HomeMy WebLinkAboutLand Use Case.501 W Main St.A038-01
CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER! APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
. CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
~OA ACTION
DATE CLOSED
BY
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A038-01
2735-124-49001
Christiania Lodoe Preservation PUD
501 W. Main SI.
Fred Jarman
PUD. GMQS Exemptions
AustinLawrence Partners
Haas Land Plan nino
8/27/01
Ord.27-2001
Approved
9/26/01
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MEMORANDUM
Mayor and Aspen City Council y
Julie Ann Woods, Community Development Director .
Joyce Ohlson, Deputy Director rJffo
Fred Jarman, Planner fJ-
Christiania Lodge Redevelopment I Minor Planned Unit Development
Ordinance 27, Series 2001 (Second Reading)
Public Hearing
August 27,2001
Photo of Christiania Lodge as viewed from Main Street looking Southward.
REQUEST:
ZONING:
PROCESS:
The Applicant is requesting appropriate land use approvals to redevelop the
Christiania Lodge which includes I) relocating three buildings (the Callahan
Cabin and two Pan Abodes) to the front ofthe site, 2) demolishing all other
buildings, 3) reconstructing the main lodge, fourplex and duplex, and 4) adding a
new fourplex and triplex.
Office Zone District with Lodge Preservation (LP) Overlay & Main Street Historic
Overlay
Minor Planned Unit Development
STAFF
RECOMMENDATION: Approval with Conditions
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SUMMARY OF REQUEST
The Applicant, 501 West Main, LLC I Austin Lawrence Partners, represented by Mitch
Haas, is requesting land use approvals to redevelop the Christiania Lodge. Specifically,
the Applicant is requesting the ability to do the following:
1) On-site Relocation of two pan-abodes and the Callahan Cabin;
2) Demolition of 1) the existing main lodge building on the comer of Fourth and
Main Streets, 2) the existing fourplex and duplex located at the back of the Bite
on the alley, and 3) a one-story dark brown Structure located on the corner of
5th and Main Streets; and
3) Construction of five new buildings to include a triplex, two fourplexes, a
duplex, and the main lodge building for a total of 25 lodging units and 3
Affordable Housing Units.
BACKGROUND
The site is located at 501 West Main Street in the Office Zone District supplemented by
the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is
compri~ed of Lot~ A - I, Rlock ] I, and contains nOOo square feet. The site currently
contains the Christiania Lodge which incorporates a main lodge building, a fourplex and
duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce
trees and lilac hedge, and an irrigation ditch (in the right-of-way) serving cottonwood
street trees along the property's Main Street frontage.
As this property is currently maintained on the Historic Inventory of Sites and Structures,
the Applicant has worked extensively with the Historic Preservation Commission (HPC)
regarding the current site design and architecture of the proposed buildings. In addition
to being reviewed by the HPC because of its place on the Inventory, this property is also
being reviewed by the HPC becau~e the ~ite i~ located in the Main Street Historic
Overlay.
FORMER APPROVALS
~ The Applicant received Conceptual Approval from the HPC on March 28,2001.
The Applicant is required to retum to the HPC in order to receive Final Approval;
and
> The Applicant received approval on June 26"', 2001 for a Conditional Use from
the Planning and Zoning Commission to allow the employee units to become
"affordable housing units" and GMQS Exemption for the reconstruction of lodge
preservation units as affordable housing. The P&Z also recommended approval to
the City Council for the Minor PUD.
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STAFF COMMENTS
As mentioned above, the AppliciIIlt wiBhed to completely redevelop the Christiania
Lodge while preserving the Callahan Cabin and the two Pan Abodes and moving them to
the Main Street frontage of the property. In total, there will be five new structures
constructed on the site to include the main lodge, two fourplexes, a duplex, and a triplex.
Currently, the Christiania Lodge contains 28 lodge units consisting of 35 bedrooms. This
redevelopment will result in a total of 28 units (3 of which are AH units) and 35
bedrooms (3 of which are AH bedrooms). The Applicant is proposing three employee
dwelling units (2 studios and lone-bedroom unit). The Applicant intends to
subsequently condominiumize all 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 as required by the Code for all lodges.
As mentioned above, the HPC has provided the Applicant with Conceptual Approval for
the actions proposed for the historic resource as well as the design and location of new
buildings regarding their scale, massing, materials, relationships between structures on
the site, and the way the entire site contributes to the surrounding properties. A brief
discussion below provides a bit of background information regarding the HPC action.
ON-SITE RELOCATION OF THE CALLAHAN CABIN & PAN ABODES
The Applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their
current locations at the rear and center of the property adjacent to the alley to the Main
Street frontage. The Callahan log cabin, built in the 1880's, is a simple gable-roofed
structure made. of hand hewn chinked logs with board and batten siding in the gable ends.
The cabin, according to the Architectural Inventory
Form is of the Late Victorian architectural style I
building type.
The Callahan Cabin (shown to the right) remains as
the only original structure on the site; the lodge
buildings were developed around it in the 1950's and
remodeled in the 1960's and the pan-abodes were
constructed in 1962. The property was initially
placed on the inventory because of the Callahan
Cabin.
The current locations of the pan-abodes (shown
below) are at the rear of the site adjacent to the
alley and somewhat hidden by large spruce trees
and the pool area. The Callahan Cabin is located in
the center of the lot and also obscured by large
spruce trees. Staff finds that relocating the Callahan
Cabin and the two pan-abodes to the front of the lot
on the Main Street frontage will better promote their historic significance and establish a
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strong presence to the Historic Main Street corridor similar to the L' Auberge adding to
the pedestrian experience.
DEMOLITION OF FOUR NON-CONTRIBUTING STRUCTURES
During the Conceptual review with the HPC, the
Applicant received Conceptual Approval to
demolish all of the buildings on the site except the
Callahan Cabin and the two pan-abodes.
Specifically, these buildings proposed for
demolition include 1) the existing main lodge
building on the corner of Fourth and Main Streets,
2) the existing fourplex and duplex located at the
back of the site on the alley, and 3) a one-story
dark brown structure located on the corner of 5th
New Lodge Building and Main Streets. None of these structures are the
focus of the Architectural Inventory Form as
having any significance. In the past, the fourplex, duplex, main lodge building and single
story structure have served as lodge units.
Once demolished, the Applicant proposes to replace
the fourplex with a new fourplex, the duplex with a
new duplex, and the main lodge with a new main
lodge structure. The applicant requests to construct a
new triplex where the single story brown Structure is
located on the corner of Fifth and Main Streets. The
HPC is the final decision making body that allows
these structures to be demolished.
MINOR PLANNED UNIT DEVELOPMENT
The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed, that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few dimensional requirements of the underlying
Office zone district in order to achieve the
proposed design. Otherwise, the Applicant will
continue to meet or exceed the minimums of the
underlying zone district. Specifically, the
requested variances to the underlying zone district
include the following listed in Table 1 on the
following page. The main reason for the request to
vary the height is to accommodate the tallest
structure on the site as shown to the left. Other
requests to vary the dimensional requirements are
highlighted in the table.
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Table 1
EMPLOYEE GENERATION MITIGATION
As a result of this redevelopment, the number of "lodge units" will go from 28 to 25 and
the "lodge bedrooms" will go from 35 to 34. In addition, this redevelopment proposes no
accessory commercial square footage. As there is no net increase in units or bedrooms,
there is no net increase in employee generation. (The overall lodge will increase in size
by 1,550 sq. ft. in FAR.) However, the Applicant is proposing to create two new
employee dwelling units (one bedroom each).
Currently, the Christiania Lodge has a 600 square foot I-bedroom Resident Occupied unit
located in the lower level of the alley fourplex. The Applicant would like to spit this unit
into two Category-2 studios of approximately 370 square feet each. In addition to this, the
Applicant would like to convert the Callahan Cabin into a I-bedroom employee dwelling
unit. These units will provide for 4.25 employees (at 1.25 employees per studio unit and
1.75 employees per one-bedroom unit).
The Applicant proposed this mitigation arrangement to the Housing Board and received a
recommendation of approval to City Council. Essentially, the Applicant is proposing a
net gain in housing for 2.5 employees. The Housing Guidelines require that the proposed
employee units be deed restricted to the Category 1 or 2 levels. The Applicant believes
this requirement to be too confining if the units were rented to employees of the lodge.
Instead, the category designation for each of these units will need to accommodate the
salary levels of the Christiania Lodge employees who need to be housed. In light of this,
the Applicant requests that it have the ability to adjust the categories from time to time as
necessary to accommodate the income levels of the employees to be housed. If any of the
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units are to be rented to qualified persons who are not employees of the Christiania, then
the Applicant agrees with the Category 2 lease requirements. Regardless of the time-to-
time category designations, rental of the units shall comply with the APCHA minimum
lease requirements and will be overseen by the Housing Office.
The Housing office Staff agreed that the deed restricted units will provide housing for a
total of 4.25 employees, but the existing unit should not be included in the calculation for
mitigation purposes since it was required under a previous growth management
exemption request. The existing one bedroom unit mitigates for 1.75 FTEs: the two
proposed studios mitigate at a level of 1.25 FTEs each, for an additional mitigation of
only 0.5 FTEs. With the addition of the one-bedroom unit proposed for the Callahan
Cabin, this would provide a mitigation figure of another 1.75 FTEs, for a total additional
mitigation of 2.25 FTEs. In the end, the Christiania does not need to mitigate because
there is no increase in units.
PARKING REQUIREMENT
As proposed, the current number of on-site 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 4th 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 nine more off-street spaces already existing. The Applicant intends to
provide ten clearly marked and delineated spaces accessed from the alley.
The Christiania Lodge must adhere to the LP Overlay requirement of 0.7 spaces per
bedroom unless otherwise established by PUD. In total, only 9 parking spaces serve the
existing Christiania Lodge and are located off the alley. The current bedroom count of 34
requires 23.8 spaces (then add one for the employee unit) for a total of 24.8 required
spaces. The resulting deficit is 15.8 spaces. As per the Land Use Code, in a LP expansion
or redevelopment, the Applicant may maintain a deficit but not increase it in any way.
The new project will result in 32 lodge bedrooms requiring 22.4 (then add three spaces
for the three employee units) for a total of 25.4 spaces. However, the Applicant is
proposing 10 on site spaces which actually slightly reduces the deficit to 15.4 spaces.
Please see the matrix below for further clarification:
. According to the Land Use Code, the GMQS Exemption standard indicates that, "An
existing deficit of required parking may be maintained through redevelopment."
The Applicant's proposal actually reduces the deficit by 0.4 spaces. In addition, the
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redeveloped Christiania Lodge intends to utilize a Frias Properties' van shuttle service
that 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.
Given this discussion, the Council should be aware that the spaces used by the Christiania
Guests along Fourth Street are located completely in the Fourth Street Right-Of-Way.
The Engineering and Parking Departments have requested a condition of approval that
requires the Applicant to lease the existing 11 spaces on 4th street from the City of Aspen
In addition, the Applicant shall maintain a 20 ft wide alleyway behind the Christiania
Lodge and repaint parking lines so as to fall within the property lines The current rate is
$1.90/square ft / month. Staff is in agreement with this requested condition of approval.
Moreover, Staff finds that the request to develop this site with no additional on-site
parking essentially pushes the parking impacts generated by this development (such
as the three employee unit paring spaces) into the immediate neighborhood,
continuing to burden the City's ability to provide adequate public parking. As more
projects develop within the City without absorbing their associated parking impacts,
the City will continue to be seriously impacted by having to mitigate for undue
impacts generated by private development.
However, the applicant has taken a number of measures to reduce traffic from the project.
These include providing van service, an onsite employee unit, and bicycle storage. The
proximity to free, frequent mass transit, and to the commercial core, music tent, and W.
Hopkins pedestrianlbikeway, will also encourage alternatives to driving.
PLANNING & ZONING COMMISSION RECOMMENDATION
The Planning & Zoning Commission recommends City Council approve the request for
the Minor Planned Unit Development for the Christiania with all conditions in the
ordinance with the exception of the condition regarding leasing the parking spaces on 4th
Street. The P&Z wishes to have that condition deleted. Essentially, the commission felt
that the City should not be in the business of renting out its public parking spaces. Staff
disagrees and maintains that this condition of approval be included as recommended in
the Ordinance.
1) That the Applicant shall lease the existing 11 spaces on 4th street from the City of
Aspen as required by the Parking and Engineering Departments. In addition, the
Applicant shall not encroach upon the alleyway behind the Christiania Lodge and
repaint parking lines so as to fall within the property lines. The lease must be signed
and the initial payment made prior to building permit issuance;
STAFF RECOMMENDATION
1) Staff recommends the City Council approve the request for the Minor Planned Unit
Development for the Christiania Lodge located at 501 West Main Street, Lots A - I,
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Block 31, City and Townsite of Aspen, Colorado with the conditions listed in the
Ordinance.
RECOMMENDED MOTION
"I move to approve Ordinance No. 27, Series of2001, approving the Minor Planned Unit
Development for the Christiania Lodge located at 501 West Main Street, Lots A - I,
Block 31, City and Townsite of Aspen, Colorado with the conditions set forth in the
Ordinance."
CITY MANAGER'S COMMENTS
ATTACHMENTS
EXHIBIT A - MINOR PLANNED UNIT DEVELOPMENT
EXHIBIT B - ApPLICATION
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EXHIBIT A
PLANNED UNIT DEVELOPMENT (PUD)
In accordance with the Land Use Code, due to the 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 public hearings occurring at both.
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 shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
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.
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 small lodges. The AACP encourages the preservation of existing
lodges and those that are within the Lodge Preservation Overlay zone (LP zone) are
permitted to expand without being processed through the GMQS. The proposed
development does not require any LP tourist accommodation allocations. The proposed
redevelopment is exempt from GMQS, and the necessary exemptions will be considered
in combination with final PUD development plan review. Staff finds that the Applicant
has more than adequately addressed this standard in the submitted application.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for
all properties within the PUD ... The dimensional requirements of the underlying
zone district shall be used as a guide in determining the appropriate dimensions for
the PUD. During review of the proposed dimensional requirements, compatibility
with surrounding land uses and existing development patterns shall be emphasized.
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The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few dimensional requirements of the underlying
Office zone district in order to achieve the proposed design. Otherwise, the Applicant will
continue to meet or exceed the minimums of the underlying zone district. Specifically,
the requested variances to the underlying zone district include:
Minimum Lot Size (square feet)
Miuimum Lot Area per Dwelling
Unit
Maximum Allowable Density
Minimum Lot Width
Not Regulated
60 feet
1 lodge / res. Unit per 770 sq. ft. of lot area
60 feet
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, traffic, transit, pedestrian
circulation, parking, and historical resources.
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.
Compatibility with historic resources has been specifically addressed by the proposal as
evidenced by the HPC Conceptual approval granted in March of 200 1.
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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 ruuning 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 preservation of
many significant trees, the relocation of a couple trees, the removal and replacement of
other trees, and substantial new plantings. The ten trees located in the Main Street and
5th Street rights-of-way will not be altered in any way. The 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. Staff finds that the Applicant has more than adequately addressed this standard
in the submitted application.
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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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 proposed
c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or 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.
As this is a Lodge Preservation project, the Applicant is eligible, through a GMQS
Exemption to maintain a parking deficit. Please refer to Staff Comments as well as the
discussion in Exhibit B regarding parking spaces for this development. 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 bicycle corridor providing
connections to downtown and the Marolt Open Space. A bicycle rack has been included
in the proposed site plan to provide easy storage of bicycles and to encourage their use.
Staff would also strongly recommend that the Applicant provide a small bike fleet to their
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guests. The 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 maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, rock falls 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.
d) 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 naturalfeatures of the site.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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 Community Plan (AACP) or a specific 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 5, above, those areas can be avoided, or those
characteristics mitigated.
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c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
The project will serve to advance many goals of the community specifically regarding
small lodges and design quality. Also, the site is physically capable of supporting the
proposed density. The proposed development will be compatible with the existing
surrounding development patterns, land uses, and characteristics. For instance, the
largest of the proposed structures is located on the comer 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) some sixty feet from the Callahan Cabin. Staff finds that the Applicant has more
than adequately addressed this standard in the submitted application.
B. 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 public's health and safety. 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.
The site does not contain any unique natural features that provide visual interest or a
specific reference to the past other than the irrigation ditch and some very mature trees.
