HomeMy WebLinkAboutLand Use Case.122 E Durant Ave.0010.2013.ASLU 40
THE CITY OF ASPEN
City of Aspen Community Development Department
CASE NUMBER 0010 2013.ASLU
PARCEL ID NUMBERS 2735.131.04.004
PROJECTS ADDRESS 122 E DURANT
PLANNER SARA NADOLNY
CASE DESCRIPTION COMMERCIAL DESIGN REVIEW
REPRESENTATIVE BRIAN SCHAEFER
DATE OF FINAL ACTION 4/9/13
CLOSED BY ANGELA SCOREY ON: 5/3/13
a �
NOTICE OF APPROVAL
For Commercial Design Review Exemption
at 122 E. Durant Street
commonly known as Hotel Durant
Parcel ID No. 2735-131-04-004
APPLICANT: Brian Schaefer
REPRESENTATIVE: Phillip Ring, Ring Development Services
SUBJECT & SITE OF AMENDMENT: The Applicant is requesting Commercial
Design Review exemption for the property commonly known as 122 E. Durant St. and
legally known as Lots P&Q, Block 70, City and Townsite of Aspen, and Fractional Lots
6&7, Block 2 of the Eames Addition to the City and Townsite of Aspen, related to the
demolition and reconstruction of the Hotel Durant's main deck that leads to the lodge's
entryway.
SUMMARY:
The Applicant has requested exemption from Commercial Design Review for a remodel
that includes the demolition and reconstruction of the main deck/hot tub area that leads to
the lodge's front door, and the installation of a hydraulic wheelchair lift at the western
edge of the deck's front fagade. The changes to the deck were prompted as a result of
plans for an interior remodel. Upon seeking a building permit, the Applicant was
informed by the building dept. that the lodge would need to meet Americans with
Disabilities Act (ADA) accessibility requirements, which it is currently lacking, and
plans for these changes would be required along with the interior renovation plans.
In order to meet the building standards necessary to accommodate wheelchair access and
turning radius, the deck is proposed to be expanded by 247 sq. ft. The deck and stairs
currently measure 632 sq. ft., with the proposed deck measuring 879 sq. ft. The proposed
deck will continue to meet all of the required setbacks for the zone district.
According to Section 26.412.020 Applicability of the Land Use Code, applications for
commercial design development may be exempted from Commercial Design Review if
one of the two following criterion are met:
A) An addition or remodel of an existing structure that either does not change the
exterior of the building or, as determined by the Community Development
Director, changes the exterior in such a minimal manner as to not justify this
review.
B) A remodel of a structure where proposed alterations affect aspects of the
exterior of the building not addressed by the Commercial Design Standards of
Section 26.412.060 below.
RECEPTION#: 598483, 04/09/2013 at
03:22:18 PM,
1 1 OF 4, R $26.00 Doc Code NOTICE
Janice K.Vas Caudill, Pitkin County, CO
STAFF EVALUATION:
Staff has found the application to meet the standard for Commercial Design Review
exemption, in that it meets the following criterion:
A) An addition or remodel of an existing structure that either does not change the
exterior of the building or, as determined by the Community Development
Director, changes the exterior in such a minimal manner as to not justify this
review.
Although the reconstructed deck, stairs, and wheelchair lift will be visible from the street,
the proposed changes have been found to be so minor that they do not justify the full
Commercial Design Review. The changes will be made solely for the purpose of
meeting the ADA accessibility requirements. The materials and colors used for the deck
reconstruction will not change from what currently exists. The side yard setbacks of 5'
will continue to be maintained with this reconstruction, as well as the front 5' and rear 5'
setbacks.
The increase in deck size will cause some minor loss of public amenity space, which is
currently at 38% of the lot. The minimum required amount of on-site public amenity
space is 25%. The proposed expansion brings the on-site amount to 35%, thereby
maintaining compliance with this requirement.
The 247 sq. ft. deck expansion will not add any net leasable floor area to the building, as
the increase in deck still meets the 15% deck exemption. The Applicant has calculated
the total amount of decks on the lodge at 1,208 sq. ft. The proposed deck will add 247
sq. ft., bringing the total to 1455 sq. ft. of deck space. The total allowable deck space
allowed on site that will maintain the 15% deck exemption is 1,802 sq. ft. Therefore, this
minor expansion does not increase the amount of floor area found on-site. Floor area
calculations provided by the Applicant shall be confirmed at the time of building permit
review.
A raised wall at the rear of the deck's west side is proposed to create a greater degree of
privacy for users of the lodge's hot tub, and does not interfere with the zone district's
height restriction of 36'.
DECISION:
The Community Development Director finds the application for the demolition and
replacement of the main exterior deck (Exhibit A) to meet the exemption for
Commercial Design Review, and thereby, APPROVES the application for the deck
replacement at 122 E. Durant St.
This approval allows for the demolition of the current 632 sq. ft. main deck and the
construction of a 879 sq. ft. main deck, with the inclusion of a hydraulic wheelchair
lift.
2
APPROVED BY:
is Ben Date
Commun' Development Director
Attachments:
Exhibit A--Site Plan
Exhibit B—Review Standard
Exhibit C —Application
3
Exhibit A
Site Plan
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Print Date:
Janice K. Vos Caudill Pitkin County Transaction#: 50211 4/9/2013 3:22:21
Clerk and Recorder Receipt#: 201302251 PM
530 East Main Street Cashier Date: 4/9/2013 3:22:19 PM
Aspen, CO 81611 (LGUSTAFSON)
(970) 429-2707
www.PitkinClerk.org
Customer Information Transaction Information Payment Summary
DateReceived: 04/09/2013
Source Code: Over the
Counter
Q HOTEL DURANT LLC Over the
Q Code: Over
Total Fees $26.00
122 E DURANT Return Code: Over the Total Payments $26.00
ASPEN, CO 81611 Counter
Trans Type: Recording
Agent Ref
Num:
1 Payments
$26.00
P CII1?CK 2975
1 Recorded Items
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Recording @ $11 for 1 pg and $5 for 2 or more
pgs $1 Surcharge 4 $26.00
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file:///C:/Program%20Files/RecordingModule/default.htm 4/9/2013
Exhibit B
Review Criterion
26.412.020. Applicability.
This chapter applies to all commercial, lodging and mixed-use development with a commercial
component within the City requiring a building permit.
Applications for commercial development may be exempted from the provisions of this Chapter
by the Community Development Director if the development is:
A. An addition or remodel of an existing structure that either does not change the exterior of
the building or, as determined by the Community Development Director, changes the
exterior in such a minimal manner as to not justify this review.
B. A remodel of a structure where proposed alterations affect aspects of the exterior of the
building not addressed by the Commercial Design Standards of Section 26.412.060
below.
Staff Response: Staff finds this application meets the criterion for A, above, in that the
replacement of the existing deck presents minimal change in the exterior of the Hotel Durant
building, and therefore does not justify a full Commercial Design review.
The deck is proposed to increase in size from 632 sq.ft. (including the front stairs) to 879 sq.
ft. (also includes stairs). The proposed deck will remain the same in color palette and
materials as used in the present design. It will meet the required side yard setbacks of 5', and
will not alter the building's front or rear yard setbacks. The deck is being expanded in order
to accommodate a hydraulic wheelchair lift, which will aid in the lodge becoming compliant
with the Americans with Disabilities Act (ADA). The lift is proposed to be located on the far
west end of the deck's front facade, at the edge of the side yard setback.
