the identity of the town. The dark, dingy, and gloomy character of the existing structures will be eliminated and replaced with a welcoming, home-like and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets. When motorists and pedestrians travel Main Street, the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing As it now exists, the Christiania site represents a break in this interest, creating a block- long void in worthwhile viewing. By attracting greater amounts of attention/viewing to the site, the proposed development will enhance the character and integrity of the Callahan Log Cabin, especially after it is moved to the more prominent corner location proposed herein. Further, in giving passing viewers a reason not to look away after passing either of the adjacent blocks, the redevelopment will help to enhance the architectural character and integrity of the entire Main Street Historic Overlay District by making the visually pleasing nature of the corridor more continuous. The applicant is embracing the historical significance of the Callahan Cabin by delivering it from relative obscurity behind a dingy and dilapidated structure (to be demolished) to prominence at the highly visible corner of 5th and Main. As a result, the restored Callahan Cabin will be celebrated as the first structure on the subject block to be seen by eastbound motorists entering town on Highway 82/Main Street. The Cabin will be framed by mature trees with Aspen Mountain in its backdrop. The structure with the lowest proposed height of all other structures on the property (except the Cabin) is located next to the Cabin in order to respect its scale. Christiania Lodge Redevelopment Application Page 48 The two-story sixplex structure to be located to the east of the Callahan Cabin will have a double cross gable plan with forty feet of horizontal separation between the two north-south oriented cross gables (along the east-west oriented axis), Similar to the typical form of many Main Street Victorians, the two street facing elements will be two stories tall with 12:12 roof pitches. To reduce the perceived mass, the sixplex's cross gable has a ridge height that is four feet lower than the twin twenty-two foot high (to the one-third point) gables on the front facade. The east-west oriented ridge of the Callahan Cabin's pitched roof is thereby mirrored in the sixplex's cross-gable, providing a gradual, gentle stepping-up of building height (inflection) from the Cabin to the adjacent sixplex. The Callahan Cabin is approximately twenty-three feet long, and the design of the adjacent sixplex takes this into account by breaking-up the mass of its facade into three modules, each of roughly twenty-three feet in length. The middle module is recessed to provide the perception of a consistent building rhythm along the Main Street frontage. A one story porch/deck will be located between the cross gables of the sixplex, and a one story walk-out terrace/deck will be built into the northeast and northwest corners of the building in an effort to inflect toward the surrounding buildings. Architecturally, the form, mass, and scale of the proposed sixplex is consistent with that of other structures found in the Main Street Historic District, such as the Stapelton Building located one block over (east), on the north side of the street. In total, the sixplex's main gable form is consistent with the Callahan Cabin's east- west roof gable, and its mass modulation is consistent with the cabin' s twenty-three foot length. The Cabin' s one story mass is respected by the inflecting one story walk-out terrace/deck at the corner of the sixplex and the relatively low overall height of the sixplex' s cross gable. The sixplex structure takes its visual cue from the one story cabin and builds vertically to the east, finishing at the Lodge turret at the corner of 4th and Main. In addition, new vegetation will give the perception of greater separation between the cabin and the sixplex, making the Cabin stand almost independently. Christiania Lodge Redevelopment Application Page 49 1 The new fourplex to the west of and adjacent to the main lodge structure will be built on the present swimming pool site. Along the Main Street streetscape, the new fourplex will have twin gable ends of two stories each. Some twenty to twenty-three feet behind the front facade' s twin gable ends, there will be a three story, east/west cross- gable. The mass of the three-story cross gable, as perceived from Main Street, will be broken up by a subordinate north-facing gable end recessed behind and between the twin gables of the front facade. The mature spruce trees that will be preserved, together with the open area in which they are located, will help to decrease the perceived mass and scale of the new fourplex structure and main lodge building to its east, The twin gable ends of the fourplex' s front facade break up the structure's mass while continuing the gradual, gentle stepping-up of building heights from west to east along the Main Street frontage The motif created by the sixplex and fourplex's gable ends fronting on Main Street (a la L'Auberge) sets the stage for the site' s architectural cornerstone, the main lodge structure at the corner of 4th and Main, As previously explained, the main lodge structure at the corner of 4th and Main will undergo major interior and exterior remodeling, reusing the existing foundations since the new building will have the same footprint as that of the existing structure. Architecturally, the remodeled structure will provide an unmistakable "lodge" appearance that will be a truly wonderful addition to the Main Street corridor, This building will be the cornerstone of the site and, as is traditionally the case on corner sites in historic neighborhoods or districts, it will be the largest building on the block. The existing chimney on the front of the main lodge structure will be accentuated as an important building form to act as a dividing centerpiece complementing the turrets on the structure' s corners The accentuated chimney will help to break down the perceived mass of the structure. The building's overall mass will be further broken down Christiania Lodge Redevelopment Application Page 50 by second floor balconies, a shed roof over and around the ground level, and gable forms interjected into the shed roof in areas over the entryways. Without mimicry, the dramatic architecture, and particularly the pair of rectilinear turrets, plays on themes found up and down the Main Street Historic District. It will be obvious that the structure is not historic, but it will maintain compatibility with the Historic District by virtue of its appropriate forms and scale for a corner location. Similar architectural playfulness to that proposed on the main lodge structure is found in the roof forms of many other significant Main Street buildings, many of which i occupy corner locations, such as: the St. Mary's Church with its spire and varied roof forms, the County Courthouse with its tower, the office building adjacent to the 7th and Main affordable housing site with its multiple roof forms and turret; the Stapleton building with its two and three story gable ends and cross gable; the Skin and Oxygen Therapy Clinic with its roof-top projection and weather vane; the remodeled Asia building with its turret; the Christmas Inn with its roof-top lightning rod/spire; the Tyrollian Inn with its roof-top sculpture; and, the Sardy House with its prominent turret and multiple roof forms, to name just a few. The heights of the proposed structures will vary, gradually increasing from the one-story Callahan Cabin at the corner of 5th and Main to the peak of the turret on the main lodge structure at the corner of 4th and Main. The height limit of the underlying Office zone district is twenty-five feet. The Callahan Cabin will have a measured height of less than twenty feet and the adjacent sixplex building is scaled down to have a measured 1 height of approximately twenty-three feet in recognition of its larger overall mass. The new fourplex and the main lodge structure will have measured heights in the twenty-eight to thirty foot range. The main ridge of the lodge structure at the corner of 4th and Main will remain at its current height, but the proposed easterly turret (at the corner) will have a peak height of nearly thirty-seven feet while its measured height will be approximately twenty-five feet. Christiania Lodge Redevelopment Application Page 51 The front facade of the new fourplex, adjacent to the main lodge structure, will have a measured height of approximately twenty-five feet but its cross-gable, which will be setback roughly twenty feet from the front facade and thirty feet from the property line, will have a measured height of twenty-eight to thirty feet. The proposed structures are of similar mass, scale, and height to buildings located throughout the surrounding neighborhood. Roof-top projections exceeding the twenty- five foot height limit of the Office zone district are common in the Main Street Historic District. Examples of such projections are found at the County Courthouse, the St. 1 Mary' s Church, the Stapleton building, the Skin and Oxygen Therapy Clinic, the Christmas Inn, the Tyrollian Lodge, the Sardy House, and others. The City recently approved a PUD height limit variance for the 7th & Main Affordable Housing development to allow thirty feet of height with fiat rooG even though a flat roof of thirty feet will have significantly greater impacts on views from surrounding properties than will pitched roofs with set back ridge lines where only parts of the roof will reach or exceed thirty feet. Evidence of this point can be scene in the amount of view blockage from Main Street caused by the Hotel Jerome, the courthouse annex building, or the Concept 600 structure. Finally, the "Design Quality and Historic Preservation" element of the AACP is intended to "Ensure the maintenance of character through design qualio' and 5, compatibility with historic features. The proposed layout of the new lodge units and m their architecture have been specifically designed to be compatible with the approvals granted by the Historic Preservation Commission (HPC) for remodeling the duplex and fourplex structures located along the site's alley frontage. The approvals granted by the HPC were specifically tailored to ensure design quality and compatibility with historic features both on-site and throughout the Main Street Historic District, This proposal is subject to conceptual and final HPC reviews, which will ensure a final product that is of high quality and is compatible with historic features on the site and in the area. Christiania Lodge Redevelopment Application Page 52 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage Of the property's solar access, shade. and vegetation and by use of non- or less-intensive' mechanical systems. Mechanical plans have not yet been prepared for the proposed redevelopment. The applicant will make an effort to incorporate natural heating and cooling systems when the preparation of such plans is undertaken. The site plan does not preclude the ability to incorporate natural heating and cooling systems, but some types of mechanisms, such as roof-top solar collectors, may be precluded by the required historic overlay reviews, 3, Accommodate the storage and shielding of snow, ice, and water in a safe an appropriate manner that does not require significant maintenance. Snow removal from the site will occur only along the internal walkways and the off-street parking spaces. The applicant would like to heat the internal walkways for snow and ice melting purposes but if energy codes preclude this, snow removal from the walkways will be handled via shoveling or the similar. If shoveling or the similar is required, there is ample room alongside these walks to store shoveled snow without any need for removal. Snow removal from the existing parking spaces alongside 4th Street will be handled as it always has been, and there exists ample space along the alley frontage for storing the snow removed from the parking spaces along the rear of the property. Roof overhangs will provide snow shielding for the entryway to each unit. Water/drainage storage will be accommodated by the installation of dry wells. E Lighting.~ The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished: 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any king to adjoining streets or lands. Lighting of site features, stmctures, and access u,uys is proposed in an appropnate manner, The development will comply with Section 26.575.150, Outdoor Lighting, of the Land Use Code. and specifically with Section 26.575.150(E), Non-Residential Lighting Christiania Lodge Redevelopment Application Page 53 Standards. Compliance with said section will ensure consistency with this PUD review standard No lighting of site features or structures is proposed, and no lighting will cause direct glare on or hazardous interference of adjoining streets or lands. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted m thefinal PUD documents. Up-lighting of site features, buildings, landscape elements, and lighting to call inordinate attention lo the property is prohibited for residential development. Please refer to the narrative provided in response to the previous standard. G. Common Park, Open Space, or Recreation Area: If the proposed development includes a common park, open space, or recreation area for the mutical benefit of all development in the proposed PUD, the following criteria shall be met 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual reliefto the property's built form, and is available to the mutual benept ofthe various land uses andpropero' users ofthe PUD. While open areas and a swimming pool/hot tubs area will be provided as shown on the site plan, no designated parks, open spaces, or recreation areas are proposed as part of the PUD, arguably rendering this standard inapplicable. Open space is provided in Little Cloud Park at the south end of 4th Street and the Marolt Open Space just a few blocks to the west, and City parks are available for use within easy walking distance. The applicant anticipates that Frias Properties of Aspen will manage all aspects of the proposed development after completion. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner, No common park or recreation areas are proposed. Christiania Lodge Redevelopment Application Page 54 3. 771ere is proposed an adequate assurance through legal instniment for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against .future residential, commercial, or industrial development. Maintenance provisions will be addressed as part of the Final PUD Agreement. Because no open spaces, recreation areas, or shared facilities are proposed, the rec\uirement of a deed restriction against future residential, commercial, or ikidustrial development" is not applicable. H. Utilities and Public Facilities: The purpose of this standard is to ensure the development does not impose any undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified .financial burden. Tile proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. All major utilities, including water, sewer, electric, natural gas, telephone, and cable television are currently in place and serve the existing structures on the project site. . Those lines than can continue to be utilized will be; otherwise, the service lines currently serving the site will be abandoned at the mains and reestablished as necessary. The cost of all necessary utility upgrades and extensions will be borne by the applicant. Historic drainage rates will be maintained after development through the use of roof gutters, downspouts, and dry wells. There will be no impacts on parks and schools as the development is comprised only of tourist accommodations, making it not at all likely that school age children will be living on site. Park lands are plentiful in the neighborhood, with Little Cloud to the south, Koch Park just a few blocks to the southeast, Paepke Park just four blocks to the east, and the Marolt Open Space just a few blocks to the west These parks all maintain more than enough capacity to adequately serve the proposed lodge development. The roads serving the project site are already plowed and maintained by the City of Aspen. The site is located on public streets, making it easily accessible for emergency Christiania Lodge Redevelopment Application Page 55 medical services and fire protection. The proposed redevelopment will not result in demands exceeding the capacity of any public facilities or services. 2. Adverse impacts on public infrastnicture by the development will be mitigated by the necessary improvements at the sole cost of the developer. While no adverse impacts on public infrastructure are anticipated, the applicants will bear the costs of any necessary connections, upgrades, and line extensions. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. It is not believed that any over-sizing of utilities will be necessary, but if such should be required, the applicant will be glad to be reimbursed. If the proposed redevelopment is subject to the terms of another developer's reimbursement agreement, the applicant will pay the fees required. I. Access and Circulation (Only standards 1&2 apply to Minor PUD applications) The purpose Of this standard is lo ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through and approved private road, a pedestrian way, or other area dedicated to public or private use. The Christiania Lodge is and will continue to be accessed directly from Main Street, 4th Street, 5th Street, and the alley along the rear of the property. Each structure and unit of the proposed PUD will have direct access to the adjacent alley and streets via concrete walkways and/or public sidewalks. 2. The proposed development, vehicular access points, and parking arrangement do not create trajfic congestion on the roads surrounding the proposed development, Christiania Lodge Redevelopment Application Page 56 or such surrounding roads are proposed to be improved to accommodate the development. 1 Discussions relative to vehicular access, parking, and traffic have been provided throughout the foregoing portions of this application, and said discussions have adequately demonstrated that the proposed development will not create traffic congestion on the roads surrounding the property The property is surrounded by public rights-of-way on all four of its sides. Given the existing right-of-way widths and the low existing traffic volumes on all but Main Street/Highway 82, there is no doubt that the surrounding street network can accommodate the proposed development without any need for further improvement. The ITE traffic generation rates predict impacts due to lodge and condominium developments on a per unit basis, and the net result of the proposed redevelopment will be a negligible increase of one unit. J. Phasing of Development Plan The purpose of these criteria is to ensure partially completed projects do not create I~ an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. 77ie phasingplan shall comply with thefollowing 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. The Applicants propose three separate phases to complete the development of the PUD. The first phase will include remodeling the existing duplex and fourplex structures located along the alley, as already approved by the HPC, Phase Two will involve the main lodge structure's remodel, and construction of the new fourplex building and swimming pool/hot tubs area. Conversion of the existing R.O. unit into two Category 2 studio units will occur as part of Phase Two. The third and final phase will include relocation and restoration ofthe Callahan Log Cabin as well as construction ofthe sixplex. The phasing plan will allow for each increment to continue functioning as part of a complete development, independent of the subsequent phase(s). During Phase I, the remaining portions of the Christiania will continue functioning as they do today. Phase II Christiania Lodge Redevelopment Application Page 57 involves only the easterly half of the site and will have no affect on the function of those structures currently located on the westerly half of the site. Phase III involves only the northwest quarter ofthe site and will not impair the functioning ofthe completed phases. 2 The phasing plan describes physical areas insulating, to the extent practical, occupants of minal phases from the construction of later phases. The phasing plan is logically divided between the southwest quarter of the site (Phase I), the east half of the site (Phase II), and the northwest quarter of the site (Phase III). Potential occupants of the initial phases will be made aware of when subsequent construction phases will commence, and will have the choice of whether or not to use the affected unit(s). 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities. payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. The proposed phasing plan will be described in detail and guaranteed via the PUD Agreement The only applicable impact fees will be those associated with various tap and service fees, and said fees are required, and thusly guaranteed, at the time of building permit issuance. Building permit and PUD Agreement requirements will also guarantee any necessary improvements to public facilities. Joint use facilities of the PUD (swimming pool and hot tubs) will occur in Phase II, but the existing swimming pool and hot tub facilities will be available until commencement of Phase II. The replacement facilities will be available after completion of Phase II and before Phase III commences C. Conditional Use The Lodge Preservation (LP) Overlay Zone District allows "affordable housing for employees of the lodge" as a permitted use, but requires conditional use review for Christiania Lodge Redevelopment Application Page 58 1 "affordable housing." Since the Applicants have found in their numerous years of lodge operation that new employees frequently own their own homes or are simply not interested in moving from their existing domiciles, they desire to maintain a degree of flexibility with regard to the available market for rental of the proposed affordable housing units That is. if it is found that none of the employees of the lodge either need or desire to rent the unit(s) on the project site, then the Applicants wish for the unit(s) to be available to other qualified renters. Section 26.425 040, Standards Applicable to All Conditional Uses, requires that the Planning and Zoning Commission consider whether the following standards are met, as applicable: A. The conditional use is consistent with the purposes. goals. objectives and standards of the Aspen Area Community Plan, and with the intent of the zone district in which it js proposed to be located: and Development of deed restricted, affordable housing within the City limits is wholly consistent with the goals, objectives and standards of the AACP. Please refer to Section IVA of this application for further elaboration on this point. With regard to consistency with the intent ofthe LP zone district, please refer to page 27 of this application. B. The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development: and The consistency and compatibility of the entire proposed development, including the affordable housing, has been sufficiently demonstrated throughout the foregoing portions of this application. C. The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on Christiania Lodge Redevelopment Application Page 59 pedestrian and vehicular circulation, parking trash, service deliveot noise, vibrations and odor on surrounding properties, and Avoidance and/or minimization of the potentially deleterious impacts mentioned in this standard have been addressed in relation to the entire development, including the affordable housing, in response to the various criteria associated with PUD review. 11 There arc adequate public facilities and senices to serve the conditional use including bul not limited to roads, potable water, sewer, solid waste, parks, police, .fire protection, emergency medical services, hospital and medical services, drainage systems, and schools, and 1 Again, the concerns raised in this standard have been addressed in relation to the entire development, including the affordable housing, in response to the various criteria associated with the PUD review. E. The applicant conimits to supply affordable housing to meet the incremental need for increased eniployees generated by the conditional use: and In the immediate case, affordable housing is the conditional use, and supplying affordable housing does not generate a need for more affordable housing. 1 F. The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Community Plan and by all other applicable requirements of this Title. The affordable housing units will be deed restricted and rented in accordance with the requirements of the Aspen/Pitkin County Housing Authority and its Housing Guidelines. The units will comply with all other standards imposed by the AACP and the Land Use Code. Christiania Lodge Redevelopment Application Page 60 D. Historic Overlay Reviews The Applicant proposes to redevelop the site rather comprehensively The main 1 lodge structure at the corner of 4th and Main will undergo major interior and exterior remodeling, reusing the existing foundations since the new building will have the same footprint as that of the existing structure. The swimming pool will be removed, and a new four unit structure will be built in its place. The one-story, Callahan Cabin will undergo restoration (without change) and be relocated to the corner of 5th and Main, where it will be surrounded by open space and new vegetation. The dark brown one-story building currently located at the corner of 5th and Main is in a state of disrepair and will be demolished. A new six unit structure will be built adjacent to the easterly side of the relocated Callahan Cabin. The two pan abode kit houses currently located along the alley will be moved off-site, and the fenced spa/hot tub area currently located alongside the pan abodes will be demolished, a new swimming pool facility and parking area will be constructed in place of the pan abodes and spa/hot tub area. As already approved by the HPC, the existing duplex and fourplex structures along the alley will only be remodeled Development in an "H," Historic Overlay District, or development involving a site listed on the Inventory of Historic Sites and Structures must meet all four Development Review Standards found in Section 26.415.010(C)(5) of the Regulations in order for the HPC to grant approval. The subject buildings are not historic landmarks, but are located within the Main Street, "H," Historic Overlay District and the site is listed in the Inventory. Since the proposal involves the on-site relocation of the Callahan Log Cabin to the corner of 5th and Main Streets, the off-site relocation ofthe two pan abode structures (to a yet to be determined site), and the demolition of the one-story structure currently located at the corner of 5th and Main Streets, the application must also be reviewed against the standards of Section 26.415.010(E)(5), (7) and (8), unless the HPC determines that the demolition and off-site relocations are exempt pursuant to Section 26 415.010(E)(10) of Christiania Lodge Redevelopment Application Page 61 the Regulations Aspen Historic Preservation Planner, Amy Guthrie, suggested that the requests for off-site relocation and demolition by filed pursuant to the exemption provisions of Section 26.415.010(E)(10) The following section of this application provides each of the applicable review standards of the above-cited Sections in indented and italicized print, where each standard is followed by the applicant's response demonstrating compliance and/or satisfaction of the requirement. Significant Development Review, Section 26.415.010(C)(5) No approval for any development in an "H," Historic Overlay District, or involving historic landmarks shall be granted unless the