Specifically, there is a grouping of very large, mature spruce trees in the center of the site
and these trees will be preserved. The applicant is attempting to further promote the
historical significance of the Callahan Cabin and the Pan Abodes by placing them along
the highly visible Main Street frontage of the property. Staff finds that the Applicant has
more than adequately addressed this standard in the submitted application.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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 and pedestrian movement.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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4. Buildings and access ways are appropriately arranged to allow emergency
and service vehicle access.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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 enclosure, and the swimming pool
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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
7. For non-residential land uses, spaces between buildings are appropriately
de-signed to accommodate any programmatic functions associated with the
use.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
C. Landscape Plan:
The purpose of this standard is 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 proposed
development shall comply with the following:
1. The landscape plan exhibits a well designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity
and variety of ornamental plant species suitable for the Aspen area climate.
According to the proposed landscape plan, the project involves rather substantial efforts
to enhance the site. The most significant vegetation on the site is the group of mature
spruce trees located in the center of the property, and this group of nine trees will be
preserved. The landscaping will contribute to the character of the Main Street Historic
District. In addition, a small self-feeding (recirculating) water feature/creek will be
created in the mid-section of the site and help mitigate the noise impacts of Main Street.
Based on direction given by the HPC, landscaping of the front portion of the property
(between the building fronts and the right-of-way) will be kept relatively simple, with
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low growing perennials and ground cover. Only appropriate species for the mountain
climate will be used.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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 applicant proposes 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, shall
comply with the requirements of the Parks Department. 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. It should be noted that the site plan has been
planned so that the relocated Callahan Cabin will be sited just north of the drip lines
associated with the cluster of mature spruce trees in an effort to ensure successful
preservation of this significant trees. Similarly, the remodeled swimming pool area has
been designed to ensure that no construction is necessary below the drip line of the
mature juniper shrub located immediately northeast of the existing fence.
D. 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 building for its purposes, legibility of the building's
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, which adequately depicts the character of the proposed development. The
proposed architecture of the development shall:
1. be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the property,
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represent a character suitable for, and indicative of, the intended use, and
respect the scale and massing of nearby historical and cultural resources.
The proposed project has seen substantial review and discussion and several rounds of
revisions before the Historic Preservation Commission to become what is contained in
this application. Two site visits, two work sessions, and more than four hearings were
conducted with the HPC, with revisions to the proposed architecture and site planning
occurring between each of these steps. After PUD approval, the application must go
before the HPC for yet another round of review for final approval.
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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
3. Accommodate the storage and shielding of snow, ice, and water in a safe an
appropriate manner that does not require significant maintenance.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
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:
I. 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, structures, and access ways is proposed in an appropriate manner.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final PUD
documents. Up-lighting of site features, buildings, landscape elements, and
lighting to call inordinate attention to the property is prohibited for
residential development.
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
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.
F. Common Park, Open Space, or Recreation Area:
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If the proposed development includes a common park, open space, or
recreation area for the mutual benefit of all development in the proposed PUD,
the following criteria shall be met:
I. 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 relief to the property's
built form, and is available to the mutual benefit of the various land uses
and property users of the PUD.
While open areas and a swimming pool 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. The swimming pool facilities will be available for use by
all occupants and employees of the lodge.
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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
3. There is proposed an adequate assurance through legal instrument 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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
G. 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. The proposed utilities and public
facilities associated with the development shall comply with the following:
I. Adequate public infrastructure facilities exist to accommodate the
development.
There are several nearby parks in the neighborhood such as 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
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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 medical services and
fire protection. The proposed redevelopment will not result in demands exceeding the
capacity of any public facilities or services. Staff finds that the Applicant has more than
adequately addressed this standard in the submitted application.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
H. Access and Circulation (Only standards 1 & 2 apply to Minor PUD
applications):
The purpose of this standard is to 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.
Staff finds that the Applicant has more than adequately addressed this standard in the
submitted application.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding the
proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
Discussions relative to vehicular access, parking, and traffic have been provided
throughout the Memorandum. There will be no net change from the number of units,
which exist on the site today except for the three new employee units. The property is
surrounded by public rights-of-way on all four of its sides. The 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 decrease of two lodging units and the
addition of two employee dwelling units. Again, there is an increase in the deficit of
parking due to the 3 parking spaces proposed for the project. Staff has recommended, as a
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condition of approval that the Applicant, at the very least, designate three existing on-site
spaces on the alley for these three units. In addition, the Applicant shall be required by
the City to lease the eleven (11) spaces located in the 4'h street right-of-way.
L Phasing of Development Plan.
The applicant proposes two separate phases to complete the development of the PUD.
Phase One will include the westerly two-thirds of the property: reconstruction of the
existing duplex and fourplex structures located along the alley, conversion of the existing
R.O. unit into two Category 2 studio units, relocation of the Callahan Cabin and the Pan
Abodes, and development of the new triplex. Phase Two will involve the easterly one-
third of the property: the main lodge structure's reconstruction, construction of the new
fourplex building, reconstruction of the swimming pool area in its current location, and
implementation of the landscape plan.
The phasing plan will allow for each of the two increments to continue functioning as
part of a complete development, independent of the subsequent phase(s). With this
phasing plan, all of the employee dwelling units are provided during Phase One. Even
if, for reasons associated with timing and/or financing, the two phases were to be
reversed, any theoretical, incremental employee generation impacts would still be
completely mitigated for before additional impacts are created. For instance, if the
phases were reversed, the Cabin would still need to be relocated in the first phase and
would provide a one-bedroom employee unit while the existing R.O. unit (in the
basement of the existing "fourplex") would continue to be rented until the subsequent
phase commences.
1. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later phases.
The phasing plan is logically divided between the westerly two-thirds of the site (Phase I)
and the easterly one-third of the site (Phase II). Potential occupants of the initial phase
will be made aware of when the subsequent construction phase will commence, and will
have the choice of whether or not to use the affected unites).
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
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and service fees, and said fees are required, and thusly guaranteed, at the time of building
permit issuance. 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. Finally, as noted above, the employee dwelling units are
provided during Phase One, ensuring that any theoretical, incremental employee
generation impacts are completely mitigated before additional impacts are created.
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TO:
THRU:
FROM:
RE:
DATE:
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MEMORANDUM
Vlb
Mayor and Aspen City Council.
Steve Barwick, City Manager 1
Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director~
Fred Jarman, Planner1:> ^
Christiania Lodge Redevelopment / Minor Planned Unit Development
(First Reading of Ordinance NO.,*, Series 2001)
July 23, 2001
Photo pf Christiania Lodge as viewed from Main street looking Southward.
REQUEST:
ZONING:
PROCESS:
STAFF
RECOMMENDATION:
The Applicant is requesting appropriate land use approvals to redevelop the
Christiania Lodge which includes 1) relocating three buildings (the Callahan
Cabin and two Pan Abodes) to the front of the site, 2) demolishing all other
buildings, 3) reconstructing the main lodge, fourplex and duplex, and 4) adding a
new fourplex and triplex.
Office Zone District with Lodge Preservation (LP) Overlay & Main Street Historic
Overlay
Minor Planned Unit Development
Approval with Conditions
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SUMMARY OF REQUEST
The Applicant, 501 West Main, LLC I Austin Lawrence Partners, represented by Mitch
Haas, is requesting land use approvals to redevelop the Christiania Lodge. Specifically,
the Applicant is requesting the ability to do the following:
1) On-site Relocation of two pan-abodes and the Callahan Cabin;
2) Demolition of I) the existing main lodge building on the corner of Fourth and
Main Streets, 2) the existing fourplex and duplex located at the back of the site
on the alley, and 3) a one-story dark brown structure located on the corner of
5th and Main Streets; and
3) Construction of five new buildings to include a triplex, two fourplexes, a
duplex, and the main lodge building for a total of25 lodging units and 3
Affordable Housing Units.
BACKGROUND
The site is located at 501 West Main Street in the Office Zone District supplemented by
the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is
comprised of Lots A - I, Block 31, and contains 27,000 square feet. The site currently
contains the Christiania Lodge which incorporates a main lodge building, a fourplex and
duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce
trees and lilac hedge, and an irrigation ditch (in the right-of-way) serving cottonwood
street trees along the property's Main Street frontage.
As this property is currently maintained on the Historic Inventory of Sites and Structures,
the Applicant has worked extensively with the Historic Preservation Commission (HPC)
regarding the current site design and architecture of the proposed buildings. In addition
to being reviewed by the HPC bec.ause of its place on the Inventory, this property is also
being reviewed by the HPC because the site is located in the Main Street Historic
Overlay.
FORMER ApPROVALS
~ The Applicant received Conceptual Approval from the HPC on March 28,2001.
The Applicant is required to return to the HPC in order to receive Final Approval;
and
~ The Applicant received approval on June 26th, 2001 for a Conditional Use from
the Planning and Zoning Commission to allow the employee units to become
"affordable housing units" and GMQS Exemption for the reconstruction of lodge
preservation units as affordable housing. The P&Z also recommended approval to
the City Council for the Minor PUD.
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STAFF COMMENTS
As mentioned above, the Applicant wished to completely redevelop the Christiania
Lodge while preserving the Callahan Cabin and the two Pan Abodes and moving them to
the Main Street frontage of the property. In total, there will be five new structures
constructed on the site to include the main lodge, two fourplexes, a duplex, and a triplex.
Currently, the Christiania Lodge contains 28 lodge units consisting of 35 bedrooms. This
redevelopment will result in a total of 28 units (3 of which are AH units) and 35
bedrooms (3 of which are AH bedrooms). The Applicant is proposing three employee
dwelling units (2 studios and lone-bedroom unit). The Applicant intends to
subsequently condominiumize all 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 as required by the Code for all lodges.
As mentioned above, the HPC has provided the Applicant with Conceptual Approval for
the actions proposed for the historic resource as well as the design and location of new
buildings regarding their scale, massing, materials, relationships between structures on
the site, and the way the entire site contributes to the surrounding properties. A brief
discussion below provides a bit of background information regarding the HPC action.
ON-SITE RELOCA nON OF THE CALLAHAN CABIN & PAN ABODES
The Applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their
current locations at the rear and center of the property adjacent to the alley to the Main
Street frontage. The Callahan log cabin, built in the 1880's, is a simple gable-roofed
structure made of hand hewn chinked logs with board and batten siding in the gable ends.
The cabin, according to the Architectural Inventory
Form is of the Late Victorian architectural style /
building type.
The Callahan Cabin (shown to the right) remains as
the only original structure on the site; the lodge
buildings were developed around it in the 1950's and
remodeled in the 1960's and the pan-abodes were
constructed in 1962. The property was initially
placed on the inventory because of the Callahan
Cabin.
The current locations of the pan-abodes (shown
below) are at the rear of the site adjacent to the
alley and somewhat hidden by large spruce trees
and the pool area. The Callahan Cabin is located in
the center of the lot and also obscured by large
spruce trees. Staff finds that relocating the Callahan
Cabin and the two pan-abodes to the front of the lot
on the Main Street frontage will better promote their historic significance and establish a
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strong presence to the Historic Main Street corridor similar to the L' Auberge adding to
the pedestrian experience.
DEMOLITION OF FOUR NON-CONTRIBUTING STRUCTURES
During the Conceptual review with the HPC, the
Applicant received Conceptual Approval to
demolish all of the buildings on the site except the
Callahan Cabin and the two pan-abodes.
Specifically, these buildings proposed for
demolition include 1) the existing main lodge
building on the corner of Fourth and Main Streets,
2) the existing fourplex and duplex located at the
back of the site on the alley, and 3) a one-story
dark brown structure located on the corner of 5th
New Lodge Building and Main Streets. None of these structures are the
focus of the Architectural Inventory Form as
having any significance. In the past, the fourplex, duplex, main lodge building and single
story structure have served as lodge units.
Once demolished, the Applicant proposes to replace
the fourplex with a new fourplex, the duplex with a
new duplex, and the main lodge with a new main
lodge structure. The applicant requests to construct a
new triplex where the single story brown structure is
located on the corner of Fifth and Main Streets. The
HPC is the final decision making body that allows
these structures to be demolished.
MINOR PLANNED UNIT DEVELOPMENT
The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed, that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few
dimensional requirements of the underlying Office
zone district in order to achieve the proposed
design. Otherwise, the Applicant will continue to
meet or exceed the minimums of the underlying
zone district. Specifically, the requested variances
to the underlying zone district include the
following listed in the matrix on the next page.
The main reason for the request to vary the height
is to accommodate the tallest structure on the site
as shown to the left.
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Maximum Height
Allowable Floor Area (FAR)
Minimum Front Yard Setback
Minimum Side Yard Setback
Minimum Rear Yard Setback
Minimum Distance b/w Buildings
Minimum Off Street Parking
25 feet
0.75:1 (20,250 sq. ft.)
10 feet
5 Feet
15 feet
1 0 feet
0.7 Spaces per
bedroom or via PUD
29 feet (for the new fourplex on alley)
0.81:1 (21,800 sq. ft.)
5 feet
2 feet on the East
5 feet on the West
As per the Final PUD Plan
6 feet (between the Pan Abodes)
0.54 (Same as current amount)
EMPLOYEE GENERATION MITIGATION
When the Christiania was last in full operation, it employed between eight to ten Full
Time Equivalent (FTEs) employees. As a result of this redevelopment, the number of
lodge units will remain the same while the number of bedrooms increase from 35 to 37.
However, three employee dwelling units containing three bedrooms are also factored in
to that number.) The end result will be that the "lodge units" will go from 28 to 25 and
the "lodge bedrooms" will go from 35 to 34. In addition, this redevelopment proposes no
accessory commercial square footage.
As there is no net increase in units or bedrooms, there is no net increase in employee
generation. (The overall lodge will increase in size by 1,550 sq. ft. in FAR.) However, the
Applicant is proposing to create two new employee dwelling units (one bedroom each).
Currently, the Christiania Lodge has a 600 square foot I-bedroom Resident Occupied unit
located in the lower level of the alley fourplex. The Applicant would like to spit this unit
into two Category-2 studios of approximately 370 square feet each. In addition to this, the
Applicant would like to convert the Callahan Cabin into a I-bedroom employee dwelling
unit. These units will provide for 4.25 employees (at 1.25 employees per studio unit and
1.75 employees per one-bedroom unit).
The Applicant proposed this mitigation arrangement to the Housing Board and received a
recommendation of approval to City Council. Essentially, the Applicant is proposing a
net gain in housing for 2.5 employees. The Housing Guidelines require that the proposed
employee units be deed restricted to the Category 1 or 2 levels. The Applicant believes
this requirement to be too confining if the units were rented to employees of the lodge.
Instead, the category designation for each of these units will need to accommodate the
salary levels of the Christiania Lodge employees who need to be housed. In light of this,
the Applicant requests that it have the ability to adjust the categories from time to time as
necessary to accommodate the income levels of the employees to be housed. Ifany of the
units are to be rented to qualified persons who are not employees of the Christiania, then
the Applicant agrees with the Category 2 lease requirements. Regardless of the time-to-
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time category designations, rental of the units shall comply with the APCHA minimum
lease requirements and will be overseen by the Housing Office.
The Housing office Staff agreed that the deed restricted units will provide housing for a
total of 4.25 employees, but the existing unit should not be included in the calculation for
mitigation purposes since it was required under a previous growth management
exemption request. The existing one bedroom unit mitigates for 1.75 FTEs: the two
proposed studios mitigate at a level of 1.25 FTEs each, for an additional mitigation of
only 0.5 FTEs. With the addition of the one-bedroom unit proposed for the Callahan
Cabin, this would provide a mitigation figure of another 1.75 FTEs, for a total additional
mitigation of 2.25 FTEs. In the end, the Christiania does not need to mitigate because
there is no increase in units.
PARKING REQUIREMENT
As proposed, the current number of on-site 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 4th 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 eight to nine more off-street spaces already existing, some of which
are parallel to the alley and a few are "head-in." The Applicant intends to provide ten
clearly marked and delineated spaces accessed from the alley.
The underlying Office zone district has no requirement regarding off-street parking for
lodge uses. However, the Christiania Lodge must adhere to the Lodge Preservation
Overlay requirement of 0.7 spaces per bedroom unless otherwise established by PUD. In
total, nineteen to twenty off-street parking spaces serve the existing Christiania Lodge.
Only 9 of those are on-site, the other spaces are located in the 4"' Street right-of-way. As
per the Land Use Code, the current bedroom count of 35 requires 24.5 spaces leaving the
Christiania currently with a deficit of 15.5 spaces. The new project will result in 34
bedrooms requiring 23.8 spaces leaving a deficit of 14.8 spaces. However, the three
employee units would require onespace each inflating the deficit to 17.8 spaces. Again,
the Applicant is proposing no new parking.