A slightly raised wall is proposed for the western edge of the deck which will provide increased
screening for users of the lodge's hot tub. This wall will not be visible from the street.
A new stone walkway is also proposed that will lead to the lodge's stairway and lift. This is an
essential feature that will provide an accessible surface for wheeled
The public amenity space will be reduced slightly; however, the required 25% on-site public
amenity space will continue to be exceeded. A total of 38% on-site public amenity space
currently exists, which will be reduced to 35% by the proposed deck expansion.
1
Staff finds the new deck, stairway and lift will contribute positively to the presence of the
lodge's entryway from the street, as it will be more pronounced with the reconstruction. Staff
finds this criterion to be met.
2
00/0 • ZD l 3 • A-SLq
HOTEL DU
d � M
ASPEN
Land Use Application for
Demolition & Replacement of Exterior Decks
RECEIVED
FEB 13 2013
CITY OF ASPEN
2/13/13 COMMUNITY DEVELOPMENT
Hotel Durant Land Use Application
Pre-application Conference Summary 1
Land Use Application Form 3
Dimensional Requirements Form 4
Project Description and Vicinity Map 5
Response to Review Standards 6
Drawings
Improvement Survey 7
Deck Plan 8
Deck Elevations 9
3D Views 10
Letter of Authorization 17
Signed Fee Agreement 18
Title Commitment 17
Prior Approval 19
Table of Contents
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sara Nadolny,970.429.2739 DAT try I
PROJECT: Hotel Durant, 122 E. Durant Street, Minor expansion/remodel CE D
REPRESENTATIVE: Phillip Ring, philliperds-aspen.com, 948-3464
FEB 1. 3 2013
DESCRIPTION: (cCITY OF ASPEN
The applicant is interested in a minor addition to the existing deck of the Hotel Durant, the add i�� ffl''n ai°rfol"Ne
front
ront
entryway, and installing a lift that is required to bring the building into compliance with the ADA regulations. The property is
zoned Lodge (L), and is approximately 6,000 sq. ft. in size. Based on the Lodge Zone District, the total allowable FAR for
the parcel is 2.75:1, with a 2:1 FAR for lodge development. The Durant Lodge is located in the "Mountain Base" character
area of the City's "Commercial, Lodging and Historic District Design Objectives and Guidelines."
Pursuant to Growth Management Sec. 26.470.040.6, Remodeling or replacement of existing commercial or lodge
development, the proposal is exempt from Growth Management as no new lodge units are proposed. Furthermore, the
project may meet the requirements for exemption from Commercial Design Review, if the criteria found in Sec.26.412.040,
Applicability, is met.
The applicant will need to address, by way of site plan, elevations, and other graphics or means as necessary, how the
addition of the airlock will contribute to the presence of the entry along the Durant Street frontage, and how the deck's
expansion, relocation of the front stairs, and inclusion of the lift will relate to the on-site public amenity space. The applicant
will also want to be conscious of how the airlock will complement the existing styles found on the surrounding properties,
and of the Mountain Base Character Area. The plans associated with this project will need to be reviewed by the
Engineering Dept. for compliance with run-off and drainage.
Reliant on the information previously provided in regards to this project, Staff anticipates project approval being satisfied
through administrative review. However, should a Board review be deemed necessary, Staff will inform the applicant of this
in a timely manner.
Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures
26.412.040 Commercial Design Review, Review Procedure
26.470.040.6 Exempt Development: Remodeling or replacement of
existing commercial or lodge development
See Also: Commercial, Lodging and Historic District Design
Objectives and Guidelines
A copy of the Land Use Code is available at:
http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use-Code/
A copy of the Land Use Application is available at:
http://www.aspenpitkin.com/Portals/0/docs,'City/Comdev/Apps%20and%20Fees/2011%201and%20use%2GaDp%20form,pdf
Review by: Staff for complete application
Planning and Zoning Commission for approval of Commercial Design Review and Special
Review for Parking (if required); Public Hearing
Planning Fees: $1,300 for 4 hours of staff time (additional planning hours over deposit amount are billed at
a rate of$315/hour)
Referral Fees: $265 for Engineering Department Review(this is a 1 hour deposit; additional time is billed
at$265 per hour)
Total Deposit: $1565
To apply, submit the following information:
❑ Proof of ownership with payment.
❑ Signed fee agreement.
❑ 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.
❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a
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.
❑ Total deposit for review of the application.
❑ SketchUp Model
❑ 12 Copies of the complete application packet and maps.
❑ An 8112" by 11" vicinity map locating the parcel within the City of Aspen.
❑ 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 surveyor, licensed in the state of Colorado.
(This requirement, or any part thereof, may be waived by the Community Development Department if the project is
determined not to warrant a survey document.)
❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed
development complies with the review standards relevant to the development application. Please include existing
conditions as well as proposed. list of adjacent property owners within 300' for public hearing
❑ Copies of prior approvals.
❑ Applications shall be provided in paper format(number of copies noted above) as well as the text only on either of
the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is
preferred. Text format easily convertible to Word is acceptable.
❑ Applicants are advised that building plans will be required to meet the International Building Code as adopted by the
City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal
addresses these building-related and accessibility regulations. You may contact the Building Department at 920-
5090 for additional information.
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.
RECEIVED
PROJECT: ATTACHMENT 2—LAND USE APPLICATION FEB 13 ?013
Name:
2� T mac- — �� CITY Off=' ASPEN
Location: I -7--L- CAST �tJYZ_ T �� S Loci, 70
-
(Indicate street address,lot&block number, legal description where appropriate)
Parcel ID#(REQUIRED) 2-735- - 131 dy ao
APPLICANT:
Name: -� Sc Clz.
Address: I Z2- C—PSI li 1JT ST , ks-A
Phone#: (q70 �� " 9
REPRESENTATIVE:
Name: ,IZt�C,
Address: °//>` ( q 1 S 1 c� C-6
Phone#:
TYPE OF APPLICATION: (please check all that apply):
❑ GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use
❑ GMQS Allotment ❑ Final PUD(&PUD Amendment) ❑ Text/Map Amendment
❑ Special Review ❑ Subdivision ❑ Conceptual SPA
❑ ESA-8040 Greenline, Stream ❑ Subdivision Exemption(includes ❑ Final SPA(& SPA
Margin,Hallam Lake Bluff, condominiumization) Amendment)
Mountain View Plane
Commercial Design Review ❑ Lot Split ,l Small Lodge Conversion/
Expansion
❑ Residential Design Variance ❑ Lot Line Adjustment ❑ Other:
❑ Conditional Use
EXISTING CONDITIONS: (description of existing buildings, uses,previous approvals,etc.)
PROPOSAL: (description of proposed buildings,uses,modifications,etc.)
-bc-'kAE) � � �� _c t�5 ALc'KJc,
-Tb
Have you attached the following? FEES DUE: $ (S�
❑ Pre-Application Conference Summary
❑ Attachment#1, Signed Fee Agreement
❑ Response to Attachment 43, Dimensional Requirements Form
❑ Response to Attachment#4, Submittal Requirements-Including Written Responses to Review Standards
❑ 3-D Model for large project
All plans that are larger than 8.5"X 11"must be folded. A disk with an electric copy of all written text
(Microsoft Word Format)must be submitted as part of the application. Large scale projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model.