HPC finds that all of the following standards are met The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "h," Historic Overky Distnct or is aalacent to an Historic La,Mbnark For Historic Landmarks. . . Only the first sentence of this standard is applicable since there are no historic landmarks on the subject site. The proposed redevelopment is compatible in general design, massing and volume, scale and site plan with the Callahan Log Cabin and with the adjacent parcels within the "H," Historic Overlay District. Extensive discussions explaining the rationale behind the proposed designs, massing and volume, scale and site plan are provided above in response to PUD standards C. 1-7 on pages 42-45, and E. 1. on pages 47-52. Also, please refer to the responses provided for standards b., c., and d., of this section (below). In terms of general design, the proposed plans will enhance the site and the "Callahan Log Cabin." The cabin will be restored and relocated to a more prominent Christiania Lodge Redevelopment Application Page 62 location at the corner of 5th and Main The proposed layout of the new lodge units and . their architecture have been specifically designed to be compatible with the approvals granted by the Historic Preservation Commission (HPC) for remodeling the duplex and fourplex structures located along the site's alley frontage The approvals granted by the HPC were specifically tailored to ensure design quality and compatibility with historic features both on-site and throughout the Main Street Historic District. The comments and concerns voiced by the HPC in its review of the duplex and fourplex remodel hearings were taken into account in preparing the designs proposed herein for the rest of the site. b. The proposed development reflects and is consistent with the character Of the neighborhood of the parcel proposed for development, and Please refer to the following: the response provided for standard "2." of the Lodge Preservation GMQS Exemption portion of this application; Section II, Project Site & Neighborhood (Existing Conditions); and, Section III., Proposed Development. As described in Section II., "Project Site & Neighborhood (Existing Conditions)," the architectural styles used on the surrounding buildings vary as much as their uses, and the surrounding uses include a mix of lodges/chalets, offices, duplex, single-, and multi-family residential, and retail commercial Surrounding properties include the Boomerang Lodge to the south (across the alley), the L'Auberge Swiss Chalets to the east (across 4th Street); the Westec Building/Mesa Store, a parking area, a small single-family residence, and the Ullr Lodge to the north (across Main Street, moving west from 4th Street to 5th Street); and, the Aspen Center for Women's Health to the west (across 5th Street). Other surrounding properties include a two-story residential duplex to the southeast (corner of 4th and Hopkins); a small, 1.5-story, gable roofed office building to the northeast (corner of 4th and Main); a small, one-story single-family residence to the northwest (corner of 5th and Main), and a two-story multi-family residential structure to the southwest (corner of 5th and Hopkins). Christiania Lodge Redevelopment Application Page 63 The architectural styles used on the surrounding buildings vary as much as their uses. Specifically, the architectural styles associated with the adjacent properties can be described as follows Frank Lloyd Wright Modern to the south, motor court cabin to the east, Victorian and Austrian to the north; and, "Traditional" and 50s plywood modern to the west Roof forms vary from flat and shed roofs (Boomerang, duplex at 4th and Hopkins, and multi-family at 5th and Hopkins) to steeply pitched roofs (L'Auberge, Aspen Center for Women' s Health, Mesa Building behind the parapet fagade, and single-family residences).The surrounding structures range from one to two-and-one-half (1 - 2.5) stories above grade. Given the eclectic, almost jumbled character of the neighborhood, it is difficult, if not impossible, to pinpoint that which constitutes "consistency" with this character. The character of many surrounding structures do not warrant repetition. The "eclectic" designs and materials palette of the proposal will join together many of the disparate elements found nearby. The proposed designs will greatly improve the appearance of the subject site, thereby improving the character of the neighborhood. The existing dark, dingy, and gloomy character of the Christiania Lodge site and structures will be eliminated and replaced with a welcoming, home-like and lodge-like character. This type of change is largely consistent with the fairly recent character alteration undergone at the adjacent L'Auberge Swiss Chalets c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and The proposed changes will not in any way detract from the historic significance of the "Callahan Log Cabin." Instead, as explained previously herein, when motorists and pedestrians travel Main Street, the blocks on both sides (east and west) of the Christiania Lodge are interesting and visually pleasing. As it now exists, the Christiania site represents a break in this interest, creating a block-long void in worthwhile viewing. Christiania Lodge Redevelopment Application Page 64 By attracting greater amounts of attention/viewing to the site, the proposed development will enhance the character and integrity of the Callahan Log Cabin, especially after it is restored and moved to the more prominent corner location proposed herein. Further, in giving passing viewers a reason not to look away after passing either of the adjacent blocks, the redevelopment will help to enhance the architectural character and integrity ofthe entire Main Street Historic Overlay District by making the visually pleasing nature of the corridor more continuous. (Also see the response provided for the following standard ) d The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof The proposed development will not diminish the architectural character or integrity of any historic structure. As explained in the previous response, by attracting greater amounts of viewing to the site, the proposed development will actually enhance the character and integrity ofthe Callahan Log Cabin. The applicant is embracing the historical significance of the Callahan Cabin by delivering it from relative obscurity behind a dingy and dilapidated structure (to be demolished) to prominence at the highly visible corner of 5th and Main. As a result, the restored Callahan Cabin will be celebrated as the first structure on the subject block to be . seen by eastbound motorists entering town on Highway 82/Main Street. The Cabin will be framed by mature trees and have Aspen Mountain in its backdrop. The structure with the lowest proposed height of all other structures on the property (except the Cabin) is located next to the Cabin in order to respect its scale. The two-story sixplex structure to be located to the east of the Callahan Cabin will have a double cross gable plan with forty feet of horizontal separation between the two north-south oriented cross gables (along the east-west oriented axis). Similar to the typical form of many Main Street Victorians, the two street facing elements will be two Christiania Lodge Redevelopment Application Page 65 stories tall with 12:12 roof pitches To reduce the perceived mass, the sixplex's cross gable has a ridge height that is four feet lower than the twin twenty-two foot high (to the one-third point) gables on the front facade. The east-west oriented ridge of the Callahan Cabin's pitched roof is thereby mirrored in the sixplex's cross-gable, providing a gradual, gentle stepping-up of building height (inflection) from the Cabin to the adjacent sixplex The Callahan Cabin is approximately twenty-three feet long, and the design of the adjacent sixplex takes this into account by breaking-up the mass of its facade into three modules, each of roughly twenty-three feet in length. The middle module is recessed to provide the perception of a consistent building rhythm along the Main Street frontage. A one story porch/deck will be located between the cross gables of the sixplex, and a one story walk-out terrace/deck will be built into the northeast and northwest corners of the building in an effort to inflect toward the surrounding buildings. Architecturally, the form, mass, and scale of the proposed sixplex is consistent with that of other structures found in the Main Street Historic District, such as the Stapelton Building located one block over (east), on the north side ofthe street. In total, the sixplex's main gable form is consistent with the Callahan Cabin's east- west roof gable, and its mass modulation is consistent with the cabin' s twenty-three foot length. The Cabin' s one story mass is respected by the inflecting one story walk-out terrace/deck at the corner of the sixplex and the relatively low overall height of the sixplex' s cross gable The sixplex structure takes its visual cue from the one story cabin and builds vertically to the east, finishing at the Lodge turret at the corner of 4th and Main. In addition, new vegetation will give the perception of greater separation between the cabin and the sixplex, making the Cabin stand almost independently. On-Site Relocation, Section 26.415.010(E)(8) Section 26.415.010(E)(8) of the Regulations provides that, "No approval for on- site relocation shall be granted unless the Historic Preservation Commission finds that Christiania Lodge Redevelopment Application Page 66 the standardi of Section 26.41.5.010(E)('7909, R), and (a? have been met. If the structure to be relocated does nol contribute to the historic significance of the parcel, only standard 26.413.010(E)(7)(b) must be met." Although corrected as part of the quoted language, the Land Use Code actually provides incorrect section number references The on-site relocation request involves the Callahan Log Cabin, which is the only historically significant structure on the property according to the Inventory of Historic Sites and Structures Thus, consistency with Section 26.415.010(E)(7)(b), (c), and (d) is demonstrated below. b. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and The combined narratives provided in response to the standards of Significant Development Review, above, demonstrate that the proposed relocation of the Callahan Cabin is the best preservation method for the character and integrity of the subject structure and the historic integrity of both the existing neighborhood and the adjacent structures. This integrity will be enhanced, not diminished, by the proposed relocation. The information contained in the Inventory of Historic Sites and Structures indicates that the Callahan Log Cabin was moved from the front of the lot to the center in the 1950s. No information is provided with regard to the exact original location, but the proposed relocation will place the cabin back in the front of the lot. c. The Sin,cture has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness Of the structure proposed for relocation, and No structural analyses have been initiated yet as the applicant wants to know whether the idea will be favorably received by the HPC before incurring such expenses. Christiania Lodge Redevelopment Application Page 67 The proposed relocation will move the structure only fifty feet or so to the west and a bit to the north. The structure is a simple one-story rectangular building, and there is no foreseeable reason why it would be unable to withstand the relocation. If the relocation is conceptually approved, the applicant will provide the necessary structural reports as part of the final HPC application. d A relocation plan shall be submitted, including posting a bond or other financial securÂ«y approved by the HPC with the engineenng department, to insure the safe relocation, preservation, and repair (if required) of the stnicture, site preparation and Infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. lf the relocation is approved, the applicant will provide the necessary financial security prior to issuance of a building permit for the site preparation and building relocation. Infrastructure connections will be made prior to issuance of a Certificate of Occupancy for the relocated cabin. Demolition & Off-Site Relocation Exemptions, Section 26.415.010(E)(10) This application proposes demolition ofthe one-story structure currently located at the corner of 5th and Main Streets and the off-site relocation of the two pan abode structures currently located along the alley frontage on the east side of the subject site Section 26.415 010(E)(10) of the Regulations provides certain exemptions for demolition and off-site relocation of structures within an "H," Historic Overlay District. The exemption is from review against the standards of Section 26.415.010(E)(7) To qualify for such an exemption, the HPC must find that the following conditions have been met: a. The Structure is not identified on the Inventory of Historic Sites and Structures. The only structure of the Christiania Lodge property that is identified on the Inventory of Historic Sites and Structures is the Callahan Log Cabin. The Inventory Christiania Lodge Redevelopment Application Page 68 specifically states that there are no special landscaping or setting features and no associated buildings, features. or objects. Therefore, the pan abodes proposed for off-site relocation and the building proposed for demolition are not identified or even mentioned in the Inventory. b The stnicmre is considered m be non-contributing to the histonc district. Given the complete lack of mention, the Inventory clearly demonstrates that no structures on the Christiania Lodge site, except the Callahan Log Cabin, are of any particular historical significance. More than anything else, the structure proposed for demolition detracts from the historic district. The two pan abode houses reside along the alley frontage and are barely visible from Main Street. Their location has had the affect of