According to Section 26.470.070(M)(4) of the Land Use Code, the GMQS Exemption
standard indicates that, "An existing deficit of required parking may be maintained
through redevelopment." The Applicant's proposal maintains this deficit with respect
to the lodge element of the project, but if required to provide three spaces for each
employee unit, then the deficit does, in fact, increase. The redeveloped Christiania Lodge
intends to utilize a Frias Properties' van shuttle service that 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.
Given this discussion, the Council should be aware that the spaces currently provided for
the Christiania Guests along Fourth Street are located partially in the Fourth Street Right-
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Of-Way. The Engineering and Parking Departments have requested a condition of
approval that requires the Applicant to lease the existing 11 spaces on 4th street from the
City of Aspen.In addition, the Applicant shall maintain a 20 ft wide alleyway behind the
Christiania Lodge and repaint parking lines so as to fall within the property lines The
current rate is $1.90/square ft / month. Staff is in agreement with this requested condition
of approval.
Staff agrees with this condition. Moreover, Staff finds that the request to develop
this site with no additional on-site parking essentially pushes the parking impacts
generated by this development (such as the three employee unit paring spaces) into
the immediate neighborhood, further burdening the City's ability to provide adequate
public parking. As more projects develop within the City without absorbing their
associated parking impacts, the City will continue to be seriously impacted by having
to mitigate for undue impacts generated by private development.
In addition, the applicant has taken a number of measures to reduce traffic from the
project. These include providing van service, an onsite employee unit, and bicycle
storage. The proximity to free, frequent mass transit, and to the commercial core, music
tent, and W. Hopkins pedestrian/bikeway, will also encourage alternatives to driving.
PLANNING & ZONING COMMISSION RECOMMENDATION
The Planning & Zoning Commission recommends City Council approve the request for
the Minor Planned Unit Development for the Christiania with all conditions in the
ordinance with the exception of the following condition. The P&Z wishes to have that
condition deleted. Essentially, the commission felt that the City should not be in the
business of renting out its public parking spaces. Staff disagrees and maintains that this
condition of approval be included as recommended.
1) That the Applicant shall lease the existing 11 spaces on 4th street from the City of
Aspen as required by the Parking and Engineering Departments. In addition, the
Applicant shall not encroach upon the alleyway behind the Christiania Lodge and
repaint parking lines so as to fall within the property lines. The lease must be signed
and the initial payment made prior to building permit issuance;
STAFF RECOMMENDATION
Staff recommends the City Council approve the request for the Minor Planned Unit
Development for the Christiania Lodge located at 501 West Main Street, Lots A _ I,
Block 31, City and Townsite of Aspen, Colorado with the conditions listed in the
Ordinance which includes the following condition.
1) That the Applicant shall lease the existing 11 spaces on 4th street from the City of
Aspen as required by the Parking and Engineering Departments. In addition, the
Applicant shall not encroach upon the alleyway behind the Christiania Lodge and
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repaint parking lines so as to fall within the property lines. The lease must be signed
and the initial payment made prior to building permit issuance;
RECOMMENDED MOTION
"I move to approve Ordinance No.~, Series of 2001, approving the Minor Planned
Unit Development for the Christiania Lodge located at 501 West Main Street, Lots A _ I,
Block 31, City and Townsite of Aspen, Colorado with the conditions set forth in the
Ordinance."
CITY MANAGER'S COMMENTS
ATTACHMENTS
EXHIBIT A - MINOR PLANNED UNIT DEVELOPMENT
EXHIBIT B - ApPLICATION
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EXHIBIT A
PLANNED UNIT DEVELOPMENT (PUD)
In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the limited
extent ofthe 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 public hearings
occurring at both.
Section 26.445.040, General Provisions
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 shall be 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 small lodges. The AACP encourages the preservation of existing
lodges and those that are within the Lodge Preservation Overlay zone (LP zone) are
permitted to expand without being processed through the GMQS.
The "Growth Action Plan" of the AACP is intended to "Encourage land uses, businesses
and events, which serve both the local community and the tourist base." The
redevelopment of the Christiania Lodge will serve the tourist base by ensuring the
continued existence and viability of twenty-five lodging units, 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.
The "Housing Action Plan," in the AACP is to "Create a housing environment which is
dispersed, appropriately scaled to the neighborhoods and affordable." The proposed
employee housing units will be deed restricted and registered with the APCHA to ensure
their continued affordability.
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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 work;" and, ". . . an employer that builds affordable housing units shall have the
right to designate that their employees shall have first right to those affordable units, if
they meet the qualifications."
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
The surrounding uses include a mix oflodges/chalets, offices, duplex, single-, and multi-
family residential, and retail commercial. The architectural styles vary as much as their
uses. 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. As described
above, the proposed lodge redevelopment project is compatible with surrounding land
uses and neighborhood characteristics.
It is clear, the purpose of the LP Overlay Zone District is, in relevant part, to "provide for
and protect small lodge uses ... 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 development, to encourage development
which is compatible with the neighborhood. .. and to provide an incentive for upgrading
existing lodges on-site or onto adjacent properties." The proposed lodge redevelopment
is being undertaken specifically as a means of protecting the future of the Lodge and,
thus, its small lodge use. Accessory uses normally associated with lodge uses are
proposed, including a swimming pool, hot tubs, and employee housing. Therefore, the
proposed development is fully compatible with the purpose of the LP Overlay Zone
District.
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.
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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.
The proposed development does not require any LP tourist accommodation allocations.
The proposed redevelopment is exempt from GMQS, and the necessary exemptions will
be considered in combination with finalPUD development plan review.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for
all properties within the PUD ... The dimensional requirements of the underlying
zone district shall be used as a guide in determining the appropriate dimensions for
the PUD. During review of the proposed dimensional requirements, compatibility
with surrounding land uses and existing development patterns shall be emphasized.
The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few dimensional requirements of the underlying
Office zone district in order to achieve the proposed design. Otherwise, the Applicant will
continue to meet or exceed the minimums of the underlying zone district. Specifically,
the requested variances to the underlying zone district include:
Maximum Height
Allowable Floor Area (FAR)
Minimum Front Yard Setback
Minimum Side Yard Setback
Minimum Rear Yard Setback
Minimum Distance b/w Buildings
Minimum Off Street Parking
25 feet
0.75:1 (20,250 sq. ft.)
1 0 feet
5 Feet
15 feet
10 feet
0.7 Spaces per
bedroom or via PUD
29 feet
0.81:1 (21,800 sq. ft.)
5 feet
2 feet on the East
5 feet on the West
As per the Final PUD Plan
6 feet (between the Pan Abodes)
0.54 per bedroom
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.
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d) Existing and proposed man-made characteristics of the property and
the surrounding area such as noise, traffic, transit, pedestrian
circulation, parking, and historical resources.
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.
Compatibility with historic resources has been specifically addressed by the proposal as
evidenced by the HPC Conceptual approval granted in March of2001.
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 preservation of
many significant trees, the relocation of a couple trees, the removal and replacement of
other trees, and substantial new plantings. The ten trees located in the Main Street and
5th Street rights-of-way will not be altered in any way. The 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, mature
trees are able to be preserved. Walkways are provided with connections between the
entries to the various unitslbuildings and the swimming pool, the parking areas, and the
public sidewalks. The existing swimming pool area will be remodeled and landscaped to
achieve screening. 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.
The proposal meets the highest open space requirement of any City zone district, twenty-
five percent. 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
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duplex residential development. Therefore, it would be reasonable for the proposed
maximum site coverage to state "no requirement," but a forty-five percent maximum
building coverage requirement 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 with
the exception of the area between the two relocated Pan Abodes to be set at 6 feet.
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 proposed
c) The availability of public transit and other transportationfacilities,
including those for pedestrian access and/or 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.
Please see Staff Comments as well as the discussion in Exhibit B regarding 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 bicycle corridor providing connections to downtown and the Marolt Open
Space. A bicycle rack has been included in the proposed site plan to provide easy storage
of bicycles and to encourage their use. Staff would also strongly recommend that the
Applicant provide a small bike fleet to their guests. The 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 maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities 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 mentioned earlier,
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
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by the City of Aspen. The project site is only seven blocks from the Aspen Fire District
station and fire hydrants are 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 site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudjlow, rock falls 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.
d) 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.
The project site is suitable for the proposed development. The site is already developed
and is completely surrounded by urbanized properties. There are known 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 flat, and all of its area is within the slope classification category of 0-20%.
The project proposes roof gutters, downspouts, and dry wells to maintain the site's
historic runoff/drainage rates after development. The drainage implements will all
discharge into a dry well system for release into the ground. 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 PM10 generation attributable to the development. Regardless, the applicant
will be required to comply with all requirements of the Enviromnental Health Department
in connection with the issuance of building permits, and this will ensure that affects on air
quality are addressed.
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 Community Plan (AA CP) or a specific 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 5, above, those areas can be avoided, or those
characteristics mitigated.
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c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
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
720 square feet of lot area. Since this addresses 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. At any rate, the proposed
redevelopment will result in up to two fewer lodge units than currently exist and just two
more employee dwellings than are now on the property (no net gain in the total number of
units on the property).
The project will serve to advance many goals of the community specifically regarding
small lodges and design quality. Also, the site is physically capable of supporting the
proposed density. The proposed development will be compatible with the existing
surrounding development patterns, land uses, and characteristics. For instance, the
largest of the proposed structures is located on the comer 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) some sixty feet from the Callahan Cabin.
B. 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 public's health and safety. 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.
The site does not contain any unique natural features that provide visual interest' or a
specific reference to the past other than the irrigation ditch and some very mature trees.
Specifically, there is a grouping of very large, mature spruce trees in the center of the site
and these trees will be preserved. Otherwise, the site, in its existing state, contributes
very little to the identity of the town.
The applicant is embracing the historical significance of the Callahan Cabin and the Pan
Abodes by delivering them from relative obscurity to prominence along the highly visible
Main Street frontage of the property. As a result, the restored Callahan Cabin and Pan
Abodes will be promoted as central structures to be seen by motorists entering and
leaving town on Highway 82/Main Street.
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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 that
structures be clustered in places and spaced in others. The mature spruce trees that will be
preserved, together with the open area occupied by the remodeled swimming pool and
landscaping features, will help to decrease the perceived mass and scale of the new
fourplex structure and main lodge building to its east.
As the proposed landscape plan demonstrates, the project involves significant tree
preservation efforts, the relocation of a couple of trees, the removal and replacement of
some trees, and substantial new plantings. The ten street trees located in the Main Street
and 5th Street rights-of-way will not be affected by the redevelopment. The 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.
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 and pedestrian movement.
Please see the responses provided for the two previous standards.
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. A trash enclosure will be located along the alley, as
shown on the site plan.
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 enclosure, and the swimming pool
area. The walkways will comply with ADA specifications.
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6. Site drainage is accommodated for the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding
properties.
The project will use 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.
7. For non-residential land uses, spaces between buildings are appropriately
de-signed to accommodate any programmatic functions associated with the
use.
The only outdoor "programmatic" function is associated with the proposed swimming
pool area. The pool area has been designed to have 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 and employees of the remodeled lodge.
C. Landscape Plan:
The purpose of this standard is 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 proposed
development shall comply with thefollowing:
1. The landscape plan exhibits a well designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity
and variety of ornamental plant species suitable for the Aspen area climate.
According to the proposed landscape plan, the project involves rather substantial efforts
to enhance the site. The most significant vegetation on the site is the group of mature
spruce trees located in the center of the property, and this group of nine trees will be
preserved. The landscaping will contribute to the character of the Main Street Historic
District. In addition, a small self-feeding (recirculating) water feature/creek will be
created in the mid-section of the site and help mitigate the noise impacts of Main Street.
Based on direction given by the HPC, landscaping of the front portion of the property
(between the building fronts and the right-of-way) will be kept relatively simple, with
low growing perennials and ground cover. Only appropriate species for the mountain
climate will be used.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
Please see the relevant responses provided for the previous PUD standards.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
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For any trees to be protected or otherwise requiring protection, the applicant proposes 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, shall
comply with the requirements of the Parks Department. 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. It should be noted that the site plan has been
planned so that the relocated Callahan Cabin will be sited just north of the drip lines
associated with the cluster of mature spruce trees in an effort to ensure successful
preservation of this significant trees. Similarly, the remodeled swimming pool area has
been designed to ensure that no construction is necessary below the drip line of the
mature juniper shrub located immediately northeast of the existing fence.
D. 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 building for its purposes, legibility of the building's
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, which adequately depicts the character of the proposed development. The
proposed architecture of the development shall:
1. be compatible 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 of nearby historical and cultural resources.
The proposed project has seen substantial review and discussion and several rounds of
revisions before the Historic Preservation Commission to become what is contained in
this application. Two site visits, two work sessions, and more than four hearings were
conducted with the HPC, with revisions to the proposed architecture and site planning
occurring between each of these steps. After PUD approval, the application must go
before the HPC for yet another round of review for final approval.
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.
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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 similar means availalbe. If shoveling 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, structures, and access ways is proposed in an appropriate 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
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 in the final PUD
documents. Up-lighting of site features, buildings, landscape elements, and
lighting to call inordinate attention to the property is prohibited for
residential development.
Please see the response provided in the previous standard.
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F. Common Park, Open Space, or Recreation Area:
If the proposed development includes a common park, open space, or
recreation area for the mutual 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 relief to the property's
built form, and is available to the mutual benefit of the various land uses
and property users of the PUD.
While open areas and a swimming pool 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. The swimming pool facilities will be available for use by
all occupants and employees of the lodge.
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.
3. There is proposed an adequate assurance through legal instrument 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 requirement of a
"deed restriction against future residential, commercial, or industrial development" is not
applicable.
G. 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. The 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
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lines that 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 are several nearby parks in the neighborhood such as 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 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 infrastructure 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.
H. Access and Circulation (Only standards 1 & 2 apply to Minor PUD
applications):
The purpose of this standard is to 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.
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2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding the
proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
Discussions relative to vehicular access, parking, and traffic have been provided
throughout the Memorandum. There will be no net change from the number of units,
which exist on the site today except for the three new employee units. The property is
surrounded by public rights-of-way on all four of its sides. The 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 decrease of two lodging units and the
addition of two employee dwelling units. Again, there is an increase in the deficit of
parking due to the 3 parking spaces proposed for the project. Staff has recommended, as a
condition of approval that the Applicant, at the very least, designate three existing on-site
spaces on the alley for these three units. In addition, the Applicant shall be required by
the City to lease the eleven (11) spaces located in the 4th street right-of-way.
L Phasing of Development Plan.
The purpose of these criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners
and impacts of an individual phase are mitigated adequately. Ifphasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan. The phasing plan shall comply with the following:
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 applicant proposes two separate phases to complete the development of the PUD.
Phase One will include the westerly two-thirds of the property: reconstruction of the
existing duplex and fourplex structures located along the alley, conversion of the existing
R.O. unit into two Category 2 studio units, relocation of the Callahan Cabin and the Pan
Abodes, and development of the new triplex. Phase Two will involve the easterly one-
third of the property: the main lodge structure's reconstruction, construction of the new
fourplex building, reconstruction of the swimming pool area in its current location, and
implementation of the landscape plan.
The phasing plan will allow for each of the two increments to continue functioning as
part of a complete development, independent of the subsequent phase(s). With this
phasing plan, all of the employee dwelling units are provided during Phase One. Even
if, for reasons associated with timing and/or financing, the two phases were to be
reversed, any theoretical, incremental employee generation impacts would still be
completely mitigated for before additional impacts are created. For instance, if the
phases were reversed, the Cabin would still need to be relocated in the first phase and
would provide a one-bedroom employee unit while the existing R.O. unit (in the
basement of the existing "fourplex") would continue to be rented until the subsequent
phase commences.
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2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later phases.
The phasing plan is logically divided between the westerly two-thirds of the site (Phase I)
and the easterly one-third of the site (Phase II). Potential occupants of the initial phase
will be made aware of when the subsequent construction phase 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. Finally, as noted
above, the employee dwelling units are provided during Phase One, ensuring that any
theoretical, incremental employee generation impacts are completely mitigated before
additional impacts are created.