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: �t�'��- �J�L,�T ►� � �CL
Applicant:
Location: I -2-1-
Zone District: (L-� L-0b('C
Lot Size: Oo(o S-9
Lot Area: (roc�6 sQ�i
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements,and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: —6 — Proposed: —a
Number of residential units: Existing: - t�) — Proposed: — C) -
Number of bedrooms: Existing: 2D Proposed: Zb
Proposed% of demolition (Historic properties only):
DIMENSIONS:
Floor Area: Existing: 6090 Allowable: 1 Z,0 12- Proposed: (A
Principal bldg. height: Existing: L Allowable: Proposed: 35 �-
Access. bldg. height: Existing -- Allowable: — _Proposed: —
On-Site parking: Existing: 1 Required: 10 Proposed: I
% Site coverage: Existing: q7 Flo Required: — Proposed: 5b°
% Open Space: Existing: Required: > to Proposed: %
Front Setback: Existing: I c> Required: Proposed: 8
Rear Setback: Existing: ► Required: S Proposed:
Combined F/R: Existing: _ Required. — Proposed:
Side Setback: Existing: Required: S Proposed: S
Ct� Side Setback: Existing: b' - Required: Proposed.• I o, �
Combined Sides: Existing• Required: Proposed.• -
Distance Between Existing - Required: r Proposed:
Buildings
Existing non-conformities or encroachments:
Variations requested: rJ Z)t-�e
o 10
Project Description
Property Description:
The Hotel Durant is a 20-room, family owned and operated hotel in the City of Aspen.
Originally constructed in 1963, the Hotel was significantly remodeled in 1985 and a
limited remodel in 2005. Located in the Lodge(L) Zone District near the base of Lift IA,
and in close proximity to the commercial core, the Hotel Durant is a valuable component
of the Aspen lodging base.
Due to budget constraints the owners have elected not to take on the extensive remodel
and expansion that was approved in 2012. Instead, they would like to work with the
existing building and replace finishes and fixtures. However, this interior remodel will
require ADA improvements to the building. In order to provide adequate access and entry
to the building, the existing decks will have to be replaced. This application allows the
Hotel to provide complete ADA accessibility to the Lobby level, as well as reconfiguring
the deck and hot tub area to be ADA compliant.
The existing deck is 632 square feet, including the stairs. This application proposes to
remove and replace the deck with 879 square feet of deck and ADA lift, an increase of
247 sqft. This should not be a critical number as the property is still well below the 15%
allowable FAR deck exclusion (1801 sqft). Additionally, this plan would increase the
sidewalk leading to the entry steps and adjacent lift by 70 sqft. Again, this does not
critically affect either the open space requirement or site coverage limitation.
Based on the conformity of this application to Aspen's land use code, and the
recommendation of staff, the applicant requests to be exempt from Commercial Design
Review.
i
:F
s
Vicinity Map
- 5 -
Response to Review Standards
Review Standards Compliance:
Land Use Regulations — Growth Management Quota System
Sec. 26.470.040. Exempt Development
6. Remodeling or replacement of existing commercial or lodge development—
Application does not include expansion of net leasable space or an increase in unit
count and is therefore be exempt from GMQS review.
- 6 -
IMP.ROV.RME..I T SURVEY PLAN`
Fractional Lots P and Q,Block 70, City and Tacunsite ofAspen and Fractional Lots 6
and 7, Block 2,Eames Addition to the City and Townsite of Aspen
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February 12, 2013
City of Aspen
Community Development Department
130 S Galena Street
Aspen, CO
To Whom It May Concern:
This letter hereby authorizes Phillip Ring and Ring Development Services, Inc. to represent
the interests of the Hotel Durant and its ownership in land use meetings and applications to
the City of Aspen.
The hotel is located at 122 East Durant, Aspen, Colorado (Parcel # 2735-13-104-004).
Sincerely,
Brian Schaefer
(970)618-9033
Owner, Operator
Hotel Durant
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�ED 13
COMMUNITY DEVELOPMENT DEPARTMENT
���������k����R�� ��� ������ ������U^d�:��^���� ��������
Agreement ~.— Pay Application Fees
n agreement between the City of Aspen
Property Phone No.:
Address of Billing
(subject of (send bills here)
I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications
and the payment of these fees in a condition precedent to determining application completeness. | understand
that as the property owner that I am responsible for paying all fees for this d evelopment application.
For flat fees and referral fees: | agree to pay the following 8eoo for the oomioea indicated. | understand that these
flat fees are non-rofundub|o.
$'4:���^~_Oat fee for $ flat fee for
$ flat fee for $ flat fee for
For deposit oanoa only: The City and | understand that because of the aize, nature or scope of the proposed
pnojoo(, it is not possible at this time to know the full extent or total costs involved in processing the application. |
understand that additional costs over and above the deposit may accrue. | understand and agree that itio
impracticable for City staff to onmp|ohe pnn000uing, mviow, and presentation of sufficient information to enable
legally required findings to be made for project consideration, unless invoices are paid in full.
The City and | understand and agree that invoices mailed by the City to the above listed billing address and not
returned bothe City shall be considered by the City as being received by mo. | agree to remit payment within 30
days of presentation ofan invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment.
I agree to pay the following initial deposit amounts for the specified hours of staff time. | understand that payment
of deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, | agree to pay additional monthly billings to the City to reimburse the City for the
processing ofmy application/t the hourly rates hereinafter stated.
$_� deposit for I hours of Community Development Department staff time. Additional time
above the deposit amount will bo billed at$315 per hour.
$ deposit for 1 hours of Engineering Department staff time.Additional time above the deposit
amount will ba billed at$265 per hour.
City ofAspen: Property Owner:
ChriaBendon
Community Development Director Name:
City Use: Title:
Fees Due:$_Received:
November,2011 City of Aspen 1 3)0 S. Galena St. (970)920-5090
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Permit We aslu Aspen Land Use Permit 0010.2018.ASLU
Address 122 E DURANT Apt/Suite C—
.3
Cry JASPEN State CO Zip 81611
X Permit Information
Master permit�— — Routing queue asluDl Applied
Project Status 1pending Approved
--
`'
Description � PPLICATION FOR COMMERCIAL DESIGN REVIEW-SMALL LODGE CONVERSION Issued
p ,
ClosedFlnal
Submitted RDS-PHILLIP'RINK 918 36 —� CIc�c1' Running pays n Expires (g
Ovaner
i'
Last name 1HOTEL DURANT LLC First name 122 E DURANT
ASPEN CO 81611
Phone 1(970)92,5-8500 Address l
Applicant
Owner is applicant? 0 Contractor is applicant?
Last naive HOTEL DURANT LLC First name I 122 E DURANT
ASPEN CO 81511
Phone (970}925-8600 Cost [2 4538 Addnp
Lender
Last name First name
_..._ __ _�_�—_._... "..._ _....... .......__
"
As enGald5 server an etas '1 a#1
V
RECEIVED
JUL 11 2012 HOTEL DUR&
CITY OF ASPEN NT COMMUNITY DEVELOPMENT A S P E N
1
I
Land Use Application for
Remodel & Addition RECEIVED
(Minor Lodge Expansion)
MAY Q 1 2012
CITY OF ASPEN
COMMUNITY DEVELOPMENT
Land Use Regulations — Supplemental Regulations 4`
Sec. 26.575.030. Public amenity
F. Design and operational standards for public amenity
1. Open to view.
Proposed public amenity space is adjacent to sidewalk and visible.