largely precluding contribution to the historic district. The pan abode kit houses are believed to have been built in the early 1960s, making them less than forty years old (fifty years is generally considered the minimum to qualify as historically significant). They are kit houses, ordered from catalogs and assembled according to directions, These kit houses were considered somewhat substandard when originally built, and unlike fine wines, kit houses do not improved with age. Nevertheless, some feel a nostalgic attachment to pan abode houses and the applicant respects such feelings. Since the pan abode structures do not substantially contribute to the historic district in their current location, are less than fifty years old, and are not identified on the Inventory but arouse a sense of nostalgia, the applicant is willing to save these structures by moving them to an alternative, yet to be determined, off-site location. c The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation or temporary relocation does not impact the character of the historic district. Christiania Lodge Redevelopment Application Page 69 1 As explained in the foregoing, demolition of the structure currently located at the corner of 5th and Main Streets will enhance the character of the historic district, especially after the Callahan Cabin is put in its place and restored. With regard to the pan abode structures proposed for off-site relocation, please refer to the response provided for the previous standard. d. The demolition. partial demolition. off-site relocation, on-site relocation or temporao, relocation is necessaryfor the redevelopment ofthe parcel The structure proposed for demolition occupies a prominent location at the corner of 5th and Main Streets. The structure is in a dilapidated state of disrepair and is not worthy of restoration or preservation. Simply put, it detracts from the site and the entire historic district. Its demolition is necessary to allow the historically significant Callahan Cabin to be moved to a location of prominence, and to allow for the freeing-up of ground needed for the construction of a new six-unit building. The new structures are essential to ensuring the Christiania Lodge's continued viability With regard to the off-site relocation, the pan abode structures do not fit within the applicant's vision for the future of the site. The pan abodes are cold, inefficient structures that are substandard in size, layout, location, function and design for today' s lodging market If kept on site they would continue to contribute to the service and parking demands as well as the unit and bedroom counts of the redeveloped project This would, in turn, result in greater employee generation and thus the need for additional housing, the need for additional tourist accommodation GMQS allotments through the LP process, and so on. These considerations would significantly change not only the proposed redevelopment plan, but also the economic viability ofthe project altogether The proposal' s low percentage of site coverage, high percentage of open space, generous setbacks, and ample spacing between structures are only possible because of the Applicant's willingness and desire to sacrifice maximized densities in favor of a well-suited Christiania Lodge Redevelopment Application Page 70 and appropriate site plan. These benefits will be compromised if the off-site relocation of the pan abodes is not approved Furthermore, absent the proposed redevelopment, the Christiania Lodge is not likely to ever re-contribute to the small lodge bed base of Aspen, and the proposed demolition and off-site relocation are necessary for the viability and success of the proposed plan. 1 c. Thc redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010 This section of the application has addressed the Historic Preservation Commission's review of the proposal pursuant to Section 26.415.010. E. Vested Property Rights In order to preserve the land use approvals which may be obtained as a result of this application, the Applicants hereby request vested property rights status pursuant to the provisions of Chapter 26.308 of the Aspen Land Use Code. It is our understanding that final approval of the proposed development must be granted by ordinance of the City Council to establish such status. It is also our understanding that no specific submission requirements, or review criteria other than a public hearing, are required to confer such status 1 Christiania Lodge Redevelopment Application Page 71 1 EXHIBITS Exhibit #1: Land Use Application Form Exhibit #2: Pre-Application Conference Summary Exhibit #3: Proof of Ownership/Warranty Deed 1 Exhibit #4: Letter o f authorization for both Haas Land Planning, LLC, Planning Consultants, and Stryker Brown Architects to represent the applicant/owner Exhibit #5: List of Property Owners Within 300 Feet of Subject Property Exhibit #6: Signed and Executed Fee Agreement Exhibit #7: Sheets from the Inventory of Historic Sites and Structures relative to the subject property 1 1 1 1 EXHIBIT #1 1 I 1 1 LAND USE APPLICATION PROJECT: Name: CHRIeliAAIA ~016 Location: 501 W. MAIASc (lo-[5 A-I, Bloow. 3), BTYÂ£-GA,srre ae 46*-) (Indicate street address, lot & bjock number. legal description where appropriate) APPLICANT: Name: 1~0) MleÂ¢f M/'14 , 6.l- 4 Address: 405 Ae~ Eus#*Es 041-ret, Surla 202; A*4 CO Bt6" Phone #: (??O) 920 - 4986 ~ REPRESENTATIVE: Name: 9AASI.A,19'RA,1,1,04,LLC ' SANKGR &ujaARcArrefs ' Address: 3,111.M,u.Stf 10,Aseal,108{611 i |I9 3. 5pki,x~ 3,r:; Aseal. ED 816[1 Phone#: 910Â·925-7819 1 990- 925-zion ~ TYPE oF APPLICATION: *lease check all that apply): [2' Conditional Use j Conceptual PUD [2' Conceptual Historic Devt. ~ Special Review [2~ Final PUD (& PUD Amendment) ~ Final Historic Development U Design Review Appeal El Conceptual SPA U Minor Historic Devt, ~ GMQS Allotment ~ Final SPA (& SPA Amendment) U Historic Demolition Q< GMQS Exemption ~ Subdivision E Historic Designation ~ ESA-8040 Greenline, Stream ~ Subdivision Exemption (includes [0 Small Lodge Conversion/ Margin, Hallam Lake Bluff. condominiumization) Expansion Mountain View Plane El Lot Split El Temporary Use E Other: ~ El Lot Line Adjustment El Text/Map Amendment ~ EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 3â‚¬ual s[Roc[DRes (MOAre/35%9&=02) 4 5#1*Mi# 6>L /9 27,000 se.et Wl- - SEE AfFLI CA-no.1 800% - PROPOSAL: (description of proposed buildings, uses, modifications, etc.) 51)( st'RoorogGg. (27 uamW4Â£#R#=*4+ Â»uuM,Ale foot 0,1 27.ODDÂ®.Fr. Urr -SEE AppLICA-'TOW SOOK- Have you attached the following? FEES DUE: $ 4.Irs LL ~ [2 Pre-Application Conference Summary [2 Attachment # 1, Signed Fee Agreement [2'Response to Attachment #2, Dimensional Requirements Form ~EC|~BLE C)â€¢le {* APPI.lurTio.1 8:01~) ~ [2 Response to Attachment #3, Minimum Submission Contents Gf Response to Attachment #4, Specific Submission Contents [2'Response to Attachment #5, Review Standards for Your Application 1 1 EXHIBIT #2 1 1 1 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Chris Bendon, 920.5072 DATE: 11.29.99 PROJECT: Christiania Lodge Expansion REPRESENTATIVE: Stryker Brown, Architecture. ~ OWNER: Greg Hills TYPE OF APPLICATION: 4 Step. HPC conceptual, P&Z, City Council, HPC final. DESCRIPTION: Addition of possibly 9 lodge units to existing LP Lodge. Possible addition or conversion of existing units to AH. Preservation ofsmall historic cabin on site. HPC conceptual and Final, Minor PUD, LP Expansion, possible AH GMQS exemption. ~ Land Use Code Section(s) 26.445 Planned Unit Development (See Ordinance 35.) ~ 26.710.180 Office Zone District 26.710.320 Lodge Preservation Zone District Overlay (See Ordinance 39.) 26.470.070(M) Lodge Preservation Program (See Ordinance 39.) 1 26.415 Development in an Historic District 26.304 Common Development Review Procedures. ~ Review by: â€¢ Staff for completeness. â€¢ Development review committee (DRC) for technical considerations. The Housing Office may refer the project to the Housing Board â€¢ Community Development Director for recommendations to Boards â€¢ Historic Preservation Commission for Conceptual Development Plan. (PH) â€¢ Planning and Zoning Commission for PUD recommendation and GMQS allotments. (PH) â€¢ City Council for PUD final. (PH) â€¢ Historic Preservation Commission for Final Development Plan. (PH) â€¢ Vesting is automatic and initiates after final approval. Public Hearing: Yes, every Board as noted above by (PH). Applicant must post property and mail notice at least 10 days prior to hearing, or at least 15 days prior to the public hearing if any federal agency, state, county, municipal government, school, service district or other governmental or quasi- governmental agency owns property within three hundred (300) feet of the property subject to the development application . Applicant willneed toprovide proof of posting and mailing with an affidavit at the public hearing. Referral Agencies: Engineering, Housing, Parks, Fire Marshall, Water, ACSD, Streets, Building ~ Planning Fees: Planning Deposit Major ($2,220 for 12 hours) -2.31 0 -C --0---- Historic Fees: Significant Development (flat fee). Requires payment for both conceptual and final ($624 x 2) Referral Agency Fees: Engineering, Major ($320); Housing, Major ($~20) 914 \Whvvi \ 4 4 ~ Total Deposit: %+10Â§ (additional planning hours over deposit ~mount are billed~t a rate of $185Â¥hour) 45310 , 01) To apply, submit tho following information: 2/),1-0 \ Al 1. Proof of ownership. L97~ 9/60 2. Signed fee agreement. ~ 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. 4. Street address ancl legal description of the parcel on which development is proposed to occur, consisting ofa current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application. 6. 40 Copies of the complete application packet and maps. One to Planner prior to remaining sets. HPC = 12; PZ = 10; GMC - PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff= 1 7 An 8 1/2" by 11"vicinity map locatingthe parcel within the City ofAspen. 8. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land sun'eyor, licensed in the state of Colorado. | 9 A written description of the proposal and an explanation in written, graphic, or model form of how the proposed This must be current (within one year) and signed by a surveyor. development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please provide a written response to all criteria. " 10. List of adjacent property owners within 300' for public hearing. Contact Ann Stark in GIS Dept. 920.5453. 11. Copies of prior approvals. Alley vacation. Additional application material as required for specific review. (See attached application packet and Ordinances.) Notes: 1, The application for remodeling the two structures along the alley may be processed separately and not as part of the larger PUD application. HPC review is required for any exterior changes. A separate application requires its own fee. 1 2. The application contents and review criteria for both PUD and LP Program are contained in the attached Ordinances. 3. The application should address the project's employee generation and provision of employee housing. ~ 4. Development near trees or relocation of trees should be researched by applicant. Stephen Ellsperman, City Forester, can be contacted to do a site visit. 920.6010. ~ 5. If affordable housing is proposed, planner recommends a modification of the review procedures, pursuant to Section 26.304, to include parking review for affordable housing with Planned Unit Development. ~ 6. Upon consultation with the applicant, the schedule between the PUD Ordinance with City Council and the Final development plan with the HPC may be amended. One possible amendment discussed would be to allow City Council to consider the Ordinance on first reading prior to the HPC final review, and then schedule second reading of the Ordinance after HPC's final approval. Procedures may be amended pursuant to 26.304.060(B) and 26.415.010(C)(2). ~ 7. Planner suggests applicant submit one copy for initial completion review prior to making additional copies. ~ Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future and upon factual representations that may or may not be accurate. The summary does not create a legal ~ or vested right. 1 1 1 1 EXHIBIT #3 1 1 1 1 1 1 A AUSTIN LAWRENCE PARTNERS, LLC December 14, 1999 Stryker Brown Architects PC Attn: Steve Buettow 119 S. Spring Street Aspen, CO 81611 Dear Steve, I have attached a copy ofthe Warranty Deed that shows that 501 West Main, LLC is the owner of the Christiania Lodge. I have also attached a copy ofthe operating agreement for 501 West Main, LLC. This operating agreement shows that Roaring Fork Partners is the managing partner of 501 West Main, LLC. Finally, I have attached a copy of the Articles of Organization and the Amendment to the Anicles of Organization for Roaring Fork Partners and Austin Lawrence Partners. This document indicates the legal name change ofRoaring Fork Panners to Ausitn Lawrence Partners. These document show that 501 West Main, LLC is the owner ofthe Christiania Lodge and that Austin Lawrence Partners is the managing Partner of 501 West Main, LLC and ofthe Christiania lodge. Please call me ifyou have any questions. Sincerely, Ri~es Lester 408 ASPEN BUSINESS CENTER S l J I f E 202 ASPEN. CO 8]6ll 970Â·920Â·4988 FAX 970Â·920'9731 DEC.14.1999 11:00AM 5TDART TITLE ASPEN NO.738 P.2/7 immimm limil,il~ mim ui IiÂ® mu 0-UNWI. 12, m O.V. BILVI 1 0 2 R 11.10 9 -.0 M 0.- PITKIN COUNTY Co WARRANrY DEED TION =m ak- 301:h ded Octab.r , 133 0 0 b..en c=18*nXIA-O.-18,=, INC. a~-lon duly â€¢,pa*10 ud =imiV -..d by *. al Il= im 4*19 s.c 1 001.0.150 601 NUT MAIN, LLC DF# 360Â· w .-Nal warcal â€¢ 408 ALBC #202 1 lormr. Co 8 1611 . 0. ..id C.15 of lpITAW -1 1."f Cal.01100 ....1.0, Â¥m,=S=m, 1,â€¢,~ p-,-.0,1 m ' gh-* i.=WARS NO OM=0000 -m VALCULE COImnmUTNÂ»1 D-All. I=*-mfol~.fau*" 2 =â€¢ I B,â€¢1-' Mâ€¢ Dâ€¢VI â€¢â€¢A â€¢4= I"=I:r, 011 ~1 ml Pr"riq -I-* 1 ................ a " 6 C-* W PITIo -illoic--lodizild ~i*,0,1 3,3:1 A. 1. 0. D. *, /. 