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TO:
THRU:
FROM:
RE:
DATE:
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MEMORANDUM
Aspen Planning & Zoning Commission
Joyce Ohlson, Community Development Deputy Director~
Fred Jarman, Planner ~;>-
Christiania Lodge Redevelopment: PUBLIC HEARING for Lodge
Preservation Redevelopment, Minor PUD, GMQS Exemptions, and
Conditional Use
June 26, 2001
Photo of Christiania Lodge as viewed from Main Street looking Southward.
REQUEST:
ZONING:
PROCESS:
STAFF
RECOMMENDATION:
1) The Appiicant is requesting appropriate land use approvals to redevelop
the Christiania Lodge which includes 1) relocating three buildings (the
Callahan Cabin and two Pan Abodes) to the front of the site, 2) demolishing
all other buildings, 3) reconstructing the main lodge, fourplex and duplex,
4) adding a new fourplex and triplex, and 5) condominiumizing the lodge
~ Office Zone District with Lodge Preservation (LP) Overlay & Main Street
Historic Overlay
GMQS Exemptions for LP Overlay & Affordable Housing Units
Minor Planned Unit Development
Conditional Use for "Affordable Housing"
Approval with Conditions
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SUMMARY OF REQUEST
The Applicant, LLC / Austin Lawrence Partners, represented by Mitch Haas, is
requesting appropriate land use approvals to redevelop the Christiania Lodge.
Specifically, the Applicant is requesting the ability to do the following:
1) On-site Relocation of two pan-abodes and the Callahan Cabin;
2) Demolition of 1) the existing main lodge building on the corner of Fourth and
Main Streets, 2) the existing fourplex and duplex located at the back of the site
on the alley, and 3) a one-story dark brown structure located on the corner of
5th and Main Streets; and
3) Construction of five new buildings to include a triplex, two fourplexes, a
duplex, and the main lodge building for a total of 25 lodging units and 3
Affordable Housing Units.
BACKGROUND
The site is located at 501 West Main Street in the Office Zone District supplemented by
the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is
comprised of Lots A - I, Block 31, and contains 27,000 square feet. The site currently
contains the Christiania Lodge which incorporates a main lodge building, a fourplex and
duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce
trees and lilac hedge, and an irrigation ditch (in the right-of-way) serving cottonwood
street trees along the property's Main Street frontage.
As this property is currently maintained on the Historic Inventory of Sites and Structures,
the Applicant has worked extensively with the Historic Preservation Commission (HPC)
regarding the current site design and architecture of the proposed buildings. In addition
to being reviewed by the HPC because of its place on the Inventory, this property is also
being reviewed by the HPC because the site is located in the Main Street Historic
Overlay. As a result of the initial review, the Applicant received Conceptual Approval
from the HPC on March 28,2001. The Applicant is required to return to the HPC in order
to receive Final Approval.
PROCESS
As a matter of process, the Applicant is requesting approvals for 1) a Minor Planned Unit
Development, 2) Growth Management Quota System (GMQS) Exemptions for being in
the Lodge Preservation Overlay and for the three proposed Affordable Housing units, and
3) and a Conditional Use approval in order to allow "Affordable Housing" units versus
"employee units." The Planning and Zoning Commission is the final authority regarding
the Conditional Use. The other aforementioned requests require a recommendation to
City Council.
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STAFF COMMENTS
As mentioned above, the Applicant wished to completely redevelop the Christiania
Lodge while preserving the Callahan Cabin and the two Pan Abodes and moving them to
the Main Street frontage of the property. In total, there will be five new structures
constructed on the site to include the main lodge, two fourplexes, a duplex, and a triplex.
Currently, the Christiania Lodge contains 28 lodge units consisting of 35 bedrooms. This
redevelopment will result in 25 lodge units and 34 bedrooms. The Applicant is also
proposing three employee dwelling units (2 studios and lone-bedroom unit). Therefore,
the final result including the employee dwelling units will be 28 lodge units containing 37
bedrooms. Again, as mentioned above, the Applicant intends to condominiumize 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.
As mentioned above, the HPC has provided the Applicant with Conceptual Approval for
the actions proposed for the historic resource as well as the design and location of new
buildings regarding their scale, massing, materials, relationships between structures on
the site and the way the entire site contributes to the surrounding properties. A brief
discussion below provides a bit of background information regarding the HPC action.
ON-SITE RELOCATION OF THE CALLAHAN CABIN & PAN ABODES
The Applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their
current locations at the rear and center of the property adjacent to the alley to the Main
Street frontage. The Callahan log cabin, built in the 1880's, is a simple gable-roofed
structure made of hand hewn chinked logs with board and batten siding in the gable ends.
The cabin, according to the Architectural Inventory Form is of the Late Victorian
architectural style / building type.
The current locations of the pan-abodes (shown
below) are at the rear of the site adjacent to the alley
and somewhat hidden by large spruce trees and the
pool area. The Callahan Cabin is located in the
center of the lot and also obscured by large spruce
trees. Staff finds that relocating the Callahan Cabin
and the two pan-abodes to the front of the lot on the
Main Street frontage will better promote their
historic significance and establish a strong presence
The Callahan Cabin (shown to the right) remains as
the only original structure on the site; the lodge
buildings were developed around it in the 1950's and
remodeled in the 1960's and the pan-abodes were
constructed in 1962. The property was initially
placed on the inventory because of the Callahan
Cabin.
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to the Historic Main Street corridor similar to the L' Auberge adding to the pedestrian
experience.
DEMOLITION OF FOUR NON-CONTRIBUTING STRUCTURES
During the Conceptual review with the HPC, the
Applicant received Conceptual Approval to
demolish all the building on the site except the
Callahan Cabin and the two pan-abodes.
Specifically, these buildings proposed for
demolition include 1) the existing main lodge
building on the corner of Fourth and Main Streets,
2) the existing fourplex and duplex located at the
back of the site on the alley, and 3) a one-story
dark brown structure located on the corner of 5th
New Lodge Building and Main Streets. None of these structures are the
focus of the Architectural Inventory Form as
having any significance. In the past, the fourplex, duplex, main lodge building and single
story structure have served as lodge units.
Once demolished, the Applicant proposes to replace
the fourplex with a new fourplex, the duplex with a
new duplex, and the main lodge with a new main
lodge strUcture. The applicant requests to construct a
new triplex where the single story brown structure is
located on the corner of Fifth and Main Streets. The
HPC is the final decision making body that allows
these structures to be demolished.
MINOR PLANNED UNIT DEVELOPMENT
The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few
dimensional requirements of the underlying Office
zone district in order to achieve the proposed
desi(5n. Otherwise, the Applicant will continue to
meet or exceed the minimums of the underlying
zone district. Specifically, the requested variances
to the underlying zone district include the
following listed in the matrix on the next page.
The main reason for the request to vary the height
is to accommodate the tallest structure on the site
as shown to the left.
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Maximum Height
Allowable Floor Area (FAR)
Minimum Front Yard Setback
Minimum Side Yard Setback
Minimum Rear Yard Setback
Minimum Distance b/w Buildings
Minimum Off Street Parking
25 feet
0.75:1 (20,250 sq. ft.)
10 feet
5 Feet
15 feet
I 0 feet
0.7 Spaces per
bedroom or via PUD
29 feet (for the new fourplex on alley)
0.81:1 (21,800 sq. ft.)
5 feet
2 feet on the East
5 feet on the West
As per the Final PUD Plan
6 feet (between the Pan Abodes)
0.54 (Same as current amount)
EMPLOYEE GENERATION MITIGATION
When the Christiania was last in full operation, it employed between eight to ten Full
Time Equivalent (FTEs) employees. As a result of this redevelopment, the number of
lodge units will remain the same while the number of bedrooms increase from 35 to 37.
However, three employee dwelling units containing three bedrooms are also factored in
to that number.) The end result will be that the "lodge units" will go from 28 to 25 and
the "lodge bedrooms" will go from 35 to 34. In addition, this redevelopment proposes no
accessory commercial square footage.
As there is no net increase in units and bedrooms, there is no net increase in employee
generation. (The overall lodge will increase in size by 1,550 sq. ft. in FAR.) However, the
Applicant is proposing to create two new employee dwelling units (one bedroom each).
Currently, the Christiania Lodge has a 600 square foot I-bedroom Resident Occupied unit
located in the lower level of the alley fourplex. The Applicant would like to spit this unit
into two Category-2 studios of approximately 370 square feet each. In addition to this, the
Applicant would like to convert the Callahan Cabin into a I-bedroom employee dwelling
unit. These units will provide for 4.25 employees (at 1.25 employees per studio unit and
1.75 employees per one-bedroom unit).
The Applicant proposed this mitigation arrangement to the Housing Board and received a
recommendation of approval to City Council. Essentially, the Applicant is proposing a
net gain in housing for 2.5 employees. The Housing Guidelines require that the proposed
employee units be deed restricted to the Category 1 or 2 levels. The Applicant believes
this requirement to be too confining if the units were rented to employees ofthe lodge.
Instead, the category designation for each of these units will need to accommodate the
salary levels of the Christiania Lodge employees who need to be housed. In light of this,
the Applicant requests that it have the ability to adjust the categories from time to time as
necessary to accommodate the income levels of the employees to be housed. If any of the
units are to be rented to qualified persons who are not employees of the Christiania, then
the Applicant agrees with the Category 2 lease requirements. Regardless of the time-to-
time category designations, rental of the units will comply with the APCHA minimum
lease requirements and will be overseen by the Housing Office.
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The Housing office Staff agreed that the deed restricted units will provide housing for a
total of 4.25 employees, but the existing unit should not be included in the calculation for
mitigation purposes since it was required under a previous growth management
exemption request. The existing one bedroom unit mitigates for 1.75 FTEs: the two
proposed studios mitigate at a level of 1.25 FTEs each, for an additional mitigation of
only 0.5 FTEs. With the addition of the one-bedroom unit proposed for the Callahan
Cabin, this would provide a mitigation figure of another 1.75 FTEs, for a total additional
mitigation of 2.25 FTEs. In the end, the Christiania does not need to mitigate because
there is no increase in units.
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CONDITIONAL USE REQUEST
The Applicant is requesting Conditional Use approval from the Planning and Zoning
Commission to allow the employee units to become "affordable housing units" which is a
conditional use in the office zone district whereas employee dwelling units are a
permitted 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
"affordable housing." The Applicant suggests that employees frequently own their own
homes or are simply not interested in moving from their existing domiciles, the Applicant
desires 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 units on the project site, then the applicant
wishes for the units to be available to other qualified renters.
PARKING REQUIREMENT
As proposed, the current number of on-site 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 4th 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 eight to nine more off-street spaces already existing, some of which
are parallel to the alley and a few are "head-in." The Applicant intends to provide ten
clearly marked and delineated spaces accessed from the alley.
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The underlying Office zone district has no requirement regarding off-street parking for
lodge uses. However, the Christiania Lodge must adhere to the Lodge Preservation
Overlay requirement of 0.7 spaces per bedroom unless otherwise established by PUD. In
total, nineteen to twenty off-street parking spaces serve the existing Christiania Lodge,
providing a ratio of approximately 0.53 to 0.56 spaces per bedroom (including both
lodging and residential/employee units). As per the Land Use Code, the current bedroom
count of 35 requires 24.5 spaces and the proposal is to go to 37 total bedrooms (which
includes the employee units) which requires 25.9 spaces where they only have 19 - 20
spaces. Ir t/.vV -}.....,r/>oV> &tJ-i"^'" - +;- ;"-,,
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The proposal includes twenty parking spaces, providing a ratio of 0.54 spaces per
bedroom (including both lodging and residential units). According to Section
26.470.070(M)(4) of the Land Use Code, the GMQS Exemption standard indicates that,
"An existing deficit of required parking may be maintained through redevelopment." Th
Applicant's proposal maintains this deficit, but does not increase it. The redevelope
Christiania Lodge intends to utilize a Frias Properties' van shuttle service that 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.
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Given this discussion, the Commission should be aware that the spaces currently
provided for the Christiania Guests along Fourth Street are located partially in the Fourth
Street Right-Of-Way. The Engineering and Parking Departments have provided a
condition of approval that requires the Applicant to lease the existing 10 spaces on 4th
street from the City of Aspen In addition, the Applicant shall maintain a 20 ft wide
alleyway behind the Christiania Lodge and repaint parking lines so as to fall within the
property lines The current rate is $1.90/square ft / month.
The Environmental Health Department used the Institute of Traffic Engineers Trip
Generation Rates to determine the traffic impacts of the proposed development, compared
to existing conditions. The change in units, with virtually the same number of bedrooms
and virtually the same use, is not expected to cause a significant increase in PM-10 or
traffic. Trip generation rates for condominiums are less than those for short-term lodge
units, so condominiumization should not negatively affect trip generation.
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In addition, the applicant has taken a number of exemplary measures to reduce traffic
from the project. These include providing van service, an onsite employee unit, and
bicycle storage. The proximity to free, frequent mass transit, and to the commercial core,
music tent, and W. Hopkins pedestrianJbikeway, will also encourage alternatives to
driving.
STAFF RECOMMENDATION
Staff recommends the Planning and Zoning Commission approve the the Conditional Use
request and recommend approval to City Council for the Minor Planned Unit
Development, GMQS Exemptions for the Lodge Preservation and Affordable Housing
Units for the Christiania Lodge located at 501 West Main Street, Lots A - I, Block 31,
City and Townsite of Aspen, Colorado with the following conditions:
1. That the Applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department;
2. That the Applicant shall sign a sidewalk, curb and gutter construction agreement and
pay the applicable recording fees prior to issuance of a Certificate of Occupancy;
3. That the Applicant shall either remove any encroachments into the public rights-of-
way or be subject to current encroachment license requirements as required by the
Engineering Department;
4. That the Applicant shall install a sprinkler system for the entire Christiania Lodge as
required by the City of Aspen Fire Department;
5. That the Applicant shall provide Structural Verification for all portions of existing
foundations to be used for new building as required by the Building Department. In
addition, the 2 Pan Abodes, that are to relocated, must comply with UBC 3404. As
the property is going to be condominumizied, fair housing requires that 4 of the first
floor units will have full accessibility and the remaining 11 first floor units are to be
Type B. All common areas are to be accessible including the storage facilities in
basement. Alternative storage must be provided to substitute for the basement if
accessibility to the basement is not a desirable option;
6. That the Applicant shall lease the existing 10 spaces on 4th street from the City of
Aspen as required by the Parking and Engineering Departments. In addition, the
Applicant shall Maintain a 20 ft wide alleyway behind the Christiania Lodge and
repaint parking lines so as to fall within the property lines The current rate is
$1.90/square ft / month;
7. That the Applicant submit the following plans and reports to the Engineering
department prior to the issuance of building permits:
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~ Full Soils Report
>- Drainage Plan
>- Erosion and Sediment Control Plan for both during and post construction
>- Dust and Noise Mitigation Plan is to be submitted during construction
8. That the Applicant shall pay the appropriate Street Impact Fees to the City of Aspen
for excessive wear to the streets caused by construction traffic to be determined by
the Engineering Department;
9. That the Applicant shall provide a site improvement survey, prepared by licensed
professional which will include the following:
>- Monuments
>- Setback lines
>- Utilities Lines, Pedestals, Poles,
> Easements
>- Existing features: irrigation ditches, sidewalks, driveways, buildings,
>- Surveyors Seal dated within the last 12 months
10. That the Applicant shall be required to show plans for all improvements, snow
storage areas, utility pedestals, districts, curb and gutter, and sidewalk improvements;
11. That the Applicant shall be required to provide pedestrian access in the form of a
sidewalk to the lodge along 4th Street in front of current head in parking;
12. That the Applicant shall submit a Fugitive Dust Control Plan to the Environmental
Health Department which includes, but is not limited to fencing, watering of dirt
roads and disturbed areas, cleaning of adjacent paved roads to remove mud that has
been carried out on a daily or more frequent basis, speed limits, or other measures
necessary to prevent windblown dust from crossing the property line or causing a
nuisance;
13. That the Applicant shall notify the state prior to remodel, expansion or demolition of
these buildings, including removal of drywall, carpet, tile, etc., and a licensed
asbestos inspector must do an inspection. If there is no asbestos, the demolition can
proceed. If asbestos is present, a state licensed asbestos removal contractor must
remove it. The Applicant shall report these findings to the Environmental Health
Department and Building Department prior to the issuance of demolition and
building permits;
14. That the Applicant shall submit a more detailed tree plan which will include tree
diameters and species. In addition, the Applicant shall clarify the surface of the
"paths" within drip lines and provide an excavation plan to the City Parks
Department prior to the application for building permit;
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15. That the Applicant shall install tree saving construction fences around the drip line of
the trees;
16. That the Applicant shall not plant low shrubs or evergreen trees on 5th Street. The
Applicant shall consult with the Parks Department as to a more traditional
streetscape plan. In addition, the Applicant shall install a root barrier system in order
to keep roots away from the sidewalk to prevent up lifting;
17. As a result of the current water line configuration serving the site, it appears there are
3 and possibly 4 water service lines on the property. The one serving the lodge is a
new 2" line coming from the water main on Main Street and should be adequate to
serve the remodeled lodge. Apparently this line also serves other structures on the
property which abut the alley way. That Applicant shall eliminate these connections
and provide a new service line. In addition, there are two older service lines that also
originate from the Main St line and shall be abandoned. Each structure should be
individually metered; and
18. The Applicant shall design an internal sewer service system with a manhole
connection to the District's main in the alley as required by the Aspen Consolidated
Waste District.