2. Open to sky.
Proposed public amenity space is open to the sky and not covered.
3. No walls/enclosures.
Proposed public amenity space is not enclosed.
4. Prohibited uses.
Proposed public amenity space will not be used as storage, service, delivery, or
parking. Nor will it contain structures of any type.
S. Grade limitations.
Proposed public amenity space is less than 2 feet below (and 4 feet above)
existing street and proposed sidewalk.
6. Pedestrian links.
The City has not adopted a trail plan incorporating mid-block pedestrian links for
this block.
7. Landscaping plan.
Prior to issuance of a building permit, a landscape plan and bond will be provided
to the City.
8. Maintenance of landscaping.
Landscaping of proposed public amenity space will be maintained above a
satisfactory level.
9. Outdoor Merchandising on Private Property.
Merchant businesses do not exist on this block.
10. Outdoor Restaurant Seating on Private Property.
Restaurants do not exist on this block.
11. Design guideline compliance.
Proposed public amenity meets the parameters of the Mountain Base Character
Area Design Guidelines as demostrated in the appropriate section of this
application.
Sec.26.575.060. Utility/trash/recycle service areas.
A. General
1. Service areas are located along alleyway.
2. This application does not request the allowable extension of the building to
the rear property tine.
3. Utility and trash areas extend well over 20 feet of the alleyway property line.
4. A reduction of the required utility/trash/recycle area is not requested.
B. Review standards for reduction of dimensions.
A reduction of the required utility/trash/recycle area is not requested.
ADDENDUM 1
Land Use Regulations —Supplemental Regulations 2
Sec. 26.412.060. Commercial design standards
B. Utility, delivery and trash service provision
1. Minimum standards.
Per LUC Sec. 26.575.060, because the property adjoins the alleyway, 20 linear feet
of utility/trash/recycle service area is required. This condition currently exists
with 8 linear feet of trash facility (a concrete pad surrounded by 6' fence on 3
sides), 7 linear feet of utility transformer area, 4 linear feet of building access, and
6 linear feet of recycling bin area (totaling 25 linear feet of utility area). No
changes are proposed.
2. Location.
Utility pedestals are intended to stay in existing location on NW corner of the
property, along the alley. A Multipurpose Easement was recorded on July 5th of
1979 (8372 P80, Rec# 216075) for this purpose and continues to be utilized.
3. Delivery service areas.
Delivery and reception of goods is uncommon at the Hotel. The Hotel has
biweekly pickup and delivery of laundered sheets and towels. No other regular
deliveries are scheduled.A truck loading facility is not necessary or planned.
4. Mechanical exhaust.
All new or replaced mechanical exhaust will vent through the roof, toward the
alley end of the building.
S. Mechanical ventilation equipment and ducting.
All new and replaced mechanical will be ducted internally within the building and
ventilated through the roof. Existing condensation units are to remain in their
current location.
ADDENDUM 1
Table of Contents
Pre-application Conference Summary 1
Land Use Application Form 3
Dimensional Requirements Form 4
Project Description and Vicinity Map 5
Response to Review Standards 6
Drawings
Improvement Survey 12
Site Plans 13
FAR Study 15
Renderings 16
Floor and Roof Plans 18
Elevations 24
Material Selections 27
Lodge Unit Summary 28
Letter of Authorization 29
Signed Fee Agreement 30
05/01/12
CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Jessica Garrow,429-2780 DATE: February 3,2012
PROJECT: Durant Lodge, 122 E. Durant Street, Minor Lodge Expansion
REPRESENTATIVE: Phillip Ring, Phil Iip(a)rds-aspen.com,948-3464
Ken Adler,Ken na.ka-designworks.com,948-9510
DESCRIPTION:
The potential applicant is interested in a remodel and small addition to the Durant Lodge. The property is zoned Lodge (L), and
currently has a lodge with 19 one-bedroom units on the property. Each unit is approximately 250 sq.ft. in size. The applicant is
interested in an increase of approximately 2,500 sq. ft., adding about 100 sq. ft. to each lodge unit. The bedroom count and unit count
will not change.
The lot is approximately 6,000 sq. ft. in size. With the 20 units, the parcel has 1 lodge unit per 300 sq. ft. of lot area. Based on the
Lodge Zone District, this means the total allowable-FAR for the parcel is 2.75:1, with a 2:1 FAR for lodge development. Please note
that achieving the maximum FAR is subject to compliance with design standards, dimensional requirements, and public amenity
requirements.
Pursuant to Growth Management section 26.470.040.6, Remodeling or replacement of existing commercial or lodge development, the
proposal is exempt from Growth Management because no new lodge units are proposed.
The prospective applicant has indicated that there are currently fewer parking spaces on-site than are required under the land use
code. The site is required to have .5 spaces per lodge unit, or 10 spaces. Any existing deficit in parking can be maintained, but it
cannot be increased. If the applicant is interested in further reducing the number of parking space on-site, Special Review is required.
This is a P&Z review.
The Durant Lodge is located in the "Mountain Base" character area of the City's "Commercial, Lodging and Historic District Design
Objectives and Guidelines." Due to the limited nature of this project, staff recommends the Conceptual and Final design review be
consolidated. This can also be consolidated with special review for parking. The application must comply with the Design Guidelines
outlined for Conceptual&Final Review in the Mountain Base character area. A SketchUp Model is required for this application.
Relevant Land Use Code Section(s):
26.304 Common Development Review Procedures
26.412.040 Commercial Design Review, Review Procedure
26.515.040 Parking,Special Review Standards
See Also:
Commercial, Lodging and Historic District Design Objectives and Guidelines
A copy of the Land Use Code is available at:
http://www.aspenpitkin.com/Departments/Community-DevelopmenUPlanning-and-Zoninq/Title-26-Land-Use-Code/
A copy of the Land Use Application is available at: - - - - - - - -
http://www.aspenpitkin.com/Portals/O/docs/City/Comdev/Apps%20and%2OFees/2011%2Oland%20use%20app%20form pdf
Review by: Staff for complete application
Planning and Zoning Commission for approval of Commercial Design Review and Special Review
for Parking (if required); Public Hearing
Planning Fees: $4,410 for 14 hours of staff time(additional planning hours over deposit amount are billed at a rate
of$315/hour)
Page 3
Referral Fees: $945 for Parks Department Review(Flat Fee)
$265 for Engineering Department Review(this is a 1 hour deposit; additional time is billed at$265
per hour)
Total Deposit: $5,620
To apply,submit the following information:
❑ Proof of ownership with payment.
• Signed fee agreement.
• 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.
❑ Street address and legal description of the parcel on which development is proposed to occur,consisting of a 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.
❑ Total deposit for review of the application. - - - - - - -
❑ SketchUp Model
❑ 12 Copies of the complete application packet and maps.
❑ An 81/2"by 11"vicinity map locating the parcel within the City of Aspen.
❑ 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 surveyor,licensed in the state of Colorado. (This requirement,or any part thereof,may be
waived by the Community Development Department if the project is determined not to warrant a survey document.)