9. E //24 Z, Ilock 31, CI,r Am) romarn Or ARrÂ¤, F VEm coirr 01 â€¢3~=x. En= cr coum,M. dihowâ€¢b=Â¥4004-barec 501 W. la= BZR=:. 1~,=, CO .1,11 f. 0 700=â„¢n â€¢11, i . . ...4.=.a. 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Canly of Quts'Wico .~ J 710 â€¢re,o:/1/en""./.n/acÂ»-al.4/d h.kle - *U noth deâ€¢f October . 1,8 , -4~91glb- 82*Lah 5~,Pari stimio..0#As, Dlc, fr.cÂ¥~ Dic-bit 27, 2001 . VA.."100'"did.m.i.li.61 '. ial ,-In , W Nm~ Wh - W'muNTVDZEDÂ®,11,"I'*4 423954 lm(SFER DECLIBTION ECEIVED 11/31/!E #225-)ch Dominy Ets,vm 11/1,/Ima 2~19 ' 11,1 1 1 1 1 l EXHIBIT #4 1 l 1 1 1 1 I April 10,2000 501 West Main, LLC 408 Aspen Business Center, Ste. 202 Aspen, CO 81611 Aspen Community Development Department 130 South Galena Street Aspen, CO 81611-1975 Re: Christiania Lodge Redevelopment Application To whom it may concern I hereby authorize both Haas Land Planning, LLC, Planning Consultants, and Stryker Brown Architects to act as our designated and authorized representatives with respect to the land use application being submitted to your office for our property located at 501 West Main Street. Haas Land Planning, LLC, and Stryker Brown Architects are authorized to submit an application for GMQS Exemption, Minor Planned Unit Development, Significant Development, On-Site Relocation, Off-Site Relocation and Demolition on our property. They, or their assigns, are authorized to represent us in meetings with City staff, boards, commissions, and the City Council. Should you have any need to contact me during the course of your review, please do so through Haas Land Planning, LLC, or Stryker Brown Architects, whose respective addresses and telephone numbers are provided in the application Sincerely, 4 -1 rAU 2 .7. 501 W#ki Main, LLC 1 Greg Hills, Managing Member 1 1 1 1 1 1 1 EXHIBIT #5 1 1 1 1 1 1 501 WEST MAIN LLC ALH HOLDING COMPANY GUNNISON AOYAMA TETSUJI ~ 408 AABC #202 A COLORADO CORPORATION AOYAMA AKIKO ASPEN CO 81611 435 W MAIN ST 6105 NE KESWICK DR ASPEN CO 81611 SEArrLE WA 98105 BAILEY MIRANDA 1994 TRUST 50% ASPEN MTN RESCUE BARTON META PACKARD 630 W MAIN ST 6507 MONTROSE AVE C/O JANUS CAPITAL ~ ASPEN CO 81611 BALTIMORE MD 21212 620 E COOPER ASPEN CO 81611 0Â§ BECK GLENN A BERR LLC BOOMERANG LTD PO BOX 1102 611 W MAIN ST 500 W HOPKINS AVE VICTORVILLE CA 92392 ASPEN CO 81611 ASPEN CO 81611 ~ CARINTHIA CORP CITY OF ASPEN COMCOWICH WILLIAM L 633 E HYMAN AVE 130 S GALENA ST 420 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ASPEN CO 81611 COSCARELLO ROBERT & ELIZABETH CUNNINGHAM INVESTMENT CO INC CROCKETT ANN R TRUSTEE OF THE ~ 515 E LAS OLAS #800 2461 F 1/4 RD PRICE LIVING TRUST FT LAUDERDALE FL 33301 GRAND JUNCTION CO 81505-1203 10898 MORA DR LOS ALTOS HILLS CA 94024 DUNSDON S MICHAELE FELD ANNE S FERGUS ELIZABETH DAWSON BORKENHAGEN DAVID A 1700 PACIFIC AVE STE 4100 PO BOX 1515 ~ 617 W MAIN ST DALLAS TX 75201 ASPEN CO 81612 ASPEN CO 81611-1619 I GOLDENBERG STEPHEN R & CHERYL J HAISFIELD MICHAEL DOUGLAS & HUNTINGTON TRUST CO N A TRUSTEE 430 W HOPKINS AVE HAISFIELD LISA YERKE C/O NATIONAL CITY BANK ATTN CE ASPEN CO 81611 616 WEST HOPKINS WIGHTON ASPEN CO 81611 155 E BROAD ST 5TH FL COLUMBUS OH 43251 ~IGLEHARTJIM IGLEHART JIM ILGEN EILEEN L & JACK D & ELOISE 617 W MAIN ST 610 W HALLAM ST ILGEN IN JOINT TENANCY ASPEN CO 81611 ASPEN CO 81611 518 W MAIN ST ASPEN CO 81611 JOHNSON STANFORD JOHNSTON DANIEL R & MARGARET S KAPLAN BURTON B ~PO BOX 416 2018 PHALAROPE 1997 LAKE AVE ASPEN CO 81612 COSTA MESA CA 92626 HIGHLAND IL 60035 -KLEIN DEBBIE A COLORADO CORPORATION KOELLE ALICE LEVIN WILLIAM A REV LIVING TRUST .546 MCSKIMMING RD NEW YORK NY 10119-0799 PO BOX 2871 1 PENN PLZ STE 725 ~SPEN CO 81611 ASPEN CO 81612 MAC DONALD BETTE S TRUST MADSEN, MARTHA W MANCLARK DARLEEN ~ 15 BLACKMER RD 608 W HOPKINS AVE: APT. 9 313 BAY FRONT ENGLEWOOD CO 80110 ASPEN, CO 81611 BALBOA ISLAND CA 92662 MARCUS RENEE A MCGILL LEGACY LTD OSULLIVAN MIKE & LISA 432 W HOPKINS 11800 OLD KATY RD PO BOX 4476 ~ ASPEN CO 81611 HOUSTON TX 77079 ASPEN CO 81612 ~ PATERSON CHARLES G RANKIN CONSULTING LLC RUDOLPH RICHARD E 500 W HOPKINS 336 VINE ST PO BOX 3080 ASPEN CO 81611 ASPEN CO 81611 CAREFREE AZ 85377 SCOTT MARY HUGH SHADOW MTN CORP SMALL AND LARGE FRIES LLC C/O RUSSELL SCOTT 111 & CO LLC CO OATES HUGHES & KNEZEVICH P C 1265 MOUNTAIN VIEW 7000E BELLVIEW AVE STE 120 533 E HOPKINS AVE ASPEN CO 81611 ENGLEWOOD CO 80111 ASPEN CO 81611 STASPEN LIMITED PARTNERSHIP THROM ROBERT & PHYLISS 1/2 INT STRANDBERG JOHN J & JANE T C/O JOHN STATON THROM DOUGLAS 1/2 INT 2510 GRAND AVE APT 2403 191 PEACHTREE STREET SUITE 4900 617 W MAIN ST KANSAS CITY MO 64108 ATLANTA GA 30303-1763 ASPEN CO 81611 ULLR LODGE INC VIEIRA LINDA 50% INTEREST VERLEGER MARGARET B & PHILIP K JR A COLORADO CORPORATION HALL TERESA 50% INTEREST 15 TORREY PINES LN ~20 W MAIN ST 605 W MAIN ST NEWPORT BEACH CA 92660-5139 SPEN CO 81611 ASPEN CO 81611 WEST ALFRED P JR IVILLARI JOHN TRUST YOUNG DONALD L WEST LORALEE S PO BOX 2941 617 WMAINST 12 GREENBRIAR LN .ASPEN CO 81612 ASPEN CO 81611 PAOLI PA 19301 ~OUNG PAUL I[l ~3355 NOEL RD LB 28 DALLAS TX 75240 1 1 1 1 1 1 1 1 1 1 EXHIBIT #6 1 1 1 1 1 1 1 ATTACHMENT 1 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen Development Application Fee Policy The City of Aspen. pursuant to Ordinance 45 (Series of 1999), has established a fee structure for the processing of land use applications. A flat fee or deposit is collected for land use applications based on the type of application submitted. Referral fees for other City departments reviewing the application will also be collected when necessary. One check including the deposit for Planning and referral agency fees must be submitted with each land use application. made payable to the Aspen/Pitkin Community Development Department. Applications will not be accepted for processing without the required application fee. A flat fee is collected by Community Development for Administrative Approvals which normally take a minimal and predictable amount of staff time to process. The fee is not refundable. A deposit is collected by Community Development when more extensive staff review is required, as hours are likely to vary substantially from one application to another. Actual staff time spent will be charged against the deposit. Several different staff members may charge their time spent on the case in addition to the case planner. Staff time is logged to the case and staff can provide a summary report of hours spent at the applicant's request. After the deposit has been expended, the applicant will be billed monthly based on actual staff hours. Applicants may accrue and be billed additional expenses for a planner's time spent on the case following any hearing or approvals. up until the applicant applies for a building permit. Current billings must be paid within 30 days or processing of the application will be suspended. If an applicant has previously failed to pay application fees as required. no new or additional applications will be accepted for processing until the outstanding fees are paid. In no case will Building Permits be issued until all costs associated with case processing have been paid. When the case planner determines that the case is completed (whether approved or not approved), the case is considered closed and any remaining balance from the deposit will be refunded to the applicant. Applications which require a deposit must include an Agreement for Payment of Development Application Fees. The Agreement establishes the applicant as being responsible for payment of all costs associated with processing the application. The Agreement must be signed by the party responsible for payment and submitted with the application and fee in order for a land use case to be opened. The current complete fee schedule for land use applications is listed on the reverse side. ASPEN/PrI'KIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and (hereinafter APPLICANT) AGREE AS FOLLOWS: L APPLICANT has submitted to CITY art application for (hereinafter. THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of ali processing fees is a condition precedent to a determination o f application completeness. 0. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project. it is not possibie at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT 84: 1_,-L d.~L Ju-1.,-- - /07 <- 1 -KA #c 1/ 9 - njulie Ann Woods 1 Community Development Director Date: /7 Mailing Address: g:\support\forms\agrpayas.doc 12/27/99 1 1 1 1 1 1 1 1 1 EXHIBIT #7 1 1 1 1 1 1 1 1 1 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 527.WM Photo Information: ASP-A-15 Township 1 0 Soilth Range 85 West- Section 12 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: Callahan Log Cabin Full Street Address: 527 We s r. Ma i n Legal Description: Lot C. Block 31 City and Townsite of Aspen City Aspen County Pitkin Historic District or Neighborhood Name: Main St-.reel- Historic Dimt-riot Owner: Private/State/Federal Private Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: Early Log Cabin Dimensions: L: X W: = Square Feet: Number of Stories: 1 Building Plan (Footprint, Shape): Simple Rectangle Landscaping or Special Setting Features: _None Associated Buildings, Features or Objects - Describe Material and Function (map number / name): None For the following categories include materials, techniques and styles in the description as appropriate: Roof: Single gable, wood shingle Walls: Rough hewn log cabin Foundation / Basement: Concrete Chimney (s) : None Windows: Paired. 6 light- easement typical Doors: Vertical board, rustic Porches: None General Architectural Description: Small, single-Ar.nry log cabin Page 2 of 2 State Site Number Local Site Number 527.WM FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Callahan Original Use: Residential Builder: Callahan Intermediate Use: Construction Date: 1886 Actual X Estimate Assessor Based On: 1980 Inventory; Original source iinknown MODIFICATIONS AND/OR ADDITIONS Minor _X_ Moderate Major __ Moved X Date . 1 950's Describe Modifications and Date: Added center window facing Main St... moved from front of lot f o center when original cabin was "underneath" rinri ng planned demolit-.ion in 1950'9- Discovered board and hatten at gable ends and exposed log ends at- corners covered with vertical boards Additions and Date: NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register _ Is eligible for - National Register; __ State Register Meets National Register Criteria: A __ B __ C __ D __ E Map RE Local Rating and Landmark Designation ~_~ - Significant: Listed on or is eligible for National Register 21 - Contributing: Resource has maintained historic or architectural integrity. 0 Supporting:Â· Original integrity lost due to alterations, however, is "retrievable" with substantial effort. - Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: Thought to he one of three cahins hi]ill-. hy Elizabeth Callahan's father in late 1880's. This rahin is representativa of Aspen's settlement phase and t.he early beginnings of the town. One of two remaining log cahins with exposed logs. in 1-hip case. hand-hewn. The lise of hand-hewn logs dates the atructiire and the size and shape of the. st.ructure typi fi es the average home huill- for the earliest Aspen citizen. Other Recording Information Specific References to the Structure/Building: Pit-kin County Court- house Records: Sanborn and Sons Tnsurance Maps; Oral history, 1980, from Claire Sanderson, previous owner .. CASE NUMBER A050-00 PARCEL ID # 2735-124-49001 CASE NAME Christiania Lodge Expansion PROJECT ADDRESS 501 W. Main St. PLANNER Nick Lelack CASE TYPE PUD, Conditional Use, GMQS Exemption OWNER/APPLICANT 501 W. Main LLC. REPRESENTATIVE Haas Land Planning DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION Withdrawn BOA ACTION DATE CLOSED 6/1/01 BY J. Lindt .. PARCEL ID: |2735-124-49001 DATE RCVD: ~4/19/00 #COPIES:g-- CASE NO~A050-00 CASE NAME:~Christiania Lodge Expansion PLNR: \NiK telack PROJ ADDR:1501 W. Main St. CASE TYP:~PUD, Conditional Use, GMQS Exem STEPS:1 OWN/APP:]501 W. Main LLC. ADR~408 Aqspen Business C/S/Z: ~Aspen/CO/81611 PHN:1920-4988 REP:]Haas Land Planning ADR:~201 N. Mill St., #108 C/S/Z: ~Aspen/CO/81611 PHN1925-7819 FEES DUE:12310 D 330H 330E 330EH FEES RCVD:~3300 STAT: E- REFERRALS~ REF:] BY| DUE:| MTG DATE REV BODY PH NOTICED - DATE OF FINAL ACTION:] CITY COUNCIL:1 REMARKS~ PZ: BOA: CLOSED:|0~1 BY: IZI- Clvdj DRAC: PLAT SUBMITD: ~ PLAT (BK,PG):| ADMIN: \A) i-t(draw MAY.19.2000 10:58AM ASPEN HOUSING OFC NO.056 P. 1 .. MEMORANDUM TO: Nick Lelack FROM: Cindy Christensen DATE: May 19, 2000 RE: REQUEST FOR GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR REMODEL OF CHRISTIANIA LODGE /SSUE: The applicant is requesting a growth management exemption to redevelop the current configuration of units on the site, and to add an additional unit. BACKGROUNO: The applicant is proposing that when complete, the result of the redevelopment will be a total of 27 units - ten in the main structure at the comer of 4* and Main; four in the adjacent building to its west; one in the Callahan Cabin; six in the adjacent building to its east; two in the structure at the Corner of 5111 and the alley; and four in the adjacent structure to its east. In terms of bedrooms, there will be six studio units, fourteen one-bedroom units, six two-bedroom units, and one three-bedroom, for a total of 35 bedrooms. Currently, the existing lodge contains 26 units with 35 bedrooms. Therefore, the proposed development will result in just one additional unit than what exists currently. As with the Boomerang Lodge expansion, there are three major issues that the Housing Board has to discuss and make a recommendation to the Aspen Planning & Zoning Commission. The first revolves around mitigation requirements of the additional employees generated by the expansion. The second revolves around the phasing of the project and when the affordable housing units are to be completed. The third relates to the size, livability and management of the proposed alTordable housing units. The mitigation requirements will be discussed first. Mitiaation: As mentioned in the previous referral, there is not a set policy on how to mitigate for employees