RECOMMENDED MOTION
"I move to approve Resolution Nojo, Series of2001, approving the Conditional Use
request and recommend approval to City Council for the Minor Planned Unit
Development, GMQS Exemptions for the Lodge Preservation and Affordable Housing
Units for the Christiania Lodge located at 501 West Main Street, Lots A - I, Block 31,
City and Townsite of Aspen, Colorado with the conditions set forth in the Resolution."
ATTACHMENTS
EXHIBIT A - MINOR PLANNED UNIT DEVELOPMENT
EXHIBIT B - GROWTH MANAGEMENT QUOTA-SYSTEM EXEMPTIONS
EXHIBIT C - CONDITIONAL USE
EXHIBIT D - ApPLICATION
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KUIIRIT A.
PLANNED UNIT DEVELOPMENT (PUD)
In accordance with Section 26.445.030(B)(3) of the Land Use Code, due to the limited
extent of the issues involved, a development application requesting approval as a Planned
lJn!t P~Y~!9pm~nt 9n i! pi!r9~! 9f!illlQ !Q9i!NQ in th~ LQQg~ Presemltion (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 public hearings
occurring at both.
Section 26.445.040, General Provisions
Section 26.445,040(A) of the Code holds that the land uses permitted in 11 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 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 26.445.040(B) states that, "Unless otherwise established pursuant to a Final PUD
Development Plan, the maximum aggregate density shall be no greater than that
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
provi~ion, per ge, but in9telld regulllte9 minimum 1M 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 720 square feet of lot area per residential
or lodge bedroom, which leaves no potential for the future additions without approval of
a PUD amendment (tl;1e redevelopment will include thirty-four lodge bedrooms as well as
three employee housing bedrooms). 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
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determining the appropriate dimension for each provision. A description of the proposed
dimensional requirements is provided in Table One
Section 26.445.050, Review Standards: Minor PUD
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Section 26.445.050 of the Regulations provides that development application~ for Minor
PUD must comply with the following standards and requirements.
A. General Requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
Please see the response provided in Exhibit B for the same standard under the GMQS
Exemption portion of this Memorandum.
1. Th/l pl'lJplJ~/ld d/lI!/lllJpm/lJlt ~hllll b/ll'/)Jl~i~t~Jlt with the character of existing
land uses in the surrounding area.
Please see the responses provided for standard "2." of the GMQS Exemptions portion of
this Memorandum in Exhibit B.
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.
The proposed development does not require any LP tourist accommodation allocations.
The proposed redevelopment is exempt from GMQS, and the necessary exemptions will
be considered in combination with final PUD development plan review.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for
all properties within the PUD ... The dimensional requirements of the underlying
zone district shall be used as a guide in determining the appropriate dimensions for
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the PUD. During review of the proposed dimensional requirements, compatibility
with surrounding land uses and existing development patterns shall be emphasized.
The Minor PUD provides a mechanism to adjust the underlying zoning's dimensional
requirements for particular developments which is appropriate for a site that is 27,000
square feet or larger. Indeed that is the case for the Christiania Lodge site. In general, the
Applicant is proposing to only vary a few dimensional requirements of the underlying
Office zone district in order to achieve the proposed design. Otherwise, the Applicant will
continue to meet or exceed the minimums of the underlying zone district. Specifically,
the requested variances to the underlying zone district include:
Maximum Height
Allowable Floor Area (FAR)
Minimum Front Yard Setback
25 feet
0.75:1 (20,250 sq. ft.)
10 feet
29 feet
0.81:1 (21,800 sq. ft.)
5 feet
2 feet on th~ EMt
5 feet on the West
As per the Final PUD Plan
6 feet (between the Pan Abodes)
0.54 (Same as current amount)
Minimum Side Yard Setback
Minimum Rear Yard Setback
Minimum Distance b/w Buildings
Minimum Off Street Parking
5 Feet
15 feet
1 0 feet
0.7 Spaces per
bedroom or via PUD
Please see Staff Comments regarding the requested variation from the dimensional
requirements ofthe underlying zone district as well as Table One in the above Section A.
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, traffic, transit, pedestrian
circulation, parkingl and historical resources.
The proposed site plan's compatibility with existing land uses in the surrounding area has
been discussed in this memorandum in Exhibit B regarding GMQS Exemptions.
Moreover, 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.
Compatibility with historic resources has been specifically addressed by the proposal as
evidenced by the HPC Conceptual approval granted in March of2001.
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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 am! wil! nQt 9t) afft)9tt)Q 9Yl nQr will it affect, the proposect ctmlopment,
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 preservation of
many significant trees, the relocation of a couple trees, the removal and replacement of
other trees, and substantial new plantings. The ten trees located in the Main Street and
5th Street rights-of-way will not be altered in any way. The 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, mature
trees are able to be preserved. Walkways are provided with connections between the
entries to the various unitslbuildings and the swimming pool, the parking areas, and the
public sidewalks. The existing swimming pool area will be remodeled and landscaped to
achieve screening. 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.
The proposal meets the highest open space requirement of any City zone district, twenty-
five percent. 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.five percent maximum
building coverage requirement 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 with
the exception of the area between the two relocated Pan Abodes to be set at 6 feet.
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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 proposed
c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) Tlte proximity of tlte proposed development to tlte commercial core and
general activity centers in the city.
Please see Staff Comments as well as the discussion in Exhibit B regarding 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 bicycle corridor providing connections to downtown and the Marolt Open
Space. A bicycle rack has been included in the proposed site plan to provide easy storage
of bicycles and to encourage their use. The 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 ofthe project site along Main Street.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities 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 mentioned earlier,
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 only seven blocks from the Aspen Fire District
station and fire hydrants are 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 site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, rock falls or avalanche dangers.
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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.
d) 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 naturalfeatures of the site.
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 flat, and all of its area is within the slope classification category of 0-20%.
The project proposes roof gutters, downspouts, and dry wells to maintain the site's
historic runoff/drainage rates after development. The drainage implements will all
discharge into a dry well system for release into the ground. 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 PM10 generation attributable to the development. Regardless, the applicant
will be required to comply with all requirements ofthe Environmental Health Department
in connection with the issuance of building permits, and this will ensure that affects on air
quality are addressed.
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 Community Plan (AA CP) or a specific 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 5, above, those areas can be avoided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
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
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720 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. At any rate, the proposed
redevelopment will result in up to two fewer lodge units than currently exist and just two
more employee dwellings than are now on the property (no net gain in the total number of
units on the property).
The project will serve to advance many goals of the community specifically regarding
small lodges and design quality. Also, the site is physically capable of supporting the
proposed density. The proposed development will be compatible with the existing
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) some sixty feet from the Callahan Cabin.
B. 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 public's health and safety. 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.
The site does not contain any unique natural features that provide visual interest or a
specific reference to the past other than the irrigation ditch and some very mature trees.
Specifically, there is a grouping of very large, mature spruce trees in the center of the site
and these trees will be preserved. Otherwise, the site, in its existing state, contributes
very little to the identity of the town. This type of change for the structures is consistent
with the fairly recent character alteration undergone at the adjacent L' Auberge Swiss
Chalets.
The applicant is embracing the historical significance of the Callahan Cabin and the Pan
Abodes by delivering them from relative obscurity to prominence along the highly visible
Main Street frontage of the property. As a result, the restored Callahan Cabin and Pan
Abodes will be promoted as central structures to be seen by motorists entering and
leaving town on Highway 82/Main Street.
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 that
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structures be clustered in places and spaced in others. The mature spruce trees that will be
preserved, together with the open area occupied by the remodeled swimming pool and
landscaping features, will help to decrease the perceived mass and scale of the new
fourplex structure and main lodge building to its east.
As the proposed landscape plan demonstrates, the project involves significant tree
preservation efforts, the relocation a couple trees, the removal and replacement of some
trees, and substantial new plantings. The ten street trees located in the Main Street and
5th Street rights-of-way will not be affected by the redevelopment. The 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.
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 and pedestrian movement.
Please see the responses provided for the two previous standards.
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. A trash enclosure will be located along the alley, as
shown on the site plan.
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 enclosure, and the swimming pool
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.
The project will use 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.
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7. For non-residential land uses, spaces between buildings are appropriately
de-signed to accommodate any programmatic functions associated with the
use.
The only outdoor "programmatic" function is associated with the proposed swimming
pool area. The pool area has been designed to have 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.
C. Landscape Plan:
The purpose of this standard is 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 proposed
development shall comply with the following:
1. The landscape plan exhibits a well designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity
and variety of ornamental plant species suitable for the Aspen area climate.
According to the proposed landscape plan, the project involves rather substantial efforts
to enhance the site. The most significant vegetation on the site is the group of mature
spruce trees located in the center of the property, and this group of nine trees will be
preserved. The landscaping will contribute to the character of the Main Street Historic
District. In addition, a small self-feeding (recirculating) water feature/creek will be
created in the mid-section of the site and help mitigate the noise impacts of Main Street.
Based on direction given by the HPC, landscaping of the front portion of the property
(between the building fronts and the right-of-way) will be kept relatively simple, with
low growing perennials and ground cover. Only appropriate species for the mountain
climate will be used.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
Please see the relevant responses provided for the previous PUD standards.
3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
F or any trees to be protected or otherwise requiring protection, the applicant proposes 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 l' xl' or similar sturdy stock for shielding of protected trees no closer
than six (6) feet from the trunk or one-half (112) 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.
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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. It should be noted that the site plan has been
planned so that the relocated Callahan Cabin will be sited just north of the drip lines
associated with the cluster of mature spruce trees in an effort to ensure successful
preservation of this significant trees. Similarly, the remodeled swimming pool area has
been designed to ensure that no construction is necessary below the drip line of the
mature juniper tree located immediately northeast of the existing fence.
D. 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 building for its purposes, legibility of the building's
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, which adequately depicts the character of the proposed development. The
proposed architecture of the development shall:
1. be compatible 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 of nearby historical and cultural resources.
The proposed project has seen substantial review and discussion and several rounds of
revisions before the Historic Preservation Commission to become what is contained in
this application. Two site visits, two work sessions, and more than four hearings were
conducted with the HPC, with revisions to the proposed architecture and site planning
occurring between each of these steps. After PUD approval, the application must go
before the HPC for yet another round of review for final approval.
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.
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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, structures, and access ways is proposed in an appropriate 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
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 in the final PUD
documents. Up-lighting of site features, buildings, landscape elements, and
lighting to call inordinate attention to the property is prohibited for
residential development.
Please see the response provided in the previous standard.
F. Common Park, Open Space! or Recreation Area:
If the proposed development includes a common park, open space, or
recreation area for the mutual 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 relief to the property's
built form, and is available to the mutual benefit of the various land uses
and property users of the PUD.
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While open areas and a swimming pool 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. The swimming pool facilities will be available for use by
all occupants of the lodge.
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.
3. There is proposed an adequate assurance through legal instrument 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 requirement of a
"deed restriction against future residential, commercial, or industrial development" is not
applicable.
G. 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. The 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 that 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 are several nearby parks in the neighborhood such as 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
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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 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 infrastructure 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 counections, 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.
H. Access and Circulation (Only standards 1 & 2 apply to Minor PUD
applications):
The purpose of this standard is to 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 traffic congestion on the roads surrounding the
proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
Discussions relative to vehicular access, parking, and traffic have been provided
throughout the Memorandum. There will be no net change from the number of units
which exist on the site today. The property is surrounded by public rights-of-way on all
four of its sides. The traffic generation rates predict impacts due to lodge and
condominium developments on a per unit basis, and the net result of the proposed
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redevelopment will be a decrease of two lodging units and the addition of two employee
dwelling units.
L Phasing of Development Plan.
The purpose of these criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners
and impacts of an individual phase are mitigated adequately. Ifphasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan. The phasing plan shall comply with the following:
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 applicant proposes two separate phases to complete the development of the PUD.
Phase One will include the westerly two-thirds of the property: reconstruction the
existing duplex and fourplex structures located along the alley, conversion of the existing
R.O. unit into two Category 2 studio units, relocation of the Callahan Cabin and the Pan
Abodes, and development of the new triplex. Phase Two will involve easterly one-third
of the property: the main lodge structure's reconstruction, construction of the new
fourplex building, reconstruction of the swimming pool area, and implementation of the
landscape plan.
The phasing plan will allow for each of the two increments to continue functioning as
part of a complete development, independent of the subsequent phase(s). With this
phasing plan, all of the employee dwelling units are provided during Phase One. Even
if, for reasons associated with timing and/or financing, the two phases were to be
reversed, any theoretical, incremental employee generation impacts would still be
completely mitigated before additional impacts are created. For instance, if the phases
were reversed, the Cabin would still need to be relocated in the first phase and would
provide a one-bedroom employee unit while the existing R.O. unit (in the basement of the
existing "fourplex") would continue to be rented until the subsequent phase commences.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phasesfrom the construction of later phases.
The phasing plan is logically divided between the westerly two-thirds of the site (Phase I)
and the easterly one-third of the site (Phase II). Potential occupants of the initial phase
will be made aware of when the subsequent construction phase will commence, and will
have the choice of whether or not to use the affected unites).
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.
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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. Finally, as noted
above, the employee dwelling units are provided during Phase One, ensuring that any
theoretical, incremental employee generation impacts are completely mitigated before
additional impacts are created.
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Lodge Preservation GMQS Exemption
Section 26.470.070(M) ofthe Land Use Code 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 (GMQS).
Therefore, 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.
EXHIBIT B
GMQS EXEMPTIONS
(1) 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 small lodges. The AACP encourages the preservation of existing
lodges and those that are within the Lodge Preservation Overlay zone (LP zone) are
permitted to expand without being processed through the GMQS.
The "Growth Action Plan" of the AACP is intended to "Encourage land uses, businesses
and events which serve both the local community and the tourist base." The
redevelopment of the Christiania Lodge will serve the tourist base by ensuring the
continued existence and viability of twenty-five lodging units, 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.
The "Housing Action Plan," in the AACP is to "Create a housing environment which is
dispersed, appropriately scaled to the neighborhoods and affordable." The proposed
employee housing units will be deed restricted and registered with the APCHA to ensure
their continued affordability.
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 work;" and, ". . . an employer that builds affordable housing units shall have the
right to designate that their employees shall have first right to those affordable units, if
they meet the qualifications."
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(2) The proposed development is compatible with the character of existing land uses
in the surrounding area and with the purpose of the Lodge Preservation (LP) Overlay
Zone District.
The surrounding uses include a mix oflodges/chalets, offices, duplex, single-, and multi-
family residential, and retail commercial. The architectural styles vary as much as their
uses. 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. As described
above, the proposed lodge redevelopment project is compatible with surrounding land
uses and neighborhood characteristics. This type of change is largely consistent with the
fairly recent character alteration undergone at the adjacent L' Auberge Swiss Chalets.
It is clear, the purpose of the LP Overlay Zone District is, in relevant part, to "provide for
and protect small lodge uses ... 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 development, to encourage development
which is compatible with the neighborhood. .. and to provide an incentive for upgrading
existing lodges on-site or onto adjacent properties." The proposed lodge redevelopment
is being undertaken specifically as a means of protecting the future of the Lodge and,
thus, its small lodge use. Accessory uses normally associated with lodge uses are
proposed, including a swimming pool, hot tubs, and employee housing. Therefore, the
proposed development is fully compatible with the purpose of the LP Overlay Zone
District.
(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 AspenlPitkin
County Housing Authority shall be consideredfor 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.