❑ A written description of the proposal and an explanation in written,graphic,or model form of how the proposed development complies with
the review standards relevant to the development application. Please include existing conditions as well as proposed. List of adjacent
property owners within 300'for public hearing
❑ Copies of prior approvals.
❑ Applications shall be provided in paper format(number of copies noted above)as well as the text only on either of the following digital
formats. Compact Disk(CD)-preferred,Zip Disk or Floppy Disk. Microsoft Word format is preferred.Text format easily convertible to
Word is acceptable.
❑ Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen,the
Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and
accessibility regulations. You may contact the Building Department at 920-5090 for additional information.
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.
Page 4
ATTACHMENT 2-LAND USE APPLICATION
PRo.IEcr: Atn-e4 .1> Jr MvNor- L-,r bE e q<Wstw
Name: -F>,t-iN0 S�--N1acEPE� �c�TEL �J�11/�1r
Location: 2Z 6�AjT -1>JR1WT STK-EE T L1�T'� �t,oc�� ��.r�►tt�
Indicate street address lot&block number,legfil description where appropriate)
Parcel ID#(REQUIRED) ZZ'3S • l31 �O
APPLICANT:
Name:
Address:
Phone#: (9.7 c� 1$ •go33
REPRESENTATIVE:
Name: tt.,�tp �-t S l�
Address: Tb 3� 1X451 , ASS C--o -L-
Phone#: <«"� ltgt •3`4 L y
TYPE OF APPLICATION:(please check all that apply):
❑ GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use
❑ GMQS Allotment ❑ Final PUD(&PUD Amendment) ❑ Text/Map Amendment
❑ Special Review ❑ Subdivision ❑ Conceptual SPA
❑ ESA-8040 Greenline,Stream ❑ Subdivision Exemption(includes ❑ Final SPA(&SPA
Margin,Hallam Lake Bluff, condominiumization) Amendment)
Mountain View Plane
Commercial Design Review ❑ Lot Split ( Small Lodge Conversion/
Expansion
❑ Residential Design Variance ❑ Lot Line Adjustment ❑ Other:
Conditional Use
ExIsTING CONDITIONS: (description of existing buildings,uses previous approvals,etc.
S►•Y.LZ LI-S'TO" L06 0E -t'wtt.trju k,� 0014 5jf+ 04- , No l.A44D JSE N%ZWA !>
PROPOSAL: (description of proposed buildings,uses modification etc.
9-Q'V\0DE.A- aP t=X.tSTtN , STR.+�c."ty(Li. I.JITk E�,W` Sl c>j To lQ LIZ fg•
jw-r c >JOT 4.JbC- Ut-c taN(-eD 0-6?1.Ac-E Pt rc-OF-t� (tooF ,,,t FL Ar K4>oFS bem. -,-
Have you attached the following? FEES DUE:S Sib 73>
[� Pre-Application Conference Summary
® Attachment#1,Signed Fee Agreement
® Response to Attachment#3,Dimensional Requirements Form
® Response to Attachment#4,Submittal Requirements-Including Written Responses to Review Standards
® 3-D Model for large project
All plans that are larger than 8.5"X 11"most be folded. A dbk with an electric copy of all written text
(Microsoft Word Format)must be submitted as part of the application. Large scale projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model.
Page 5
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: ( tkich Lz&e 6-PA4,Sitr.�
Applicant: Z? kt+ , 5c..AAtf i=t4-
Location:
Zone District: L -
Lot Size: (,GGL W � U. 136 A�
P f
Lot Area: (,,v o(' -%*C f
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements,and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable: Existing: -f-; Proposed: o -
Number of residential units: Existing: - C)-------Proposed.- -
Number of bedrooms: Existing: Zv Proposed: 2y
Proposed %of demolition(Historic properties only):
DIMENSIONS:
Floor Area: Existing.- �G`+' Allowable: _(Z,D 1 Z_Proposed: j 6 ,(o y Z
Principal bldg. height: Existing. 3S .Allowable: 3?,'+v Ic' Proposed: '-I(
Access. bldg. height: Existing _--- _Alloti+able: Proposed: —
On-Site parking: Existing J__Required.• 1 v __Proposed:
%Site coverage: Existing:--q7 °/. Required: Proposed: `tr 7
%Open Space: Existing: $% Required: 1 u tat %_Proposed.__ 37
Front Setback: Existing:_ 1 y ' _Required.-_ s Proposed.- IC
Rear Setback: Existing. 11 Required. S Proposed: '-I I
Combined FiR: Existing: Required. - Proposed: -
�`^�ESr� Side Setback: Existing: 5 Required:_ 5 Proposed: 5
Side Setback: Existing: i 0'-G_Required. Proposed:
Combined Sides: Existing: - Required: Proposed:
Distance Between Existing — Required.-____ Proposed: —
Buildings
Existing non-conformities or encroachments: t -�►�c, (��r�rl-� �:.,.1� r�,,,ro, t��
Variations requested: Nt�Nk
Page 6
Project Description
Property Description:
The Hotel Durant is a 20-room, family owned and operated hotel in the City of Aspen. Originally
constructed in 1963, the Hotel was significantly remodeled in 1985 and a limited remodel in 2005.
Located in the Lodge (L) Zone District near the base of Lift 1A, and in close proximity to the
commercial core, the Hotel Durant is a valuable component of the Aspen lodging base.
Based on increased market demands and the overall age of the property, the current hotel is
undersized and outdated. This application proposes a near-complete remodel of the existing structure
and addition of 3738 square feet of FAR. By enlarging room sizes,
updating
amenities the owners intend to bring the property back up to competitive tandards within the Aspen
market.
As demonstrated in this application, the proposal is moderately scaled, sensitive to the neighboring
properties, and represents a significant improvement over the existing condition. The application does
not seek to maximize the FAR available on the site, nor will it require any variances for approval.
Furthermore, the project is not subject to GMQS review or required to provide additional parking or
employee housing mitigation.
No previous land use approvals have been recorded for the property.
Based on the conformity of this application to Aspen's land use code, and the recommendation of
staff, the applicant requests a consolidated review process by the Planning & Zoning Commission.
* ' Qd
IN
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Vicinity Map
Page 7
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Response to Review Standards
Review Standards Compliance:
Land Use Regulations
Sec. 26.412.060. Commercial Design Guidelines
A. Public Amenity Space — Currently the site has 2282 square feet of open space, representing 38 %
of the property. Presently none of the open space has been designated as a Public Amenity. Proposed
plan is nearly identical with 2222 square feet of open space, representing 37% of the property, adjacent
to new proposed sidewalk along Durant Street. The open space will be enhanced by the addition of
bench and table seating within a comfortable and relaxed landscape plan. Additionally, a new
pedestrian corridor will be available along the west side of the property to access the alleyway behind.
B. Utility, delivery and trash service provision — The existing trash and recycling location at the
northeast corner of the site along the alleyway will remain. Limited changes to the secondary utility
locations are proposed; primary utility locations will be untouched. New exterior mechanical system
components will be located on the roof, obscured from view.
Land Use Regulations — Supplemental Regulations
Sec. 26.515.030. Required number of off-street parking spaces
Code requires 0.5 spaces per lodge unit in the (L) zone district. Currently there are 9 available parking
spaces (8 front, 1 rear) for 20 units, leaving a 1 space deficiency. Because this proposal would not
increase the number of lodge units, the hotel is allowed to maintain the current parking deficiency.