for lodges. The Housing Office met with the Community Development Department on May 10, 2000, to discuss this issue. The applicant used the survey that was done last year by the Community Development Department, which provides an employment base per units, pillows and square footage. Based on this information provided by the applicant, the current employment rate Is 11.025 FTE's per square foot, 8.68 FTE's per pillow or 6.675 per unit. The application averages the employment by units, pillows and square feet, and comes upwith 8.12 FTE's. Taking this further, the applicant used these three factors for the proposed development and came up with 15.12 FTE's per square foot, 6.66 FTE's per pillow, or 6.942 FTE's by unit, which MAY.19.2000 10:58AM ASPEN HOUSING OFC NO.056 P.2 .. averages out to 9.57 FTE's. This reflects an increase of 1.45 FTE's if averaging using the ~ method that was used in the survey. If an employee base is used per square footage, the existing FAR of 13,640 square feet would be as follows: 11.025 employees = one employee per 1,237 square feet 10 employees = one employee per 1,364 square feet 9 employees = one employee per 1,515 square feet 8 employees - one employee per 1,705 square feet If an employee base is used per square footage for the proposed redevelopment, the proposed FAR of 19,520 minus the existing square footage of 13,640 would create an additional 5,880 square feet. The additional FTE's could be calculated as follows: 11.025 employees = 5,880 + 1,237 square feet = 4.75 additional employees 10 employees = 5,880 + 1,364 square feet = 4.31 additional employees 9 employees = 5,880 + 1,515 square feet = 3.88 additional employees 8 employees = 6,880 + 1,705 square feet = 3.45 additional employees Therefore, the additional mitigation requirement would be from 3.45 to 4.75 FEB. Based on the Code, which stipulates that 60% meets the threshold for growth management, the mitigation needed for this redevelopment would be 2.07 and 2.85 FTE's. Staff differs from the applicant on this issue. The applicant represents a mitigation requirement of.87, a difference between 1.2 and 1.98 FTE's. All unit The applicant is proposing to take an existing deed restricted unit, dividing it in half, and providing two Category 2 studio units. However, the applicant is proposing the use of an existing 530 to 600 square foot, Category 1 one-bedroom unit that was approved through a growth management exemption in 1991. The application states that this is an 800 square foot, RO type deed restricted unit. City Council Resolution No. 26 (Series 1991) approved a 530 to 600 square foot Category 1 unit under a growth management exemption in 1991, and the deed restriction states that it is a one bedroom, 650 square foot unit. Due to the nature of the existing deed restricted unit, Staff would recommend denial that this unit be used to mitigate for the new FTE's required by the development and that the applicant must mitigate between 2,07 and 2.85 with another unit, preferably to be located on site. Staff would recommend acceptance of a Category 2, two-bedroom unit. A two-bedroom unit mitlgates for 2.25 employees. Even though this is less than the top requirement of 2.85, it is more than the lowest requirement of 2.07. Staff would also recommend amending the current deed restriction on the existing unit to match the actual approval of 2 MAY.19.2000 10:59AM ASPEN HOUSING OFC NO.056 P.3 .. Resolution 26 (Series 1991), stating that the unit should be deed restricted at the Category 1 level. Phasing: The applicant is proposing three separate phases to complete the development of the PUD. The first phase is to include remodeling the existing duplex and fourplex structures located along the alley. Phase T\No will involve the main lodge structure's remodel, construction of the new fourplex structures, and swlmming pool/hot tub areas. The conversion of the existing RO unit is proposed for completion in this second phase. Again, staff is recommending against using the existing deed restricted unit for mitigation for the expansion. The actual expansion of the development is scheduled in Phase Two, so staff would recommend that the mitigation be satisfied in this phase. RECOMMENDATION: The Housing Board met and discussed this issue on May 17, 2000, and would recommend Growth Management Exemption approval under the following condRions, which some of the suggestions were made by the applicant's representative: 1. The applicant provide mitigation for 2.07 to 2.85 FTE'8. 2. The applicant be allowed to satisfy the mitigation by dividing the existing unit into two Category 1 studio units and upgrading the existing cabin and deed restricting this one-bedroom unit as a Category 2 unit with an additional provision stipulated in the deed restriction that an owner can rent this one-bedroom, Category 2 unit to a Category 3 employee of theirs as long as the tenant qualifies under all the other restrictions pertaining to a qualified employee. 3. The applicant have the ability to rent the unit to a qualified employee of his/her choice as long as the tenant has been approved by the Housing Office under the Category 1 guidelines for the studio units and the Category 2 (or Category 3) guidelines prior to occupancy, and then provide the tenants with at least a six- month lease. 4. That the phasing of the deed restricted units is acceptable to the Housing Board, but that the deed restriction for all three units should be completed and recorded prior to building permit approval at the beginning of Phase One. 5. A site visit of all of the deed restricted units be completed prior to Certificate of Occupancy. /Wordreferral/christlanlaahmlt.dog 3 .. MEMORANDUM TO: Nick Lelack, Planner From: Ben Ludlow, Project Engineer 9 41 Reference DRC Caseload Coordinator Date: May 11, 2000 Re: Christiania Lodge Redevelopment The Development Review Committee has reviewed the Christiania Lodge Redevelopment application at their May 3,2000 meeting and has compiled the following comments: General 1. Sufficiency gf Submittal: DRC comments are based on the fact that we believe that the submitted site plan is accurate, that it shows all site features, and that it is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to alleviate problems related to approvals tied to "issuance of building permit." 2. R.O.W. Impacts: If there are any encroachments into the public rights-of-way, the encroachment must either be removed or be subject to current encroachment license requirements. Site Review 1, Site Drainage - Requirement - A drainage report was not submitted with the application. The site development approvals must include the requirement meeting runoff design standards of the Land Use Code at Sec. 26.580.020.A.6.a and a requirement that, prior to the building permit application, a drainage mitigation plan (24"x36" size plan sheet or on the lot grading plan) must meet the requirements of the Engineering Department Interim Design Standards and must be submitted for review and approval by the Engineering Department. The mitigation plan must also address the temporary sediment control and containment plan for the construction phase. If drywells are an acceptable solution for site drainage, a soils report must be provided with a percolation test to verify the feasibility of this type of system. Drywells have depths well below depth of frost (10' minimum) to function in cold weather. The drainage plan must contain a statement specifying the routine maintenance required by property owner(s) to ensure continued and proper performance. Drywells may not be placed within public right of way or utility easements. The foundation drainage system should be separate from storm drainage, must be detained and routed on site, and must be shown on drainage plans prior to application for building permit. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm. .. Page 2 of 4 05/11/00 Christiania Lodge Redevelopment Information - The City drainage criteria needs to be implemented. This includes but is not limited to erosion control, soil stabilization, and vegetation disturbance. Also, there needs to be an analysis of where the drainage will flow and what adverse affects may arise from potential mud and debris flow. 2. Fire Protection District - Requirement - The following requirements have been provided by the Aspen Fire Protection District: a. The new buildings will need to be sprinkled and have appropriate smoke detectors and pull stations. b. A sprinkler analysis will need to be made to determine if the 2 inch line is sufficient to provide sprinkler service. If it is not, then there will need to be adjustments made to the water service. 3. Housing Department - Information - The following information has been provided by the Housing Department: a. The housing mitigation is being calculated by a procedure that has not been approved by the housing department. Therefore the project will go for review in front of the housing department to decide if it is acceptable. This is therefore a case by case decision. 4. Streets Department - Requirement - As of the request of the Streets Department revisions need to be made as follows: a. The applicant shall not track mud onto City streets during construction. A washed rock or other style mud rack must be installed during construction. 5. Parks - Information - The following information has been provided by the Parks Department: a. The ditch along Main St. should not be realigned due to the adverse affects of flow and capacity associated with the proposed realignment and branching. b. There will not be a raw water agreement granted for ditch usage for irrigation. 6. Engineering - Requirement - The following requirements have been provided by the Engineering Department: a. ROW permits and Encroachment licenses will be required during construction if applicable. b. A full soils report and drainage report are needed before the issuance of the building permit. Presenting it in a timely manner is beneficial to the applicant as well as the reviewer. c. The south elevation of the building has a few open doors and windows that can be subject to mud and debris flow. It is not a requirement of the City of Aspen Engineering Department to control design for this at this point. But, one must be prepared for the possibility of structural and aesthetic damage if a debris flow would occur. .. Page 3 of 4 05/11/00 Christiania Lodge Redevelopment Engineering - Information - The following requirements have been provided by the Engineering Department: a. Snow storage needs to be shown on the site plan. b. The sidewalk in front of the parking on 4th St. needs to be 5 ft. wide and straight from Main St. c. The vegetation at the corner of 4th St. and Main St. needs to be shaped to were it is smaller than 3 ft. tall to prevent obscured sight vision on to Main St. d. There needs to be a new sidewalk installed the whole length of Main St. e. There needs to be an improved crossing access ramp at the corner of Main St. and 4th St. f. A drainage report needs to be submitted prior to the Building Permit process and in this report it should clarify the use of drywells. These drywells need to be at least 10 ft. deep. 7. Utilities: A utility plan needs to be submitted before any real comments and conclusions can be drawn by the utility companies. - Water: City Water Department - Requirement - The following information was given by the City of Aspen Water Department: a. All uses and construction will comply with the City of Aspen Water System Standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal code as they pertain to utilities. b. All irrigation water use for the sprinkler system needs to come from the water service and not the ditch. c. The water service line is more than likely inadequate for proper use. A service analysis will determine this. If it is found to be inadequate, then the old service will need to be abandoned and a new service tap installed on the nearest main. This is located across Main St. and will require crossing Main St. during construction. d. A copy of the condo documents needs to be submitted for review of taps and services. - Wastewater: Aspen Consolidated Waste District - Information - As a request of the Consolidated Waste District, revisions need to be made as follows: a. A set of drainage plans needs to be provided to Peg at ACSD so that an estimate of fees can be processed. b. A copy of the condo documents needs to be submitted for review of taps and services. Electric: a. Under electric, we will need a transformer easement to replace the .. Page 4 of 4 05/11/00 Christiania Lodge Redevelopment current transformer which will need to be replaced (or upgraded to the next size--100 vs 167 kva). Both can stay with the current footprint. b. The existing transformer is not shown on the existing site plan. The existing site plan should show the transformer location and the utility plan should show the proposed replacement location and easement area. - Construction: Work in the Public Right of Way - Requirement - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: Approvals 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department. DRC Attendees Staff: Phil Overynder Applicant's Representative: Greg Hills Ben Ludlow Jim Lester Ed Van Walraven David Brown Tom Bracewell Steve Buettow Cindy Christensen Nick Lelack Amy Guthrie Fred Jarman Nick Adeh , â€ž Cindy Christensen, 08:24 A~/11/00 -0600, Re: Christiania ~ Page 1 of 2 X-Sender: cindyc@commons X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58 Date: Thu, 11 May 2000 08:24:42 -0600 To: Nick Lelack <nicki@ci.aspen.co.us> From: Cindy Christensen <cindyc@ci.aspen.co.us> Subject: Re: Christiania I talked with Mitch yesterday and told him what I was doing with the calculations. I also told him that my records show that the deed restricted unit is around 500 square feet (not 800 square feet), and should be a Category 1 unit per the resolution done in 1991. He asked if maybe an amendment had been done on this, but I told him I had nothing in my files and unless he could find something different, this is what I had to