When last run as a lodge, the Christiania employed between eight and ten Full Time
Equivalent (FTEs) employees. Given the proposed number of lodging units (25) and the
number of pillows (68) that will be available, Frias Properties of Aspen estimates that
they will use between eight and ten FTEs to manage, operate and maintain the
32
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redeveloped Christiania Lodge. No accessory commercial square footage is proposed.
This would indicate no net increase in employee generation. No net increase in employee
generation is believed to be accurate because the net result of the redevelopment will be
no change in the number of lodging bedrooms, and one or two less lodging units than
currently exist. Even with these decreases, the redevelopment includes the creation of
two additional employee dwelling units and two more deed restricted bedrooms than
currently exist.
The level and amount of affordable housing proposed herein was considered and
approved with a few innocuous conditions by the Housing Board at their meeting of April
19,2000. At that time, the proposal included twenty-seven lodging units while only
twenty-five are now proposed. Further, the plan previously approved by the Housing
Board included thirty-five lodging bedrooms, and only thirty-four are currently proposed.
In total, the theoretical employee generation impacts of the redevelopment have
decreased since the Housing Board reviewed the proposal in April of 2000, but the
proposed amount of the employee units, their sizes, configurations, and locations have
not changed at all. As such, there is no reason whatsoever as to why the proposed
employee housing should not continue to be satisfactory. That is to say, in total, the deed
restricted units will provide housing for 4.25 employees at 1.25 employees per studio unit
and 1.75 per one-bedroom unit). Given that an existing one-bedroom Resident Occupied
unit will be converted to two studios, there will be a net gain of housing for 2.5
employees under the terms of the Housing Guidelines' occupancy standards.
The Applicant proposes the following options as a means of guaranteeing that the
proposed rental units will maintain pricing in accord with the limits indicated in the
Housing Guidelines. First, since the Applicant intends to divide the redeveloped property
by means of condominium or planned community map after construction is substantially
complete, the Applicant will be willing to grant the Housing Authority an option to
purchase for $10.00 an undivided 0.01% interest in the ownership of the units of the
property containing the deed restricted units.
(4) Adequate parking spaces and public facilities exist, will be providedfor the
development, or that adequate mitigation measures will be provided. An existing deficit
of required parking may be maintained through redevelopment.
The Applicant is proposing no new addition on site parking spaces. Parking for the
Christiania Lodge is proposed to be located as it is today primarily along the adjoining
alley and 4th Street. The eleven existing off-street parking spaces located along 4th
Street. Along the alley there are eight to nine more off-street spaces already existing.
With the proposed development, there will be ten clearly marked and delineated spaces
accessed from the alley.
While the 4th Street spaces are in the City right-of-way and not technically "on-site,"
they are always available for lodge guests, and the lodge has never experienced a shortage
of parking for its guests. To the public, these spaces appear to be part of the lodge and
33
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they function in that manner. Nevertheless, in recognition of the fact that the eleven
head-in parking spaces alongside the lodge are located within the 4th Street right-of-way,
the applicant will obtain a temporary revocable encroachment license from the City
Engineer after all land use entitlements are granted. If deemed necessary, the applicant
will be amenable to a condition of the encroachment license which requires that the
spaces be leased from the City at reasonable terms.
The LP Overlay requires 0.7 spaces per bedroom unless otherwise established by PUD.
In total, nineteen to twenty off-street parking spaces serve the existing Christiania Lodge,
providing a ratio of approximately 0.53 to 0.56 spaces per bedroom (including both
lodging and residential/employee units). The proposal includes twenty clearly
demarcated parking spaces, providing a ratio of 0.54 spaces per bedroom (including both
lodging and residential units). As mentioned earlier, the Land Use Code allows "An
existing deficit of required parking may be maintained through redevelopment." The
proposal maintains the so-called "deficit," but does not in any way increase it. In
addition, once redeveloped, 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.
No LP tourist accommodation allotments are needed as the there will not be a net
increase in the number oflodging units on the property. Pursuant to Section
26.470.070(1) of the Code (discussed below), the three proposed affordable housing units
are exempt from the GMQS scoring and competition procedures.
Section 26.470.070(1), Affordable Housing GMQS Exemption
Section 26.470.070(1) 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, specifically
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 categories to
which the dwelling units are to be deed restricted.
34
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The Applicant proposes converting the existing 800 square foot, I-bedroom R.O. unit
into two 400 square foot studio apartments. In addition, a new one-bedroom affordable
housing unit would be created in the relocated Callahan Cabin. The proposed conversion
eliminates an undesirable R.O. deed restriction for replacement with two Category 2
rental units (when rented to anyone who is not an employee of the lodge), 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.
The proposed development complies with the AspenlPitkin County Affordable Housing
Guidelines. The applicant desires to maintain the first right of rental on the proposed
units every time any should become available so they may use the unites) to house
qualified employees of their lodge, if needed. If the applicant does not need the unite s)
when it/they become available, then the unite s) 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.
35
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Exhibit 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
"affordable housing." The Applicant suggests that since employees frequently own their
own homes or are simply not interested in moving from their existing domiciles, the
applicant desires to maintain a degree of flexibility with regard to the available market for
rental of the proposed affordable housing units. Therefore, if it is found that none of the
employees of the lodge either need or desire to rent the unites) on the project site, then the
applicant wishes 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 is proposed to be located; and
Development of deed restricted, affordable housing within the City limits is certainly
consistent with the goals, objectives and standards of the AACP as well as with the
purpose and intent of the Lodge Preservation program as described in detail in this
Memorandum.
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposedfor 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 ofthe entire proposed development, including the
affordable housing, has been amply discussed in the earlier sections of this Memorandum.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts,
impacts on pedestrian and vehicular circulation, parking, trash, service
delivery, noise, vibrations and odor on surrounding properties; and
Please see the response to standards in the Minor Planned Unit Development described in
detail in Exhibit A of this Memorandum.
D. There are adequate public facilities and services to serve the conditional
use including but not limited to roads, potable water, sewer, solid waste,
36
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parks, police, fire protection, emergency medical services, hospital and
medical services, drainage systems, and schools; and
Please see the response to standards in the Minor Planned Unit Development described in
detail in Exhibit A of this Memorandum.
E. The applicant commits to supply affordable housing to meet the
incremental needfor increased employees 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.
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.
37
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County of Pitkin }
}
State of Colorado }
ss.
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATIONS
SECTION 26.304.060(E)
. I
!
I,
Gregory Hills
, being or representing an
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
manner:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the ~ day of August ,2002 (which is _ days prior to the public
hearing date of August 27, )200l.
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from
the nearest public way) and that the said sign was posted and visible c()ntinu()usly from the ~ day
of August, 200..1-, to the ~ day of Auqust ,200--.1. (Must be posted for at least
ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto.
Signature
#~
(Attach photograph here)
Signed before me this JL day of ..A, '\ ^, 'S 4-
200-.L.by ~
\7i<<m(l~ QLu~
WITNESS MY HAND AND OFFICIAL SEAL
Notary Public
My Commission expires:
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501 WEST MAIN LLC
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ASPEN CO 81611
ASPEN MTN RESCUE V
630 W MAIN ST
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BECK GLENN A ./
PO BOX 1102
VICTOfWILLE CA 92392
. CARINTHIA CORP V
633 E HYMAN AVE
ASPEN CO 81611
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COSCARELLO ROBERT & ELIZABETH
515 E LAS OLAS #800
FT LAUDERDALE FL 33301
DUNSDON SMICHAELE ./
BORKENHAGEN DAVID A
617WMAINST
ASPEN CO 81611-1619
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GOLDENBERG STEPHEN R & CHERYL J
430 W HOPKINS AVE
'ASPEN CO 81611
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617WMAIN ST
ASPEN CO 81611
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JOHNSON STANFORD
PO BOX 416
ASPEN CO 81612
KLEIN DEBBIE J
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MCSKIMMING RP
SPEN CO 81611
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ASPEN CO 81611
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CITY OF ASPEN
1305 GALENA ST
ASPEN CO 81611
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CROCKETT ANN R TRUSTEE OF THE
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1089B MORA OR
LOS ALTOS HILLS CA 94024
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1700 PACIFIC AVE STE 4100
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616 WEST HOPKINS
ASPEN CO 81611
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610 W HALLAM ST
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2018 PHALAROPE
COSTA MeSA CA 92626
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ASPEN CO 81512
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ASPEN CO 81611
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420 W MAIN ST
ASPEN CO 81611
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CUNNINGHAM INVESTMENT CO INC
2461 F 1/4 RD
GRAND JUNCTION CO 81505-1203
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FERGUS ELIZABETHDAWSON
PO BOX 1515 . .
ASPEN CO 81612
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COLUMBUS OH 43251
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ILGEN EILEEN L & JACK D & ELOISE
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51B W MAIN ST
ASPEN CO 81611
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191 PEACHTREE STREET surre 4900
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20 W MAIN ST
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HOUSTON TX n079
RANKIN CONSUlTI~G llC V
336 VINE ST
ASPEN CO 81611
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C/O OATES HUGHES & KNEZEVICH l' C
533 E HOPKINS AVE
ASPEN CO 81611
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STRANDBERG JOHN J & JANE T
2510 GRAND AVE APT 2403
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BALBOA ISLAND CA 92662
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PO BOX 30BO
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1265 MOUNTAIN VIEW
ASPEN CO 81611
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THROM ROBERT & PHYUSs 1/2 INT
THROM DOUGLAS 1/2 INT
617WMAlNST
ASPEN CO 81611
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VIEIRA LINDA 50"10 INTEREST
HAll TERESA 50% INTEREST
60SWMAIN ST
ASPEN CO 81611
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617 WMAIN ST
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PLANNING,
LLC
June 6, 2001
Mr. Fred Jarman
Aspen City Planner
130 South Galena Street
Aspen, CO 81611
RE: Christiania Lodge Landmark Designation Application
Dear Fred:
Please consider this letter an application for the historic landmark designation of
the Christiania Lodge, located at 501 West Main Street Lots A-I, Block 31, City and
Townsite of Aspen). As you are aware Conceptual approval for the redevelopment of the
subject project has already been granted by the Historic Preservation Commission (HPC),
and an LPIPUD application is currently pending. Certain potentially drastic Building
Code requirements have been brought to our attention, leading us to seek landmark
designation as the only available means of providing exemptions from said requirements
for the Callahan Cabin and the two Pan Abode structures.
Section 26.420.010 provides that any structure which meets two (2) or more of
the following standards may be designated as an Historic Landmark, and satisfaction of
three (3) of the standards is demonstrated below. The five standards are provided below
in indented and italicized text, and each is followed by a response.
A. Historical Importance: The structure or site is a principal or secondary structure or
site commonly identified or associated with a person or event of historical
significance to the cultural. social, or political history of Aspen, the State of
Colorado, or the United States.
The site is commonly identified or associated with the cultural history of Aspen.
The development of Aspen's two most important eras, silver mining and skiing resort, are
historically preserved on the subject property.
The property was initially placed on the Inventory of Historic Sites and Structures
(the Inventory) because of the Callahan Cabin, which is believed to represent the earliest
type of permanent home in Aspen during the silver mining era. By the way, the Cabin is
believed to be one of only three such structures remaining in the City of Aspen.
Other structures built on the site for the Aspenhof and then Christiania Lodges
have achieved significance, particularly the two excellent examples of Pan Abode cabins
(built in 1962). These structures and the small lodge use of the property represent
Aspen's ski area and tourist economy development aimed at providing services for early
skiers and other visitors.
. 201 N, MILL STREET, SUITE 108 . ASPEN. COLORADO. 8161 1 .
. PHONE: (970) 925.7819 . FAX: (970) 925.7395 .
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B. Architectural Importance, The structure or site reflects an architectural style that is
unique, distinct or of traditional Aspen character. or the structure or site embodies
the distinguishing characteristics of a significant or unique architectural type (based
on buildingform or use), or specimen.
The property was initially placed on the Inventory of Historic Sites and Structures
(the Inventory) because of the Callahan Cabin, which is believed to represent the earliest
type of permanent home in Aspen. The Cabin is representative of the family/home
enviromnent of the average citizen in Aspen during the earliest years of the silver mining
era, and is believed to be one of only three hand-hewn log cabin such structures
remaining in the City of Aspen. As such, the Cabin is represents a truly unique
preservation opportunity.
Of the other structures built on the site for the Aspenhof and then Christiania
Lodges, the two excellent examples of Pan Abode cabins (built in 1962) have achieved
particular significance. These structures and the small lodge use of the property represent
Aspen's ski area and tourist economy development aimed at providing services for early
skiers and other visitors. These two Pan Abodes are certainly "specimen" examples their
building type.
C. Designer. The structure is a significant work of an architect or designer whose
individual work has influenced the character of Aspen.
The Callahan Cabin is believed to have been designed and built by the father of
Elizabeth Callahan. The designer and builder of the Pan Abodes is/are not known.
D. Neighborhood Character. The structure or site is a significant component of an
historically significant neighborhood and the preservation of the structure or site is
importantfor the maintenance of that neighborhood character.
The site is centrally located within the Main Street Historic District. It is visible
to all passing motorists, bicyclists and pedestrians entering and/or leaving town by way of
Main Street. The landmark designation will help make possible implementation of the
separately proposed redevelopment plan for the property.
The proposed redevelopment plan has already received Conceptual approval from
the HPC. Overall, 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 property and the Callahan
Cabin, especially after it is moved to the more preeminent location proposed herein. In
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addition, the Pan Abodes will be delivered from relative obscurity to prominence.
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 ofthe corridor more continuous.
E. Community Character. The structure or site is critical to the preservation of the
character of the Aspen community because of its relationship in terms of size,
location and architectural similarity to other structures or sites of historical or
architectural importance.
The Callahan Cabin is representative of the modest scale, style, and character of
homes constructed in the earliest days of Aspen's silver mining era. This particular
Cabin is not only a strong example of the original appearance and character of Aspen's
early log cabins, but is also believed to be one of just three such remaining structures. Its
location on Main Street further emphasizes the importance of its preservation with regard
to helping to define the historic character of the Aspen community. Similarly, the Pan
Abode structures are highly representative of typical home development in the early years
of Aspen's ski resort development.
The foregoing amply demonstrates satisfaction of at least two, if not more, of the
standards required for designation. If you should have any questions or require additional
information, please do not hesitate to contact me at the phone number provided at the
bottom of this letter's first page.
Yours truly,
Haas Land Planning, LLC
Mitch Haas, AICP
OwnerlPrincipal
cc: David Brown, Stryker Brown Architects
Greg Hills, Austin Lawrence Partners
c:/my documents/City Applications/Christiania L-mark App
,
Mitch Haas, 02:19 PM 6/5/01 -0600, christiania
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Page 1 of I
From: "Mitch Haas" <mhaas@sopris.net>
To: <fredj@ci.aspen.co.us>
Subject: christiania
Date: Tue, 5 Jun 200114:19:51 -0600
X-Mailer: Microsoft Outlook Express 4.72.3110.1
Fred,
Here is some follow-up on a few of the DRC issues for the Christiania application:
PARKING:
My client is not willing to concede to a lease agreement that will have him pay nearly $40,000 per year for the existing
Fourth Street spaces. His feeling is that the LP GMQS Exemption allows a lodge to maintain an existing deficit in required
parking. That is, the proposal reduces the number of units on the property while maintaining an identical amount of
bedrooms, arguably decreasing the parking demand but certainly not increasing it. Thus, the proposal at best decreases the
deficit and, at worst, maintains it as allowed. If the Fourth Street spaces do not count as parking for the lodge, then they
never did. Based on this reasonong, my client feels that he is not required to provide any additional parking for the lodge
and, therefore, need not lease the spaces.
Sorry if this presents an issue, but that's the direction I've been given.
LANDMARK DESIGNATION:
As a result of the Building Code issues presented by having to make the Callahan Cabin and the Pan Abodes meet today's
energy and other requirements, we will be submitting an application for landmark designation. This will allow these three
structures to take advantage of the exemption from current building code requirements available only to historically
landmarked structures. I'll get that application to you ASAP.
That's all for now.
-Mitch
Printed for Fred Jarman <fredj@ci.aspen.co.us>
6/6/01
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MAY. 31.2001 8:09AM ASPEN HOUSING OFC
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NO.081 P.2
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MEMORANDUM
TO: Freel Jarman
FROM: Cindy Christensen
DATE: May 30, 2001
REI CHIU'ST1:ANrA LOD$E PRESERVATION / PlIO PROJFCT
Z$$lJf: The applicant is requesting a growth m~n~ement exemption and Q minor
val for the redevelopment of the Chris1'iartia Lodge.