Sec. 26.575.020. Calculations and measurements
F. Measuring Building Heights
4.Allowed Exceptions to Building Heights
c. Code allows elevator and stair enclosures to extend up to ten feet above specified maximum
height limit if set back from the street-facing facade at least fifteen feet. As shown in the
elevation drawings, the application requests this allowance.
Sec. 26.575.030. Public amenity
Because this proposal seeks to increase the footprint of the existing building, the applicant is required
to provide a public amenity space to enhance the pedestrian experience. As referenced in the
Commercial Design Guidelines, this proposal provides for 37% open space on the parcel and
significant amenity space along the street-facing side of the property. This exceeds the code
requirement for a public amenity.
Land Use Regulations - Zone District
Sec. 26.710.190. Lodge (L)
D. Dimensional Requirements — Application meets all dimensional requirements as shown in
Attachment 3, provided Planning & Zoning grants the allowable 40' height restriction.
Mountain Base Character Area Design Guidelines
Design Objectives
1. Provide a pedestrian-friendly street edge.
Proposed plan will improve the pedestrian experience by adding a sidewalk and relocating the
building entrance to be street-facing. This will be enhanced by a gently landscaped public
amenity space between the sidewalk and building.
Page 8
2. Provide a sense of human scale.
A sense of human scale is achieved through the extensive variation of masses and roof forms,
emphasized by a warm and inviting palette of materials. The new, street-facing entrance will
greatly enhance the Durant Street facade. The cantilevered element above the entry steps
provides protection from the elements, while the glass frontage is open and inviting. With the
building mass stepping back at the new roof deck, a sense of openness is conveyed with the
use of glass railings.
3. Encourage pedestrian serving uses at the street level.
Open space will be available and accessible to pedestrian access. As a small lodge, no other
uses are necessary or planned.
4. Reflect the natural topography.
Proposed finish grade does not significantly change existing grade and will continue to reflect
the natural topography.
5. Provide an interconnected pedestrian circulation system.
A new pedestrian corridor will be created along the western property line, providing pedestrian
access between street and alley.
6. Maintain views to the mountain and other natural features.
Proposed structure does not significantly affect mountain views from any view point. In some
cases mountain views may improve since existing pitched roof is removed and replaced by a
flat roof. Additionally, new roof-level spaces are intentionally planned towards the center of the
structure in an effort to minimize visibility and reduce impact to views.
Street&Alley Systems
4.1 Provide pedestrian ways through a property that will connect to public sidewalks and trails.
A new sidewalk will be added across the front of the property. Pedestrian access through
property, from alleyway, will connect to public sidewalk along Durant Street.
Parking
4.2 Minimize the visual impacts of parking.
Application does not affect the existing parking or its visual impacts.
4.3 Structured parking access shall not have a negative impact on the character of the street.
N/A
Topography
4.4 A building on a sloping site should be designed to reduce the perceived mass and scale
and reflect the natural slope of the site.
A majority of the new proposed roof structures have been designed to step back from the street-
facing facade to reduce the perceived mass and scale. Building masses vary in height to help
maintain a human scale and to integrate with the size and scale of adjacent structures. A variety
of materials will be applied to help express modulation of the building facade.
4.5 Design a building to integrate with the natural landscape.
Design is limited by existing structure, however applicant is confident that the new building will
better fit within the natural landscape due to its more natural material palette and more balanced
design features.
Public Amenity Space
Location of Public Amenity Space
4.6 Locate Public Amenity Space such that it is conveniently accessible.
Public Amenity Space will be located along the street-facing side of the property and adjacent to
proposed sidewalk.
Page 9
4.7 Locate Public Amenity Space such that it is visible from the public way and takes
advantage of solar potential for outdoor activities related to hotels.
Public Amenity Space will be visible from Durant Street on the south side of the building.
4.8 Provide pedestrian ways that accommodate convenient access.
Pedestrian corridor will be conveniently located along the west property line, connecting the
alleyway with new proposed sidewalk.
4.9 Provide Public Amenity Space which accommodates outdoor dining space adjacent or
close to and directly visible from the public way.
N/A
Building Placement
Building Setbacks
4.10 Use setbacks to reduce building scale, enhance public access and accommodate
landscaping where appropriate.
All building setback requirements are met or exceeded by this application.
Building Orientation
4.11 Orient a primary entrance to the street or an area of open space adjacent to the street.
New primary entrance will be created, relocating the entry to be street-facing.
Building Placement
Height Variation
4.12 A new building or addition should reflect the range and variation in building height of the
Mountain Base Area.
Proposed building does not exceed the allowable zone district height restriction of up to 40'. The
additional height is requested to allow for flat roofs to improve building's aesthetics and overall
energy efficiency with live roofs. The proposed building will relate well to other structures,
height-wise within the Lift 1 area. Due to matching existing floor-to-floor heights, the desired
floor-to-ceiling height cannot be met.
4.13 Incorporate varied heights of building components in a development.
Variations in height and profile are expressed across the width and depth of the proposed
structure.
4.14 Provide variation in building height and roof profile.
Different sections of the structure vary in height and roof profile. Setbacks and wall planes also
vary greatly across different building components.
Building Design &Articulation
4.15 To reduce the perceived mass of a building, the design shall respect the natural setting and
reflect the human scale and character of the city.
Design specifically creates a relatable, human scale from the street perspective. Varied roof
profile, along with variations in materials and detailing, accents the articulation of the facade.
Street Level Character
4.16 Develop the street edge to be visually interesting to pedestrians.
Proposed street edge will be landscaped to be appealing to pedestrians.
4.17 A new building should be designed to maintain the stature of traditional street level retail
frontage.
N/A
4.18 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on
all floors.
Proposed addition will match the floor-to-floor height of the existing structure.
Page 10
4.19 The retail entrance should be at the sidewalk level.
N/A
4.20 Incorporate an airlock entry into the plan for all new structures.
N/A
Roofscape
4.21 The roofscape should be designed with the same design attention as the secondary
elevations of the building.
Proposed roofscape has been carefully designed for an exceptional rooftop user experience.
Rooftop decks, a hot tub, gas flame fire pit, and 'live green roofs' have all been incorporated into
the plan.
4.22 Variation in roof profile should be reflected in both the width and depth of the roofscape of
the building.
Roof profile as designed has a great degree of variation along both the length and width of the
structure.
Architectural Materials
4.23 High quality, durable materials should be employed.
All proposed materials are of superior quality and aesthetics, as can be seen in the drawing set.
Natural stone, stucco, and cedar are proposed for siding materials. Standing seam metal is
proposed for all pitched roofs. Flat roofs will host a 'live green roof system.
4.24 Building materials have these features:
All proposed materials have a long history of use in Aspen. Careful placement of the materials
on different elements of the structure will help the building be perceived at a reduced scale and
enhance the visual interest of the facade. The steps and glass entry will help convey a human
scale.And the elements selected have proven durability within the mountain climate.
Paving & Landscaping
4.25 Landscaping and paving will have the following characteristics:
Landscaping will enhance the visual interest of the street scene and help integrate the building
into its setting.
4.26 Landscaping should create a buffer between the street and sidewalk.
Because of the limitations of using the existing structure and the on-street parking, a reasonable
opportunity to create a buffer between the street and sidewalk does not exist. Sidewalk will need
to be integrated into the new curb and gutter placement.