go with. Cindy At 02:44 PM 05/10/2000 -0500, you wrote: It will be interesting to see how this works out. Thanks. At 02:23 PM 5/10/00 -0600, you wrote: Nick: Did you get my message that the employee unit they have on site was to have been a Category 1 fully deed restricted unit? They went for a growth management exemption in 1991 and it was approved via City Council Resolution No. 26, Series 1991. This will take away from what they propose to mitigate with, but I'll try and figure that out. Cindy At 02:19 PM 05/10/2000 -0500, you wrote: Hi Cindy, Existing FAR: 13,640 Proposed FAR: 20,520. Existing FTE's employees - based on the State survey (1998): 11.025 According to the application 8-10. Employees per square foot with existing FAR (13,640 sq. ft): 11.025 employees - then 1 employee per 1237 sq. ft. 10 employees - then 1 employee per 1364 sq. ft. 9 employees - then 1 employee per 1515 sq. ft. 8 employees - then 1 employee per 1705 sq. ft. Employees per square foot with increased FAR (20,560 sq. ft) based on above calculations: If 1 employee per 1212 sq. ft. then expansion could add 5.65 new employees for a total of 16.6. If 1 employee per 1364 sq. ft. the expansion could add 5.04 new employees for a total of 15.04. If 1 employee per 1515 sq. ft. the expansion could add 4.54 new employees for a total of 13.54. If 1 employee per 1705 sq. ft. the expansion could add 4.035 new employees for a total of 12.04. Since the number of bedrooms and pillows stays the same, these numbers are most likely much too high because theoretically the same number of visitors will be staying at the lodge. However, there will be much more to maintain and clean, and larger, more expensive units may attract guests and condo owners that require higher levels of service. In any event, the application contends that only 1.45 new employees would be generated, Printed for Nick Lelack <nickl@ci.aspen.co.us> 5/11/00 * '* . Cindy Christensen, 08:24 A~~/11/00 -0600, Re: Christiania ~ Page 1 of 2 X-Sender: cindyc@commons X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58 Date: Thu, 11 May 2000 08:24:42 -0600 To: Nick Lelack <nicki@ci.aspen.co.us> From: Cindy Christensen <cindyc@ci.aspen.co.us> Subject: Re: Christiania I talked with Mitch yesterday and told him what I was doing with the calculations. I also told him that my records show that the deed restricted unit is around 500 square feet (not 800 square feet), and should be a Category 1 unit per the resolution done in 1991. He asked if maybe an amendment had been done on this, but I told him I had nothing in my files and unless he could find something different, this is what I had to go with. Cindy At 02:44 PM 05/10/2000 -0500, you wrote: It will be interesting to see how this works out. Thanks. At 02:23 PM 5/10/00 -0600, you wrote: Nick: Did you get my message that the employee unit they have on site was to have been a Category 1 fully deed restricted unit? They went for a growth management exemption in 1991 and it was approved via City Council Resolution No. 26, Series 1991. This will take away from what they propose to mitigate with, but I'll try and figure that out. Cindy At 02:19 PM 05/10/2000 -0500, you wrote: Hi Cindy, Existing FAR: 13,640 Proposed FAR: 20,520. Existing FTE's employees - based on the State survey (1998): 11.025 According to the application 8-10. Employees per square foot with existing FAR (13,640 sq. ft): 11.025 employees - then 1 employee per 1237 sq. ft. 10 employees - then 1 employee per 1364 sq. ft. 9 employees - then 1 employee per 1515 sq. ft. 8 employees - then 1 employee per 1705 sq. ft. Employees per square foot with increased FAR (20,560 sq. ft) based on above calculations: If 1 employee per 1212 sq. ft. then expansion could add 5.65 new employees for a total of 16.6. If 1 employee per 1364 sq. ft. the expansion could add 5.04 new employees for a total of 15.04. If 1 employee per 1515 sq. ft. the expansion could add 4.54 new employees for a total of 13.54. If 1 employee per 1705 sq. ft. the expansion could add 4.035 new employees for a total of 12.04. Since the number of bedrooms and pillows stays the same, these numbers are most likely much too high because theoretically the same number of visitors will be staying at the lodge. However, there will be much more to maintain and clean, and larger, more expensive units may attract guests and condo owners that require higher levels of service. In any event, the application contends that only 1.45 new employees would be generated, Printed for Nick Lelack <nicki@ci.aspen.co.us> 5/11/00 Cindy Christensen, 08:24 AM 5/11/00 -0600, Re: Christiania Page 2 of 2 which is interesting with an increase of roughly 7,000 sq. ft. of FAR. Best of luck in determining a "true" employee generation figure. 1 (we) will be interested to know what you propose. Nick Lelack Planner, City of Aspen (970) 920-5095 Nick Lelack Planner, City of Aspen (970) 920-5095 Printed for Nick Lelack <nickl@ci.aspen.co.us> 5/11/00 .. . -A I ./ /2.A - 1 1 1 4 -- 44*14 Â·1 "'t â€¢â€¢â€¢ 1 - . --ri x 4 2 - Historic Landmark - Callahan Lodge. The proposal is to relocate the 2 panabodes offsite. Â·6~ .%91//BUL#%.-7 * =51 '.--- -*pr--Â» - % 1 - .li 4-1, , The proposal is to replace the panabodes with a new View of the panabodes and nile> swimming pool and 11 head-in parking spaces. D...1 A 7-2~:Â·.Â·f i :1 [:Â·Â·~~*~~ *.~161 I 'J h 1 ./..6. , -th Duplex at the corner or o and the alley. 1 2. i 1.Â¥ .. > - 'rÂ·:FF .7/Â£2*'IR r Â·â€¢fh=â€¢43â‚¬AK -1.7- ........ - 1.1,$1"46 -1.-I .... 736 h ,- X~*,9 ~I~ 391,~i- Â· .'. ;7-10 - 9-Â¥-1 - -mt , . Ir.j 4, . â€¢11-Eir-re:,~1â€¢WAL 14 - 9 . .A - Car ...: - - A th View from 4 and Main Street - looking West 91...':Â·.1(.ilt,3/:Â·'/i',2 :~.~b/~~~4' k-#- e '93.Ng - :#.Tr-- 19.IZ;a 44. 4 '.=.8.m#-* 466 -Â·"A- I.7.Â·.1.*:*i:*._...31.~ -18Â¥~ r *- 4,4 2 . '9. VI 4. ...J:I.-Il , .â‚¬22 Â· 76- 402:- - X. '4... , 5 1.... Â£65.E:...93~~299'401&:2;840. tÂ¢~ tÂ« $19< *1. - * - - 4 4 4 ..... \./ , View of main lodge at corner of 42" and Main Street. Pool to be removed. The arrow shows the pool's location. 46 â€¢2 74 IN I - .A '. 4 0.4 a ~ .. V *' U 4*..7 -,11 ... . 6 , 'f 8..... V. ., . -P -:>*6 i %Â£ *4)39 /7.. . . - 1 : , 1 -4 tll Existing parking on 4tll Street. View from 4 Street of alley behind the lodge. 3*~pe,) Consobdbledifan,lahon =Diytival j 565 North Mill Street~ P. 0,11 Aspen, Colorado 81611 05/4 Nick Lelack Community Development 130 S Galena k .. Aspen, CO 81611 MAY * 4 /-: U COME. . 1 1 9 & ,/1.-1, r Aspen Consolidated Sanitation District Sy Kelly * Cl iairman Jolln Keleher Paul Smith * T reas Fran]2 Lousliin Michael Kelly * Secy Bruce Matlierly, Mgr May 9,2000 Nick Lelack Community Development 130 S. Galena Aspen, CO 81611 Re Christiana Lodge Dear Nick: The Christiana Lodge is served by our District. We currently have adequate treatment facility capacity to serve the redevelopment proposed. There are downstream constraints in the collection system which will be eliminated through a system of proportionate additional fees. We will need to see a detailed on-site utility plan for the project. The on-site collection system plan and plan for the abandonment of the existing service lines must each be approved by our line superintendent. If some of the existing units are replaced with new units then new tap fees will be charged and credit for the previous units will be given in the exact amount previously paid. Units that are remodeled will be charged an incremental tap fee. If multiple units are served by a common service line then a shared service line will be needed. Shared service line agreements are available at our district office. As usual, service is contingent upon compliance with the District' s rules, regulations, and specifications which are on file at the District office. We would request that the total connection charges be paid prior to the issuance of building permits. Sincerely, '1 Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 MAY. 15.2000 7:40AM ASPEN HOUSING OFC NO. 961 r. 1 - Housing Office City of Aspen/Pltkin County 530 East Main Street, Lower Level Aspen, Colorado 81611 \--i (970) 920-5050 Fax: (970) 920-5580 FAX TRANSMITTAL FORM Date: 6-- /5-0-8 TO: 77,4 Â· From: ' ~/~1 101 Fax #: Telephone #: Fax consisting of __ _ legal and/or _~_ letter size pages (including this cover page). Brief Description or Additional Instructions: - .I~4(1 XM LAI & * ry>j JO Â· U/47 AL )1Â» *KIrÂ», cb-- A IA %,2 . k LA.,41 If you have any problems receiving this transmission, please call_ at 970-920-8050, MAY. 15.2000 7:40AM -ASPEN HOUSING OFC NO.961 P.2 .. AGENDA FOR THE REGULAR MEETING OF THE HOUSING AUTHORITY BOARD OF THE CITY OF ASPEN AND PITKIN COUNTY WEDNESDAY, MAY 17, 2000 The Meeting will be held In the Plazal Meeting Room, Courthouse Plaza Building 530 East Main, 1st Floor Aspen, Colorado 5:00 p.m. 1. Call Regular Meeting to Order at 5:00 p.m. 11. Minutes: May 3,2000 111. PUBLIC COMMENT IV. EXECUTIVE DIRECTOR'S COMMENTS â€¢ Verify Approval of Switch of Category 3 Hospital Unit with Category 4 Open Lottery Unit at Five Trees V. DIRECTORS' COMMENTS VI. ACTION ITEM: A. Request to Approve Growth Management Exemption for Remodel of the Christiania Lodge - 5:30 - 6:00 B. Habitat for Humanity Deed Restriction- 6:00- 6:15 C. Approval of Resolution for Conveyance/Sale of the Woody Creek Tavern - 6:154:30 VII. DISCUSSION ITEM: Truscott Construction Management Selection (6:30 - 7:00) VI11. WORKSESSION: Continuation of Guldellne Discussion- 7:00 - 8:00 NEXT REGULAR MEETING, JUNE 7,2000 MAY.15.2000 7:41AM ASPEN HOUSING OFC NO.961 P.3 .. MEMORANDUM TO: Housing Board FROM: Cindy Christensen THRU: Mary Roberts DATE; April 19, 2000 RE: REQUEST FOR GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR REMODEL OF CHRISTIANIA LODGE /SSUE: The applicant is requesting a growth management exemption to redevelop the current configuration of units on the site, and to add an additional unit. BACKGROUND: The applicant is proposing that when complete, the result of the redevelopment will be a total of 27 units - ten in the main structure at the corner of 4~h and Main; four in the adjacent building to its west; one in the Callahan Cabin; six in the adjacent building to its east: two in the structure at the comer of 5111 and the alley: and four in the adjacent structure to its east. In terms of bedrooms, there will be six studio units, fourteen one-bedroom units, six two-bedroom units, and one three-bedroom, for a total of 35 bedrooms. Currently, the existing lodge contains 26 units with 35 bedrooms. Therefore, the proposed development will result in just one additional unit than what currently exists. As with the Boomerang Lodge expansion, there are three major issues that the Housing Board has to discuss and make a recommendation to the Aspen Planning & Zoning Commission. The first revolves around mitigation requirements of the additional employees generated by the expansion. The second revolves around the phasing of the project and when the affordable housing units are to be completed. The third relates to the size, livability and management of the proposed affordable housing units, The mitigation requirements will be discussed first. Mitigation: As mentioned in the previous referral, there is not a eet policy on how to mitigate for employees for lodges. The Housing Office met with the Community Development Department on May 10, 2000, to discuss this issue. The applicant used the survey that was done last year by the Community Development Department, which provides an employment base per units, pillows and square footage, Based on this information provided by the applicant, the current employment rate is 11.025 FTE's per square foot, 6.66 FTE's per pillow or 6.675 per unit. The application averages the employment by MAY.15.2000 7:41AM ASPEN HOUSING OFC NO.961 P.4 .. units, pillows and square feet, and comes up with 8.12 FTE's. Taking this further, the applicant used these three factors for the proposed development and came up wRh 15.12 FTE's per square foot, 8.66 FTE's per pillow, or 6.942 FTE's by unit, which averages out to 9.57 FTE's. This reflects an increase of 1.45 FTE's if averaging using the method that was used in the survey. If an employee base is used per square footage, the existing FAR of 13,640 square feet would be as follows: 11.025 employees = one employee per 1,237 square feet 10 employees = one employee per 1,364 square feet 9 employees = one employee per 1,515 square feet 8 employees = one employee per 1,705 square feet If an employee base is used per square footage for the proposed redevelopment, the proposed FAR of 19,520 minus the existing square footage of 13,640 would create an additional 5,880 square feet. The addRional FTE's could be calculated as follows: 11.025 employees = 5,880 + 1,237 square feet = 4.75 additional employees 10 employees = 5,880 + 1,364 square feet = 4.31 additional employees 9 employees = 5,880 + 1,515 square feet = 3.88 additional employees 8 employees = 5,880 + 1,705 square feet - 3.45 additional employees Therefore, the additional mitigation requirement would be from 3.45 to 4.75 FTE's. Based on the Code, which stipulates that 60% meets the threshold for growth management, the mitigation needed for this redevelopment would be 2.07 and 2.85 FTE's. Staff differs from the applicant on this issue. The applicant represents a mitigation requirement of.87, a difference between 1.2 and 1.98 FTE's, AH Unit: The applicant is proposing to take an existing deed restricted units dividing it in half, and providing two Category 2 studio units. However, the applicant is proposing the use of an existing 530 to 600 square foot, Category 1 one-bedroom unit that was approved through a growth management exemption in 1991. The application states that this is an 800 square foot, RO type deed restricted unit. City Coundl Resolution No. 26 (Series 1991) approved a 530 to 600 square foot Category 1 unit under a growth management exemption in 1991, and the deed restriction states that it is a one bedroom, 650 square foot unit. Due to the nature of the existing deed restricted unit, Staff would recommend denial that this unit be used to mitigate for the new FTE's required by the development and that the applicant must mitigate between 2.07 and 2.85 with another unit, preferably to be located on site. 2 MAY.15.2000 7:41AM ASPEN HOUSING OFC NO.961 P.5 .. Staff would recommend acceptance of a Category 2, two-bedroom unit. A two-bedroom unit mitigates for 2.25 employees. Even though this is less than the top requirement of 2.85, it is more than the lowest requirement of 2.07. Staff would also recommend amending the current deed restriction on the existing unit to match the actual approval of Resolution 26 (Series 1991), stating that the unit should be deed restricted at the Category 1 level. PhasIng: The applicant is proposing three separate phases to complete the development of the PUD. The first phase is to indude remodeling the existing duplex and fourplex structures located along the alley. Phase Two will involve the main lodge structure's remodel, construction of the new fourplex structures, and swimming pool/hot tub areas. The conversion of the existing RO unit is proposed for completion in this second phase. Again, staff is recommending against using the existing deed restricted unit for mitigation for the expansion. The actual expansion of the development is scheduled in Phase Two, so staff would recommend that the mitigation be satisfied in this phase. RECOMMENDATION: Staff would recommend approval under the following conditions: 1. The applicant needs to provide mitigation for 2.07 to 2.85 FTE's 2. The applicant be allowed to satisfy the mitigation by providing a Category 2, two- bedroom unit, preferably located on-site, amending the current deed restricted unit as stipulated in the Resolution approving the unit. 3. The applicant have the ability to rent the unit to a qualified employee of his/her choice as long as the tenant has been approved by the Housing Office under the Category 2 guidelines prior to occupancy, and then provided with at least a six. month lease. 