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: The applicant is proposing the following:
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1. Th llIain lodge structure will be razed and repl~c:ed to facilltQte major interior and
e erior remodeling. The new building will have the same footprint as that of the
e ting structure. >,
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2. ih one-story Callahan Cabin will be repaired ~' ne~essary after bell'l9 relocated to
th middle of the Main Street frontage. ihe cabin will be relTlodeled to facilitate its
us as a one-bedroom employee dwelli"9 unit. :
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3. Th two Pan Abodes will be moved to front Main Street along side the west of the
rei cated Callahan Cabin';i; . ,
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4. ii.. dclrk-brown one-story building currently located at the corner of 5th and Main
wll be demolished.
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5. A w three-unit structure will be constructed in place of the demolished structure
at he corner of 5!tl and MClin, next to the relocated Pari Abodes.
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6. ih area along the alley will be the site of a new four-unit building.
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7. ih existing duplex and fourplex structures along the alley will be demolished and
re aced. The one-bedroom employee dwell1ng unit located below the fourplex wrll be
re odeled to enable conversion to two studio employee dwelling units.
MAY.31.2001 8:10AM ASPEN HOUSING ore
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NO. 081 P.3
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When etPlete, 1'he result of the redevelopment will be 0 1'01'01 of 28 units: 10
lodging ,its in the maln strllcture, 4 lodging units in 1'he new structure to be built
along th alley; 4 lodging units and 2 employee dwellings in the structure to be built
In place of the existing "follrl'lex" along the olley; 2 lodging units In 1'he
reconst ctecl duplex on the corner of the alley and 5th Stree1'; 3 lodging units in the
new str ture to be built at the corner of 5th and Main; 2 lodging units in the
relocat Pan Abode structures (one unit each); and one employee dwe/lfng unit In
the relo fed cabin. This proposal will not change the number of lodging bedrooms,
but the quare footage increase is about 1,550 square feet. At 60%, the applicant
would ha e to provide 930 square feet of employee housing. However, no accessory
commer I square footage is proposed.
: The applicant /s proposing to tak!i a~ existing deed restricted unit,
dividing / in half. and providing two Category 2st~~io ~nits. However, the applicant
is propos ng the use of an existing 530 to 600squate foot, Category 1 one-bedroom
unit tha was approved through 0 growth management exemption in 1991. The
applicati states that this Is an SOO square foo~, RO type deed restricted unit,
City COL' t~H Resolution No, 26 (Series 1991) aPPI"~ved a 530 to 600 square foot
! Category 1 unit under a growth management ex~mption in 1991. and the deed
restrict/ n states that it is a one bedroom, 650 sq~Qre foot unit. Due to the nature
of the sting deed restricted unit, the unit. when-subdivided and upgraded, should
not be r tricted any higher than Category 2, and these units shall not be used for
any oddl onal mitigation needed on this site. "^J'
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that the deed restricted units will pr~vid~ housing for 0 total of 4.25
, but the existing unit should not be }ncluded in the calculatIon for
mitigcrl'lo purposes since it was required under ..~previous growth mClhClgement
exetnptio request. The existing one-bedroom unit mitigates for 1.75 FTE's; the two
studio un s mitigate at 1.25 FTE's each, for anaddi!ional mitigation of only .5 FTE's.
With the ddltion of the one-bedroom unit in the Conahan Cabin, this would provide a
mit/gatio figure of another 1.75 FTE's, for a additional mitigation of 2,25
FTE's.
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phases to complete the
reconstruction of the exiting
conversion of the existing
~alitlS: Tht applicant is proposing two
develop~ 'It of the PUI:l. The first phase is to
duplex or . fourplex structures located along the
~Y.31.2001 8:10AM
ASPEN HOUSING ore
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NO. 081"'-P.4--
'f)
I'll unit Into two studio units, relocation of the Callahan Cabin and the Pan
Abodes, nd development of the new triplex. Phase Two will Involve the main lodge
structur s remodel, construction of the new fourpleX structure, reconstruction of
the swi 'ng pool area, and implementation of~he landscape plan. All of the
affordQb housing aspect of this redevelopmel'lf "1'0 be completed in PhaSe One.
: The Housing Board met and diScussed the previous
on May 17. 2000, and recommended Growth Management Exemption
approva!nder certain conditions. Since the revised redevelopment is not creating
any addi't nal beds for the lodge units, no spec/flciilitigation is required. However,
Stgff wo Id recommend thcrt the following eonditi9r1S be required of the applicant:
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1. applicant shall divide the existing one.b~dro~1'I1 unit into two Category 2
10 units, upgrade the existing cabin an~dee~ restrict the one-bedroom
In the Callahan Cabin CIS a Category 2 unff. The HOUSIng Board recognizes
tenants for employee housing physiccdly located on the Bame property of
ge should be allowed more flexibility CIS to inc.ome and assets. Therefore,
th owner shall be allowed to place thei~dwn qualified employees in these
uni s. The employees shall be approvccl through the Housing Office prior to
oc paney as to all requirements for qucllified employees, except for Income
an assets. The rents, however, shall be maintained at the Category 2 level.
2. Th tenants Shall have at least a six-monthr~se and must be approved by the
Ho sing Office PRIOR to occupancy.
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3. Th~ "mployee dwelling units must have a re.strictlon recorded prior to
bui ing permit approval. . (tIt, ".X
4. Th applicant sholl grant to the Aspen/Pitkin C~unty Housing Authority the
rig 'I' to an undivided l/W" of 1 percent (.Ol~)lnt~rest in the deed restricted
un; at the time of Certificate of Occupancy. J, .
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existing units to be deed restricted must be. ~F'SIraded in accordance with
ion 14, Part VIr of the Aspen/Pitkin County Housing Guidelines as stated
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"'A'i. 31. 2001
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ASPEN HOUSING OFC
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NO. 081---,p. 5---'
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semoN 14
DEED AE~ EXrsTINS I)WELL%NS UNITs
PurS!IQflt to the applicable City or COlmty I..clnd Use Coda, an applicant for Cl
developtll.,t, under certain cOnditions andS4bject to certain requirements, rI\Qy fCItis1y
the affordable houslrlg reqllirem.,t by deed restrlctill9 el\'istirlg lInratrie'ted housing
to comply with the Suidelines. Acceptance of ~jsting units shClII be at the sole
discretion 01' the rcsl'ectivl! governing body upolireco",mendlltion of the APCHA.
If accepted by the City or COllhtr, elCllting units m4st be upgrllded In llccordance with
the following criteria, (unless a wriance f~o~ thes~ requirements Is llpproved by the
llPpllcable governing body upon the r"Omm~~tlan ~f the APCHA):
<.<~!:; .'
1, Ths interior walls of all units must be freshly painted,
Z. Ths interior Appllonces must be purc~ Within the last five years one/ be in
good and working condition. . ";)ir ".
3. Carpet Must be IUI t!,an five y!lCl/' old and be in good cone/ltlon Clnd repair, or
bClreplaced,., . /} it '. .'
4. The exterior walls shall be freshly pointed within one yeer of dedication,
5. A gllnerallevel of upgrade to yardS ~ndrand.t/:GPln9 lIhall be provided.
6. Windows, heatln9. plUMbing, electricalsySfems, fixtures and equipment shClII be
in gotld and workin9 order, '''''i'
7. The roof must hllVe Cl remainill9 usefulli.fe of at leest ten (10) years.
8. AlllIt'Ilts shClII meet Uniform SuildiPlg Code lII/nimum standards, any oppliCClbl.
housing code or, in the absenceorCll1Cl~eqUate code, the housing code
ClCceptable to the APCHA. ,,1:'
9. "lIlln/ts shall be approved by tile APC:HA and yerifilld by a qllClllfied Blll/d/rIg
Inspector accepted and approved by the APCHA.
10. Applicant sl1C111 bear tile costs and elCpeIISes of Clny required upgl'lld.. to meet
tile abow stClndCll'ds CIS well CIS "I'IY stru'c+lll'lll/englneerin9 reports rllljllirlld by
the APCHA to assess the suitability occupancy and compliance with the
"PCHA standards of the proposed
shall be completed prior to
.
6. A
Ce
te visit of 011 of the deed-restricted
iflcClte of Occupancy,
IWoltimerrtll/ah N.niuhmll.rJoc
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MAY. 31.2001 9:17AM
KAUFMAN & PETERSON
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ASPENIPITKIN COMUNITY D VELOPMENT DEPARTMENT
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May 11, 2001
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Thomas Fell . n C/o Brooke Peterson
315 E. Hyma
Aspen CO 81 11
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proper credit, please retum this invoice with your payment and write your case number
ck.
Due to lag in billing by the Aspen TImes, it is possible that you may receive subsequent billing
for Publi Notice Publication.
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For pier ling services rendered;
00
Hrs/Rate Amount
2.00 390.00
195.00/hr
1.00 195.00
195.00lhJ' ..
3.00 $585.00
$585.00
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5/1 00
For pro ssional services rendered
Balan due
p,,":"I<' Fax Note
To
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130 South Gltl.nlt Street A!pen, ColOrado 81 e~ 1 . Phone (liTO) llto-s09O
M~.21.2001 9:38AM ASPEN HOUSING ore
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NO. 924 P.2
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MEMORANDUM
TO:
'FROM:
DATE.
Nick Lelack
Cindy Christensen
May 19, 2000
RE: REQUEST FOR GROWTH MANAGEMeNT QUOTA SYSTEM
EXEMPTION FOR REMODEL OF CHRISTIANIA LODGE
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he applicant is requesting a growth management exemption to redevelop the
nfiguration of units on the site, and to add an additional unit,
" 'ND: The applicant is proposing that when ?Omplete, the result of the
i~ redevelo ment will be a total of 27 units - ten In the main structure at the comer of 4th and
Main; fo r in the adjacent building to its west; one in the Callahan Cabin; six in the
I' adjacent uilding to its east; two in the structure at the comer' of 5'" and the alley; and four
!: in the a cent structure to Its east. In terms of bedrooms, there will be six studio units,
!. fourteen na-bedroom units, six two-bedroom units, and one.three-beclroom, for a total of
35 bed oms, Currently, the existing lodge contains 26 units with 35 bedrooms.
Therefo . the proposed development will result in just one additional unit than what
exists 01.1 ntly.
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As with . ~ Boomerang Lodge expansion, there are three major issues that the Housing
Board .. :ii to discuss and make a recommendation to the Aspen Planning & Zoning
I: Comml Ion. The first revolves around mitigation requirements of the additional
:. employ s generated by the expansion. The second revolves around the phasing of the
.' project a d when the affordable housing units are to be cor(lpleted. The third relates to
the size livability and management of the proposed affordable housing units. The
miligatio requirements will be discussed first.
)
: As mentioned In the previous referral, there is not a set policy on how to
r employees for lodges. The Housing Office met with the Community
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ent Department on May 10, 2000, to discuss this i$Sue. The applicant used the
i survey at was clone last year by the Community Development Department, which
,
I; provides an employment base per units, pillOWS and square footage. Based on this
I: informatj n provided by the applicant, the cun-ent employment rate Is 11.025 FTE's per
square ot, 6.66 FTE's per pll\ow or 6.675 per unit. The application averages the
Ii emplOY ot by units, pillowS and square feet, and comes up with 8.12 FTE's. Taking this
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further, t e applicant used these three factors for the proposed development and came
up with .12 FTE's per square foot, 6,66 FrS's per pillow, or 6.942 FTE's by unit, which
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M9Y' 21. 200: ,3 38AM
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NO. 924 P.3
ASPEN HOUSING OFC
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average out to 9.57 FTE's. This reflects an increase of 1.45 HE's If averaging using the
method t at was used in the survey.
I If an em oyee base Is used per square footage, the existing FAR of 13,640 square feet
would be s follows;
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11 025 employees =
10 employees ..
9 mployees =
8 mployees ..
one employee per 1,237 square feet
one employee per 1 ,364 square feet
one employee per 1,515 square feet
one employee per 1,705 square feet
If an em loyee base is used per square footage for the proposed redevelopment, the
I proposed FAR of 19,520 minus the existing square footage of 13,640 would create an
additiona 5,880 square feet. The additional FTE's could be calculated as follows:
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'1 " 1,25 employees c
10 mployees ..
9 ~oyees ..
8 ployees ..
5,880 .;. 1,237 square feet"! 4.76 additional employees
5,880.;. 1,364 square feet =; 4.31 additional employees
5,880.;. 1,515 square feet ~ 3.88 additional employees
5,860 + 1,705 square feet III 3.45 additional employees
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'I Therefo the additional mitigation requirement would be from 3.45 to 4.75 FTE's. Based
, on the C e, which stipulates that 60% meets the threshold for growth management, the
\~ ;! mitigation needed for this redevelopment would be 2.07 an~ 2.85 FTE's. Staff differs
ii from the pllcant on this issue. The applicant represents a mitigation requirement of ,87,
a differen e between 1.2 and 1.98 FTE's.
i
;1 I\H Unit: The applicant Is proposing to take an existing deed restricted unit, dividing it in
'I half, and rovlding two Category 2 studio units. However, the applicant is proposing the
\; use of a existing 530 to 600 square foot, Category 1 cine-bedroom unit that was
;: approved hrough a growth management exemption In 1991. . The application states that
:1 this Is an 00 square foot, RO type deed restricted unit. CitY Council Resolution No. 26
:: (Series 1 91) approved a 530 to 600 square foot Category 1 unit under a growth
1\: manage nt exemption in 1991. and the deed restriction states that It is a one bedroom,
! 650 aqua foot unit. Due to the nature of the existing deed restricted unit, Staff would
: recommi!! (! denial that this unit be used to mitigate for the new FTE's required by the
'I: developn,' ,net and that the applicant must mitigate between 2.07 and 2.85 with another
;1 unit, prefe ably to be focated on site. .'
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I: Staff woul recommend acceptance of a Category 2, two-bedroom unit. A two-bedroom
. unit mitig es for 2.25 employees. Even though this is less than the top requirement of
!: 2.85, it I more than the lowest requirement of 2.07. Staff would also recommend
ii amending e current deed restriction on the existing unit to match the actual approval of
'it
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M~.21.2001 9:38AM
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'--'---"'No. 924--P. 4
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Resolutio 26 (Series 1991), stating that the unit should' be deed restricted at the
'~. I Category level.
Phaslna: The applioant is proposing three separate', phases to complete the
develop nt of the PUD, The first phase Is to Include remodeling the existing duplex and
fourplex ructures located along the alley. Phase Two will involve the main lodge
structure' remodel, constnJctlon of the new fourplex stnJctU\'Els, and swimming poollhot
I tub areas The conversion of the existing RO unit Is proposed for completion in thIs
, second p ass. Again, staff is recommending again8t using the existing deed restricted
I unit for Itlgatlon for the expansion. The actual expansion of the development is
" schedule in Phase Two, so staff would recommend that the mitigation be satisfied in this
I' phase.
II
: The Housing Board met and disouS~d this issue on May 17,
would recommend Growth Management Exemption approval under the
ndltlons, which some of the suggestions were made by the applicant's
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applicant provide mitigatlon for 2.07 to 2.85 FTE's. i
2, Th 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 t e deed restriction that an owner can rent this one-bedroom, Category 2 unit to
a egory 3 employee of theirs as long as the tenant qualifies under all the other
~ ctlons pertaining to a qualified employee.
3. Th applicant have the ability to rent the unit to a qualified employee of hlslher
cho as long as the tenant has been approved by the Housing Office under the
Cat gory 1 guidelines for the studio units and the C,tegory 2 (or Category 3)
gul lines prior to occupancy, and then provide the tenants with at least a siX-
mo h lease,
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4. Tha the phasing of the deed restricted units is acceptable to the Housing Board,
but at the deed restriction for all three units should be completed aM recorded
prio to building permit approval at the beginning of Phase One.
6. visit of all of the deed restricted units be completed prior to Certificate of
'i pancy.
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To: Fred Jarman
RECE~VED
MAY 11 2001
ASPEN i PITKIN
COMMUi~ITY DEVELOPMENT
From: Jim Caparrella
City of Aspen
Electric Department
Re: Christiana Lodge Preservation
May 10,2001
Fred,
What will they want in electric service?