Page 11
IMPROVEMENT SURVEY PLAT
6
3
Fractional Lots P and Q, Block 70, City.and Townsite of Aspen and Fractional Lots 6
and 7, Block 2, Eames Addition to the City and Townsite of Aspen
(
R.bn.n cap LEGEND
Jos 72 San m LSa.v ' �.:_Y. o MeN efer
3-F
7914
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Vicinity Map
li�nysVA! 81 7!11.6- ', � 11'A Aspen llae lD�a.:�Bmef MpMl I �
Scale. 111-500 6F o7T89oe5 n� .
791 I
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Wall 81. 7 S
\ F y / .7913.55
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7914.25 .4 5'
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yo A ldL ddlnp�
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/ 791380 $ �`�y��pa PROPERTY DESCRIPTION
NO Monument \�l\ n " f"
5-159' - rt inuhw 8 V /<",_�`.
i / FRACTIONAL LOTS P AND Q, 0.
ELe.-7720.88' '3 sr ry man N 1 \ , q CP ry
",u E a nt sr..et �o BLOCK 70,
/ 7914.48 - , I3 �„ - \ `�\ CITY AND TOWNSTfE OF ASPEN
R u nro Qo
FRACTIONAL LOTS 6 AND 7,
-F BLOCK 2,
EAMESADDITTON TO THE CITYAND 7UWNSl7E OFASPEN
.l913]9 l-RooJE(-1943.9'
91��_ R-k W.0 \ \ COUNTY OF PITKIN,STATE OF COLORADO
E1-79126, .3.
Reba,&Cap LS No_16129 - 33
�E SYte Fknclvwrk F, n W.0 741.70
Lneu.-7915.4' �i
NOTES
9tH•5734'8 A Qfncle}4 '` ;p p4o/ �/ 7919.43 10.�:39�'� ��A 1,
10�,/. ,4 792E 1 '7915. 1 / 1.)DATE OF THE FIELD SURVEY WAS MARCH 20,2012.THERE WAS APPROXIMATELY 10"OF SNOW
City of Aspen CT3 1 — — — ,7916 $ 1\.` ONSITE AT T71IS 77ME.
Monument"GPS-3" 11 Y .,� \ \
?.A i 9.9' 2.)CONTOUR INTERVAL FOR THIS SURVEY IS ONE FOOT ALL SLOPES ARE LESS THAN 30%.
9'A 7936.'!0 t 6'F
BOUNDARYOCORNER OF SUBJECT PARCEL,ELEVATION EBAR AND CAP LS NO.16129IIN PLACE,AND THE NOS
ns Wau; y� MONUMENT SI59 WITH AN NAVD88&LEVATTON OF 7720.88'AS SHOWN HEREON
,6006+
j L ..R�Rem a crap is xo.28643 4.)BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF N27.41'31"W BETWEEN THE CITY OF
ASPEN GPS CONTROL MONUMENT GPS-3,AND THE NOS MONUMENT 5-159 IN PLACE AND SHOWN
!'`-..,.;. c. iv ee,gesrm 2rE 044
-� odp dse/ r+.W.11 7'F Fry twat fo.Come. HEREON.
5.)ALL TREE TRUNKS ARE MEASURED BY THE DIAMETER AT BREAST HEIGHT..
6.)THIS SURVEY IS BASED ON TITLE COMMITMENT ORDER NO.958184,1JA77sD APRIL 6,2012 BY
`1 STEWART 77TLE GUARANTY COMPANY DOCUMENTS OF RECORD AND MONUMENTS FOUND IN PLACE.
Pt 7./BASED ON FLOCID INSURANCE RATE MAP PANEL NO.08097CO203 C,DATED JUNE 4,1987.SAID
PARCEL OF LAND SITUATE IN7.ONE X(AREAS DETERMINED TO BE OUTSIDE 500 YEAR FLOOD PLAIN).
118
l
nrankol. lsa• -W'-_ 111 L'Qst �____ �,3) O
DL[rgnt IMPROVEMENT SURVEY
1 s,R V
1 —, A Ue" >)i _ I HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY BOOKCf1FF SURVEY SERVICES,
INC.FOR STEWART 7777,E GUARANTY COMPANY I FURTHER STATE THAT THE IMPROVEMENTS ON THE
ABOVE DESCRIBED PARCEL ON THIS DATE.MARCH 20,20]2,EXCEPT(ITBl7Y CONNECTIONS,ARE
-- 1 ENTIRELY WITHIN THE BOUNDARIES OF THE PARE(,EXCEPT AS SHOWN,THAT THERE ARE NO
,-.l 1 _ Ad/ans.Buddiryt)t ENCROACHMENTS UPON THE DESCRIBED PREMISES BY IMPROVEMENTS ON ANY ADIOINING PREMTSF.S,
7 _ R f 81-7960.3r EXCEPT AS 1 AND THAT THERE IS NO APPARENT EVIDENCE OR SIGN OF ANY EASEMENT
CROSSING, ANY PART OF SAID PARCEL,EXCEPT AS NOTED. 1 FURTHER STATE THAT THIS
PROP RVAiTONS,RESTRICTIONS,COVENANTS AND EASEMENTS OF RECORD OR
,(�-
IN PLA URE,FOR�f}IE BOUNDARY OF?H!S PROPERTY IS LESS THAN 1115,000.
ME: DURANT
x5 �
1, Q) OFT. SCOTT 8
CK. MJL
I n> y DATE: 3/22/12
MfC '�HIO � ORADLJ REOISTI?ATTON NO.36572
FOR ndjmn4r madding Il !"re^r,naM—'°e 1 BOOKCLI�CES.INC. PROJECT NO.