4. Due to the phasing of the project and that the actual increase in FAR is not scheduled until Phase Two, that the housing mitigation not be required until Phase TWO. 5. The affordable housing unit(8) needs to be approved by the Housing Office prior to building permit approval of Phase Two and should be deed restricted prior to building permit approval of Phase Two, Avordreferral/chrialleniaahmit.doc 3 .. .\%- -j September 11,2000 Aspen Real Estate Company . ASPEN Â· PITKIN 205 South Mill St. COMMUNITY DEVELOPMENT DE.PARTMEX-1 Aspen, CO 81611 Dear Business Owner: ~ The Community Development Department would like to follow up on the advertisement of 501 West Main Street (a/k/a Christiana Lodge) in the Summer 2000 Aspen Real Estate Company catalog as a condominium project. Due to the zoning o f this parcel with a Lodge Preservation (LP) overlay, and the historic use o f the parcel as a lodge, a lodge use must continue. The LP overlay requires that each unit "must be available for overnight lodging by the general public on a short term basis for at least six months of the calendar year." Condominiums that are not in the LP zone district have no such requirement. The owners of 501 West Main Street have not gone through any land use approvals to change the use from a lodge to a residential use. The City will take enforcement steps to insure the use of 501 West Main Street as a lodge is maintained, and the units are available to the general public on a short term basis for at least six monthsof the calendar year. If a potential buyer contacts the Community Development Department regarding this property they will be given the above information. Staff feels the listing in the catalog is misleading, and potential buyers should be aware ofthe limitations of this property. Please feel free to contact me with any questions at 920-5441. Regards, 13 1 / Â« 1 0-90 Sarah Oates, Zoning Officer City of Aspen CC: David Hoefer, Assistant City Attorney Julie Ann Woods, Community Development Director 130 91[Â·TH GAI.ENA STREET ASPEN, Col.oR.\Do 81611-1975 PHONE 970.920.5090 F.â€ž 970.920.3439 I'rinted â€žn Rei,cled ['aper E 0 -0 SOI West Main Aka Christiana Lodge) Comp[ete redesign and brand new condominium project. *--ra -21 -11*11*:u , . . ./r - 4 + 5.%1\44 ...6 1. -3.21-ktit-Ek**Xe- ' - :-4 }1~ <u,&6. * r r-fr Â·25-- , 1*EN -' 12 4 NU .,4 t, - 2' %4Â« >f ./ 14 - 1 4 . lit J 1 2 . f 411.,1 11*L . 11 -111 4 'LI hLI ... A 4 j \ -A . I i 3 1 1 i l'. , , V Â·.0 r'h trt" 1 t 1 ' .11 1 , -42,9 -L. - 9. M/ -- 1 // 'aft. 2 4,1 Â· b 4 1211 Â·f-*2~:,5/2266 *A#A /~44~: A classic, newly master-planned Community possessing a distinctive character and lifestyle being offered as M*Apaerr~.2m~; individital cofido/itijiitints for sale. It has illl the P L .4. 1 - ingredients of a great neighborhood and is within _2~-2 LOJE-JIJLJLIGQJIRD#< walking distance to everything Aspen has to 0#er,Â· az.*zrÂ©,~flu blm~EtE~ -- -- skiing, shopping, dining, Aspen Institute, Aspen Music .~rÂ»ei'.21!i.*Pe~Lr- 7/1 - 12,_U. Ziz3 -ker.- 2-_-- 12Â¥Â· Festival, hiking and biking. .- Ad *r , : 5$'A#. Â· Â£2..8.6 4, This community will be completely renovated on the exterior to inclitde nezo siding, windows, doors, roofs, decks, walkways, mid laiidscaping. The interior zoill be delivered as a roligh shell With utilities stubbed iii 0 allowing yoit to desigii your ozon space; or can befinished off, to your specifications, by the developer. At the end of the day,you will litive a brakid nemproduct bothinside andout at belori) retail! Thefitil service,fullamenity complex offers a swimming pool, ami [acuzzi nestled in the wonderful spruce trees and lush landscaping. Available now, phase I offers 2 - one-bedroom, one bath linits, 2 - tzoo bedroom, two bath units, and two three bedroonÂ·i, three bath units. 501 West Main, Aspen . Prices $395,000 to $900,000 11. .Of / 1 - Â·Â· ~~ 9 -O 'NO jt 1,1 1.6/.lpij/111~/ ,41,1,9 /1'q sc),Olid .,6 + . *Ll - 4, 1114* , Aftâ‚¬9 5 1,-, Â«// ~31 -2- : 4-,47,~ E- . I- .....I." h .....Illi f 0 - . ~.4 4 L ' /7 1Â«4 i..i *U -- . 59 1 24-=223 - - f *~1 04,~1~1... .1 4-4â‚¬ . *,1- 7-- 1,&=ER .1 101 ~ . *22 '96*C + .. ARCHITECTS 119 S. SPRING ST. ASPEN, COLORADO 970-925-2100 970-925-5528 FAX strykerbrown.com MAIN STREET 270'-0" ,. el'I'/f/,t, 94~*~"'/*7/9~ ~ ./\\11111'Vi/,/, / b , 59 1. \ \ 4 2 / 21 \ -3 1 /0 -- 1 1/ --------r~ A \// 4- i / --0 2- \ MA 1 /.S - I -i- - U IN , -i-V 3 1 - i - 6 - - - k... 222 - / & A-- -i= -i- -2- 2/ \37 04// \02 - / . e '' 94,&14/*4 SIDEWALK F*,LI~*,4 t 4130 4 / OF - 1- 3 / 9 1, \4 SIDEWALK 4/461'U,\0 0 / 14 '/4,6 1 On,4 %4411\12 /4/411\12. *ed,14\2~ EXISTINGDRAINAGETCH 9 1 \\V EXISTING DRAINAGE DITCH elwy// PROPERTY LINE"' 4 99 16'-8 3/8' 21-0" 2'-p. 17'-0" , 6'-0" ..2'-CY 17'-0" 10-01' 41'-0' . b 1 . 594 41+ it \4* 1 SETBACK LINE - --- ------- / --- -g 4> ./1/#'11'h\%5- 1 - 9 = / PUSSIBI& NEW POXCH ~ / ~ COVERED PORCH COVERED PORCH - --- _ - r-- 'UÂ»+ lill' , ELEMENT - Ililli 12 L Ill #-31 11 1 ONE STORY ONE STORY I COVERED PORCH COVERED PORCH ' '4; '' 22 - . ELEMENT , 1 4 44/411&4,", . . . . 0 - 1 1/ 1 . 1 HISTORIC - - HOT i CABIN : F Panabode 3 NEW TUB POOL AREA TO BE REMODELED I Panabode INTO TWO STORIES ~ ~ ~ 1~ ~ COVE=~ED PORCH AFFORDABLE HOUSING . - ONE STORY BUILDNG -f~ ONE STORY BUILDING ONE STORY BUILDING UNITS #*h.. & ' - TWO .r- 7# (Â°1 STORY 20 BUILDING . . 1,) 3 1 COVERED PORCH 1 101 , t'. I ONE STORY A -I--- 6 0 -94 +11 i.1.-4- 4X 1 1 ELEMENT 4 4Â· A / fu Â»4 19 :P- PARKING -rd A r - = 21 NEW WALIGVAY THROUGH SITE - /\ E -6 9 NEW WALKWAY THROUGH SITE 01 0--s----------mw------------ . - 0 NEW WALKWAY THROUGH SITE - _' 0 09: - 180 0 1 i -f $4/0-0 Imf[F r--v-------- ---------m--------ir----------m tr~11'Pf////65/ 1 8 13'-0" 63'-95/8" 2 7/8" 1 7 2 111 11/ ...- 5'COVERED . f . / 1 2%~ N 17 . PORCH -CH CHRI*TIANIA LODGE 1 5' COVERED 1 - - , 01'40 I m ' and APARTMENTS -i r-------7 COVERED PORCH 1 . EXISTING LA. i 1.1 \ â‚¬ 41/~1~11\* :/ 1. 1 TWO OLD UNITS :Quke - LODGE -t- /1"P~'t, TO BE MOVED ON SITE j i EXISTING TREE 501 W. MAIN STREET =26= 1 -8 TO A NEW WEST LOCATION 1 21'1'f., 16 A\% ASPEN, COLORADO 0 j + 2 AFFORDABLE TWO STORY BUILDING ==*= FOUR OLD UNITS . -t /17 7 UNITS : - NE *'44,1107 EXISTING TREE *fr*% TWO STORY BUILDING i = TO BE MOVED ON SITE , / \1 4 HOUSING UNITS TO A NEW WEST LOCATION --# 1 '444,I,2 , IN BASEMENT 44,4 â€¢ i . L "15 PHASE 11 - FOUR NEW UNITS COVERED PORCH h O - ~ le . GOVERED PORdH 1 1 2,1,1,% * 1 4//9 HPC WORK SESSION TWO STORY BUILDING . f.9---~ S â‚¬ EN /7/ 7 1 '' 41"tr~" u /4 f/9 EL - TWO STORIES WITH LOFT 1 /19% /1~.4. R 4 = 1 1,4 & 1/t 14 t /\17 '/44;04* . 44 1 > 44.62: 1"h'*** 4Â«ifif 60' = TO BE REMOV4 ,=J] 12/3 < 23 01,1 1 1 4 1 4.4 Lin.1 1 11 N - I . - r EXISTING TRE~ 1 - '42 ~f *1'WZI / , 1 .44.+Al, l i ll i 1121Â®111.1 111 JIA _ 13 .,1 1111111111 lili M..11.-I--Ii-*--IMI-I--Imi-IM-9 1 4/~All\~031 5,Lm,JA~p'Mt'/'~Â¥ ~ i,/Ff ..s.%44,1,0 ' 9 - 7~9* 7 3,151.,4 DUMPSTER LOCATION 15 / \ J PROPEFIU UNE - PARKING 1 2 3 4 5 6 7 8 9 10 11 2 12 1 ...m...." I ALLEY 6 JUNE HPC APPROVAL SITE PLAN- PHASE 11 1" = 10'-0" SCALE FOR 24" X 36" SHEETS 111 = 20'-0" SCALE FOR 11 " X 17" SHEETS A-1.1 /6 111 1,4 - PROPERTY LINE SIDEWALK FIFTH STREET 133H1S HlbIAO:I I i . 0 0 0 0 0 . e L. 0 L 1 .... .... l - .. stryker brown ARCHITECTS Memo: TO: Mr. Fred Jarman, City Historical Preservation Officer FROM: Steven Buettow DATE: October 13,2000 Rre: Summary of Changes proposed to previous HPC approvalof a Minor Development Review of Christiana Duplex and 4 plex. Dear Fred, On February 9,2000, the HPC approved a Minor Development Review Application for the existing duplex and 4 plex buildings of the Christiana. Since then these buildings have progressed through the Construction Documents phase and there developed some changes. Conversations with Amy and Suzanna Reid confirmed that these changes would be observed by the HPC monitors at the time when a building permit application was made. This permit application was put off as the other buildings were developed. However, now, the Christiana owner is scheduling construction and wants to expedite these two buildings. Listed on the following page are the proposed changes which are consistent with the previous HPC approval. Attached are reduced drawings showing the approved plans and our CD's. We would like staff, or the planning director to make a determination that: 1. the changes listed are insubstantial 2. the changes are consistent with the Minor Development approval 3. that we may proceed with construction on the basis of our Minor Development approval Please call me with any questions, Thank you 426$. 9!9ven quettow etchitecy 119 SOUTH SPRING STREET ASPEN, COLORADO 81611 970.925.2100 925.2258 (FAX) steve@strykerbrown.com E- mail A 0 0 Minor Modifications to Christiana, Duplex & 4 plex during Construction Drawing preparation Duplex building 1. On the South elevation, lower level farthest to the left the existing window changed size. The square 2' x 2' changed to a double hung 2' x 4'. A field visit pointed out that the exisitng building drawings that we started with were inaccurate on the Southeast corner of the building. At some time in the past this corner was enclosed. This corrected wall is shown with a new window in it to add light to the existing room. 42. On the West elevation, a 2' x 2' window was added to the far left, moving right the two approved windows were slightly enlarged for egress and the window combination farthest to the right was changed to a double door and window combination. On the upper level, farthest left a door was changed to a 2' x 2' window, on the gable end a fixed window was changed to 2 double hung windows the same size and farthest to the right the single door double window combination was changed to a double door and single . *Idow combination. I~ On the North elevation, lower level farthest left a single window was changed into double doors, a 2' x 2' window was changed into 2 double hung windows, and farthest to the right a single window was changed into a double window. On the upper level farthest left a double window was changed into a double door, farther right a 2' x 2' window was enlarged to 2'-6" x 3' and a single fixed window was changed to 2 double hung windows the same size and farthest to the right the double window was cl~anged to a double door. On the East elevation farthest to the left on the lower level is a new double hung window, farther /right is the corrected wall with a new window combination. 0-5 Small skylights added to the South(alley) side of the new gable dormers. See plan for size and location. 4 plex building ~/00' On the North elevation farthest to the left of the lower level is an added 2'-6" x 4' double hung window and farthest to the right a 2' x 2' window is changed to a single door. On the upper level farthest to the left a matching double hung window is added, on the gable end 2- 2' x 2' windows are eliminated, a single window is changed to a 3 window combination and farthest to the right 2- double hung windows are added. 2. On the West elevation lower level farthest to the left the direction of the stair is changed from North to South, a door is changed to a 2' x 2' window and another 2' x 2' window is added. On the upper level the new gable dormer is changed from the North to the South side to reorient the unit to the South and open to views of Aspen Mountain. Door and window combinations are altered to accommodate the gable end. 1 1 On the South elevation on the upper level one double hung window is changed to a 3 window vombination. ~~ On the East elevation on the upper level the deck farthest to the left is eliminated. A door is changed to a window and farther to the right a door and window locations are switched. On both buildings al 1. The buildings will be raised up l' on the main level and l' on the upper level to allow 9' clear ceilings. / 2- Due to construction problems caused by the existing panabode walls, we are proposing to rebuild these walls with typical 2x6 wood stud walls on the existing foundations. Stryker Brown Architects 119 SOUTH SPRING STREET ASPEN, COLORADO 81611 970.925.2100 925.2258 (FAX)