Rf E1-7945.2' t t2O4 -QI
Adl—,Building SHEET 1
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� East Durant Ave. , 1
j - - - - - - - - - - - - - _°9„ W- - R.f°i,n,rli - - - - - - HOTEL DURANT
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- — PROPOSED PUBLIC AMENITY:
�, HATCH INDICATES AREA AVAILABLE THAT
- - - - - - - " - - ' -- WOULD QUALIFY FOR PUBLIC AMENITY
s,spe y = 2,202 sq ft (2202 SF/6006 SF)=37%OF LOT
teS,d 1A. PROPOSED PARKING:
r- --- -- ---- 20 LODGE ROOMS REQUIRES .5 SPACE PER ROOM= 10 SPACES
EXISTING=9 HEAD IN SPACES ALONG EAST DURANT=
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_ 1 SPACE DEFICIENCY TO BE MAINTAINED
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ASPEN,COLORADO 81611
PA, 5/1/12_
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_ ---- --- evel----- ----- Level-FAR------- - _- - _ ----- ---- ---- ---- �- Third Level-FAR _ Roof Level-FAR
Basement Level-FAR First Level-FAR Second Level-FAR �
SCALE: 1/16" = 1'-0" - SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0" �r SCALE: 1/16" = 1'-0" \ SCALE: 1/16" = 1'-0"
FLOOR AREA KEY
FAR CALCULATIONS:
ALLOWABLE FAR- FAR RATIO PER 26.710.190(D)11.a.1=2:1 LODGE UNIT&ASSOCIATED NON-UNIT AREA
6,006 SF(SITE AREA)x 2= 12,012 SF
BASEMENT LODGE UNIT-ADJUSTED FOR SUB-GRADE 1,296 SF ---
FIRSTLEVELLODGEUNIT 2,712 SF DECK, PORCH & EXTERIOR STAIR AREA
SECOND LEVEL LODGE UNIT 2,655 SF
THIRD LEVEL LODGE UNIT 2,655 SF -
ROOF LEVEL LODGE UNIT 1 324 SF
TOTAL LODGE UNIT&ASSOC.NON-UNIT AREA= 1 4
EXPOSED AREA 15 sq n 33 sq n 19 ag It 19.11 51 sg n 38 sq n 137 sq n 27 sq n afi sq n 29 sq n
REMAINING UNUSED DECKAREA=(12,012-10,642)= 1,370 SF - - - ------ �-- --_---- - -- - - ------- -- ---_---- --
�--
ALLOWABLE DECK-12,012 SF x 15%= 1,802 SF
BASEMENT DECK AREA-EXIT STAIR 27 SF
FIRST LEVEL DECK AREA-FRONT PORCH p 30"ABOVE GRADE) 166 SF I
FIRST LEVEL DECK AREA-EXIT STAIR(>30"ABOVE GRADE) 55 SF �' - - — - - ---y-- - - -
SECOND LEVEL DECK AREA 132 SF SURFACE AREA. SOUTH ELEVATION=359 sq fl WEST ELEVATION=661 sq fl
THIRD LEVEL DECK AREA 132 SF HATCHED AREAS REPRESENTS SUB-GRADE AREAS
ROOF LEVEL DECK AREA 833 SF
TOTAL DECK,PORCH&EXT STAIR AREA= 1,345 EXPOSED AREA: 93sgn 57egn 4,1 ft 23egn 12sgn 341e1 n
REMAINING UNUSED DECK AREA=(1802-1345)= 457 SF - — -- ----- i --�- -- -- -- ------- - -- ------ —
FAR NOTES: SURFACE AREA NORTH ELEVATION=356 sq n�� 1— EAST ELEVATION= 653 sq It
1)CALCULATIONS EXCLUDE VENEER TOTAL SURFACE AREA=2029 SF
2)SUB-GRADE AREAS HAVE BEEN CALCULATED TO EXPRESS EXPOSED AREA TOTAL EXPOSED AREA= 984 SF HOTEL DU RA NT
PER MUNICIPAL CODE SEC.26.575.020(D)B,SEE FAR BASEMENT ELEVATIONS ON
THIS SHEET 984 SF/2029 SF=48.5%EXPOSED
3)FRONT PORCHES&EXIT STAIRS ARE INCLUDED IN FAR CALCULATIONS AS BASEMENT LEVEL=2673 SF x 0.485=1296 SF 122 EAST DURANT
THE ARE GREATER THAN 30"ABOVE GRADE
mew, 4)STAIRWELLS AND ELEVATOR AT THE UPER LEVEL ARE NOT INCLUDED IN FAR FAR- Sub-Grade Calculations lation s ASPEN,COLORADO 81611
SIGN WOR KS
CALCULATIONS 5/1/12
j SCALE: 1/16" = 1'-0"
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SCALE: 3/32"= 1'- � � SCALE: 3/32" = 1'-0"
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HOTEL DURANT
122 EAST DURANT
ASPEN,COLORADO 61611
IGNWORKS 5/11/12
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DESIGNWORKS
INC.
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UNIT 203
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UNIT 201 I
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SCALE: 3%32"=1�'-0" \ % SCALE: 3/32" = 1'-0''
�� -- - HOTEL DURANT
122 EAST DURANT
ASPEN,COLORADO 81611
IGNWORKS /1/C1/]
INC. J I L
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-- HOTEL DURANT
122 EAST DURANT
ASPEN,COLORADO 81611
'IGNWORKS 5/1/12
INC.
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122 EAST DURANT
ASPEN,COLORADO 81611
:NWORKS
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SIDING MATERIALS ROOFING MATERIALS
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HOTEL DURANT
122 EAST DURANT
ASPEN,COLORADO 81611
IONWORKS
INC. 5/1/12
Unit# Existing Proposed
Notes
Area (sq.ft.) Bedding jArea (sq.ft.)l Bedding
111 232 1 King 294 1 King
112 209 2 Doubles 286 1 Queen New Kitchenette Unit
113 258 2 Doubles 339 1 King
114 210 1 Queen n/a n/a Former Kitchenette Unit-Becomes Mech.
116 305 1 Queen 345 1 King+Slpr.Sofa Former Firpeplace Unit
117 222 1 King 318 1 King
102 175 1 Queen 285 1 Queen
103 216 1 Queen 401 1 King+Slpr.Sofa New Room Across Hall-Accessible
201 210 1 Queen 280 1 King Balcony Room
202 242 1 Queen 306 1 King Balcony Room
203 182 1 Queen 272 1 King
204 251 2 Doubles 361 2 Doubles
205 292 1 Queen+Slpr.Sofa 313 1 King
206 237 2 Doubles 291 1 King
301 210 1 Queen 280 1 King Balcony Room
302 242 1 Queen 306 1 King Balcony Room
303 182 1 Queen 272 1 King
304 251 1 King 361 2 Doubles
305 293 1 Queen+Slpr.Sofa 313 1 King
306 237 1 Queen 291 1 King
401 n/a n/a 642 1 King+Slpr.Sofa New Rooftop Unit-Fireplace Unit
Total Unit Area 4656 6556
/20 units= /20 units=
average Unit Size 232.8 327.8 (+95 SF per unit)
Lodge Unit Summary
HOTEL DURANT
_ 122 EAST DURANT
ASPEN,COLORADO 81611
DESIGNWORKS 5/1/12
INC.
April 30,2012
City of Aspen
Community Development Department
130 S Galena Street
Aspen,CO
To Whom It May Concern:
This letter hereby authorizes Phillip Ring and Ring Development Services,Inc.to represent
the interests of the Hotel Durant and its ownership in land use meetings and applications to
the City of Aspen.
The hotel is located at 122 East Durant,Aspen,Colorado(Parcel# 2735-13-104-004).
Sincerely,
Brian Schaefer
Owner,Operator
Hotel Durant
Page 29
Agreement to Pay Application Fees
Anagreement between the City of Aspen "City")and
Property j-4c�TC-%- J�+`� , Phone No.:
Owner("I"): � -�rN AE�+✓ Email: C t- ,n& k
Address of Z2 E. �u L�►�T ST Billing ( 2 Z 0 R k 0 T S Tr
Property: Address:s:
(subject of S i E+J , C (send bills here) #k S-r'W
application)
I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications
and the payment of these fees is a condition precedent to determining application Completeness. I understand
that as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these
flat fees are non-refundable.
$ flat fee for?c-r" IW4 $ flat fee for
$ flat fee for $ flat fee for
For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total Costs involved in processing the application. I
understand that additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to Complete processing, review, and presentation of sufficient information to enable
legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30
days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment.
I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment
of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the
processing of my application at the hourly rates hereinafter stated.
$ `7 (E) deposit for l '4 hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at$315 per hour.
$ Z�oS deposit for I _hours of Engineering Department staff time. Additional time above the deposit
amount will be billed at$265 per hour.
City of Aspen: Property Own
Chris Bendon
Community Development Director Name: <'°'^ re e G
CRY Use: Title: t
Fees Due:$ Received:$
Page 30