The existing electric service to the site is single phase (120/240 vac.) that is
coming from a single-phase transformer located by the lodge cabin. The
transformer size is a 100 KV A, which has the capacity of 800 amps. This
existing transformer present is serving all of the buildings in that block
With all the new buildings, they may need to upgrade the electric service
and add a new transformer or change the existing transformer to a larger
capacity transformer. If so, will the location of the existing transformer
remain the same?
Thanks,
Mitch Haas, 11 :42 AM 6/26/01,A.\{500, christiania
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Page 1 of2
From: "Mitch Haas" <mhaas@sopris.net>
To: "Fred Jarman" <fredj@ci.aspen.co.us>
Subject: christiania
Date: Tue, 26 Jun 2001 11 :42:26 -0600
X-Mailer: Microsoft Outlook Express 4.72.3110.1
Fred,
this message is to give you (and I) and head start on the conversation we'll
need to have this afternoon, prior to P&Z. Comments on the resolution. . .
First "whereas": should say, "the applicant, 501 West Main,LLC/Austin. . .
"
Second "whereas: please take out the words "as a Historic Landmark"
Section 1: please revise to give P&Z decision-making authority over LP GMQS
exemption
Condition #5: after messing around with this language a bunch, I concluded
that it would be best to simply remove the condition altogether. you see,
these are requirements regardless of whether or not they are included as
conditions and, if the landmarking application is succesful, then the pan
aboded and the cabin will have certain exemptions from UBC requirements
available to them. I would not want some future person to read this
condition and interpret it to preclude any landmark exemptions that might be
available. i could not come up with clear language to make the exemptions
understood and decided it would be easiest and best to just remove the
condition. my client is aware of the accessibility requirements and will
have to comply anyway.
condition #6: we're gonna have no choice but to argue the parking issue.
nevertheless, i think the second sentence (which will, hopefully, be the
only sentence) should probably read as: "The Christiania parking shall not
encroach upon the alley right-of-way." My client cannot be responsible for
any lack ofr.o.w. width attributable to the Boomerang Lodge on the other
side of the alley; rather, the best he can do is guarantee that he will not
do anything on his side to reduce the required width.
condition #7: capitalize the "D" in department.
Condition #10: when? as part of the building permit application?
condition # 11: we would like the wording changed to read as follows ___
"That the applicant shall be required to provide pedestrian access to the
lodge along 4th Street in front of the current head in parking." This is
because, as discussed at the DRC, a full width sidewalk does not fit and
Nick A. agreed that they just want continuous access from Main Street to the
alley for pedestrians, but a lesser width than a typical sidewalk would be
okay.
condition # 16: please change the first sentence to --- "That the applicant
Printed for Fred Jarman <fredj@ci.aspen.co.us>
6/26/01
Mitch Haas, 11 :42 AM 6/26/0l,,-Q600, christiania
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shall not plant low shrubs or evergreen trees in the 5th Street
right-of-way." the rest is fine.
condition #17: again, i messed with this one a while and decided it should
just be replaced with the following somewhat standard language: "That the
applicant shall comply with the City of Aspen Water System Standards, with
Title 25, and with applicable portions of Title 8 (Water Conservation and
Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City
of Aspen Water Department. All service line connections shall be made in
conformance with the reqirements of the City of Aspen Water Department."
condition #18: i'd suggest adding the words "and install" between "design"
and "an." Also, change "Waste" to "Sanitation."
that's it. please call me to discuss all this (925-7819).
-Mitch
Printed for Fred Jarman <fredj@ci.aspen.co.us>
6/26/01
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Aspen Consolidated Sanitation Pistrict
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Sy K~lly * Chairman
Paul Smith * Treas
Michael Kelly * Secy
May 30,2001
(
John Keleher
Frank Loushin
Bruce Matherly, Mgr
Fred Jarman
Community Development
130 S, Galena
Aspen, CO 81611
Re: ,Christiana Lodge PUD
Dear Fred:
\
The Christiana Lodge is currently served by our District. There are three separate taps serving the
existing structures. We will need to review the detailed utility plans when they become available in
order to offer comments on the on-site collection system. The on-site ~ystem could be connected
to the public sewer system by a single tap. We will also need to review the detailed on-site
drainage plans.
,/
The pool drain size will need to be feviewedand approved by our line superintendent. We use the
drain size to control the rate of discharge to the public system, Environmental Health typically
requires pools to be connected to the public system. Food processing areas will be required to
install oil and grease interceptors. Internal vehicle storage and maintenance areaS will be required
to install oil and sand separators, All clear water connections (roof drains, foundati.on drains, etc,)
are prohibited. " ,
Once detailed plans are available and delivered to our office we will be able to complete a tap
permit. The permit will estimate the total connection fees for the project. We request, as a
condition of approval, that all fees be paid prior to the issuance of a building permit. There are
downstream collection system constraints whiCh will be eliminated through a system of additional .
proportionate fees,
Please call if you have any questio)ls,
Sincerely,
~~ ~_/v.A'~~X
Bruce Matherly -
District Manager
\
565 N. Mill St.,Aspen, CO 81611/ (970)925-3601/ FAX (970) 925-2537
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MEMORANDUM
TO:
Plans were routed to those departments checked-off below:
X ........... City Engineer
o ........... Zoning Officer
X ........... Housing Director
X ........... Parks Department
X ........... Aspen Fire Marshal
X ........... City Water
X ........... Aspen Consolidated Sanitation District
X ........... Building Department
X ........... Environmental Health
X ........... Electric Department
X ........... Holy Cross Electric
o ........... City Attorney
X ........... Streets Department
X ........... Historic Preservation Officer
o ........... Pitkin County Planning
0........... County & City Disaster Coordinator
FROM:
Fred Jarman, Planner
Community Development Department
130 S. Galena St.; Aspen, CO 81611
Phone-920.5102 Fax-920.5439
RE:
Christiania Lodge Preservation I PUD project
DATE:
May 9, 2001
DATE OF DRC MEETING: May 16,2001 at 1:30 PM in the Sister Cities Room
REFERRAL SCHEDULE
APPLICATION SENT OUT TO REFERRAL AGENCIES*
WRlTTEN REFERRALS DUE
May 9, 2001
May 30, 2001
Thank you,
Fred
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AN APPLICATION FOR APPROVAL OF A
LODGE PRESERVATION (LP) REDEVELOPMENT
FOR THE CHRISTIANIA LODGE
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Submitted by:
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Austin Lawrence Partners, LLC
314 South Galena Street, Suite 200
Aspen, CO 81611
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Prepared by:
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HAAS LAND PLANNING, LLC
Planning Consultants
201 North Mill Street, Suite 108
Aspen, CO 81611
(970) 925-7819
fax: (970) 925-7395
mhaas@sopris.net
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PROJECT CONSULTANTS
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PLANNER
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Mitch Haas, AICP
Haas Land Planning, LLC
201 North Mill Street, Suite 108
Aspen, CO 81611
(970) 925-7819
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ARCHITECT
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David Brown, ALA
Stryker Brown Architects
119 South Spring Street
Aspen, CO 81611
(970) 925-2100
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SURVEYOR
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Aspen Survey Engineers, Inc.
John Howorth, L.S.
210 South Galena Street
Aspen, CO 81611
(970) 925-3816
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CHRISTIANIA LODGE
TABLE OF CONTENTS
PAGE
INTRODUCTION................................................................ ........ ...1
PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS)...........2
PROPOSED DEVELOPMENT............. .....;....... ...... ..... ......... ....... ....6
· Table One: Dimensional Requirements Comparison......................15
REVIEW REQUIREMENTS............................................... ...... ...... .23
A. GMQS Exemptions................................................................24
· Lodge Preservation GMQS Exemption................................24
· Affordable Housing GMQS Exemption................................32
B. Planned Unit Development (PUD)............................................33
C. Conditional Use................. ......... ............................... ...... ....51
D.
Vested Property Rights............................................... ...... ....53
EXHIBITS
Exhibit #1: Land Use Application and Dimensional Requirements Forms
Exhibit #2: Pre-Application Conference Summary
Exhibit #3: Proof of Ownership jW arranty Deed
Exhibit #4: Letters of authorization to Represent the Ownerj 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
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INTRODUCTION
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This application requests GMQS exemptions and minor planned unit development
(PUD) approval for the redevelopment of the Christiania Lodge. The Christiania Lodge
property is zoned Office with aLodge Preservation Overlay (O/LP), and is located at 501
West Main Street, between 4th Street and 5th Street. The site is located within the Main
Street Historic Overlay District and is listed on the City of Aspen Inventory of Historic
. Sites and Structures. As such, Conceptual and Final "Significant Development" approvals
by the Historic Preservation Commission (HPC) are required. Conceptual approval has
already been obtained, and an application for Final HPC approval will be prepared and
submitted once all of the other aforementioned processes are completed.
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GMQS exemptions from the scoring and competition procedures will be required
for the proposed redevelopment (with approval by the Planning and Zoning Commission).
No LP tourist accommodation allotments are needed since the total number of lodge units
on the site will decrease as a result of the redevelopment. Conditional Use approval from
the Planning and Zoning Commission will be required to maintain a degree of flexibility
with regard to who may rent the three proposed affordable housing units.
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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. Porsuant 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.
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The application is submitted pursuant to Sections 26.445, 26.470.070(M) and (1),
26.710.320,26.710.180,26.425.040, and 26.308.010 of the Aspen Land Use Code by
Austin 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
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. Christiania Lodge Redevelopment Application
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and an executed application fee agreement are attached as Exhibits #5 and #6,
respectively.
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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 of the application.
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While the applicant has attempted to address all relevant provisions of the Code,
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.
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PROJECT SITE & NEIGHBORHOOD (EXISTING CONDITIONS)
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The subject property is legally described as Lots A through I, Block 31, City and
Townsite of Aspen. It is located at SOl West Main Street, which is the south side of Main
Street between 4th and Sth 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.
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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 as well as virtually any location in the Roaring
Fork Valley. The Music Tent is only a few blocks' walk to the north.
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The Christiania Lodge is accessed directly from Main Street, 4th Street, Sth Street,
and the alley along the rear of the property. The property is essentially flat, 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
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Christiania Lodge Redevelopment Application
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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 26-28 lodging units (there is a three-bedroom unit configured such that it can be used
as one, two, or three separate units) and one employee dwelling unit, including seventeen
bedrooms in the main lodge structure, two in the Pan Abodes (one in each), seven in the
fourplex (including the one-bedroom employee unit), six in the duplex, one in the cabin,
and two in the building at the corner of Sth and Main.
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A duplex resides along the corner of Sth Street and the alley at the rear of the
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 (which really
contains five units: four lodging units and one employee dwelling unit) 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. There is an
approximately eight-hundred square foot I-bedroom, deed restricted (R.O.) unit located in
the lower level of the existing fourplex structure.
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There is a one-story building roughly ten and one-half (1 0.5) feet to the east of the
fourplex. The one-story structure is connected with another, identical one-story building
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 spalhot tub facility.
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The two-story, main lodge structure on the property resides on the Main Street
and 4th Street corner of the property. It is set approximately twelve and one-half (12.S)
. feet back from the front/Main Street property line. The side/4th Street setback is only two
to two and one-half (2-2.S) 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.
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Christiania Lodge Redevelopment Application
Page 3
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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 northerlylMain
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.
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The information contained in the Inventory of Historic 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 of the property (along Main Street). The redevelopment proposed in this application
will result in moving the Callahan Log Cabin closer to the front of the site, along Main
Street, in a central and more prominent location aimed at accentuating its historic
significance.
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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). 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. The 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.
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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.
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Christiania Lodge Redevelopment Application
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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
frontage, there are approximately eight to nine more off-street spaces, some of which are
parallel to the alley and a few are "head-in." It is difficult to provide an exact count of
spaces along the alley since the number of cars able to be accommodated is largely a
function of how closely to one another people parallel park their cars on any given day. In
. total, nineteen to twenty off-street parking spaces serve the existing Christiania Lodge,
providing a ratio of approximately 0.S3 to 0.S6 spaces per bedroom. In addition, there are
roughly seventeen on-street spaces available on Main Street and Sth Street immediately
adjacent to the Christiania property.
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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.S) 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 open-
channel 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.
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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.
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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
BuildinglMesa 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).
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Christiania Lodge Redevelopment Application
Page 5
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Other surrounding properties include a two-story residential duplex to the southeast
(comer of 4th and Hopkins); a small, l.S-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 the two-story multi-family residential, Madsen
. Apartments structure to the southwest (corner of Sth and Hopkins).
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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 SOs
plywood modern to the west. Roof forms vary from flat and shed roofs (Boomerang,
duplex at 4th and Hopkins, and multi-family at Sth 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 (I-2.S) 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.
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PROPOSED DEVELOPMENT:
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The applicant proposes to redevelop the site, as follows:
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The main lodge structure at the corner of 4th and Main will razed and replaced
to facilitate major interior and exterior remodeling. The new building will have
the same footprint as that ofthe existing structure.
The swimming pool will be remodeled in its current location.
....
The one-story, Callahan Cabin will be repaired as necessary (without change)
after being relocated to the middle of the Main Street frontage, alongside the
swimming pool and in front of the grouping of large conifers. The cabin will
also undergo an interior remodel to facilitate its use as a one-bedroom
employee dwelling unit.
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Christiania Lodge Redevelopment Application
Page 6
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.:. The two Pan Abodes will be moved to front Main Street alongside and to the
west of the relocated Callahan Cabin.
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.:. The dark brown one-story building currently located at the corner of Sth and
Main is in a state of disrepair and will be demolished.
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.:. A new three-unit structure will be constructed in place of the demolished
structure at the corner of Sth and Main, next to the relocated Pan Abodes.
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The area along the alley that is currently occupied by the two Pan Abodes and
the fenced spa/hot tub area will be the site of a new four-unit building.
The existing duplex and fourplex structures along the alley will be demolished
and replaced, using the existing foundations with only minor modifications.
The one-bedroom employee dwelling unit located below the fourplex will be
remodeled to enable conversion to two studio employee dwelling units.
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The architectural designs and site plan associated with all of the above have
already received Conceptual approval from the Historic Preservation Commission.
Overall, 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.
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By attracting greater amounts of attention/viewing to the site, the proposed
development will enhance the character and integrity of the property and the Callahan
Cabin, especially after it is moved to the more preeminent location proposed herein. In
addition, the Pan Abodes will be delivered from relative obscurity to prominence. Further,
. in glvmg passing viewers a reason 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.
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Christiania Lodge Redevelopment Application
Page 7
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When complete, the result of the redevelopment will be a total of twenty-eight
units: t~~Jodgfngulllts in the main structure.~tthecofl1er of Lith ling Iyf,ain; four lodging
units in the new structllre to b~ bllilt along the alley (in place of the relocated Pan
Abodes); four lodging units and two employee dwellings in the structure to be built ill
place of theexistipg "fourplex" along the alley; two lodging unit~ illthe reconstructed
duplex on the comer of the alley and Sth Street; three lodging units in the new structure to
be built ,atth~S9.m~rpL~~.,lllls!,:~Ai!l:"~!r@~ts;t'NO ICldgingunits inihe relocated Pan
Abode structures (one unit each); iind, one employee dwelling unit in the relocated cabiI!.
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In terms of bedrooms, there will be three studio units, seventeen I-bedroom units,
seven 2-bedroom units, and one 3-bedroom unit, for a total of thirty-seven bedrooms
. (including three employee dwelling units). As described in Secti()n II., above, the existing
lodge contains 26-28 units and thirty-five bedrooms. Therefore, the proposed
development will result in no additional units and just two additional ( employee)
bedrooms. However, the end result will be one or two fewer lodging units and two
additional employee dwelling units. Likewise, the redevelopment results in no change to
the number of lodging bedrooms currently existing, but the addition of two bedrooms of
employee housing.
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The applicant anticipates condominiumizing tIle units after construction for sale to
individual owners provided each unit must remain available to the general public on a
short~ierm"'ba-sisT6r'afTeasrsrx'moiiifis,oreacfi"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.
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Vehicular access to the project site is and will continue to be gained via Main
Street, 4th Street, Sth Street, and the alley along the rear of the property. Access for trash
pick-up will continue to be 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
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Christiania Lodge Redevelopment Application
Page 8
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virtually the entire Roaring Fork valley. The commercial core and the music tent are also
both within easy walking distance.
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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 that can continue to be utilized will be. 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.
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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
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
unitslbuildings and the swimming pool, the parking areas, and the public sidewalks. The
existing, unattractive swimming pool area will be replaced with a beautifully landscaped
and screened facility. All parking areas are appropriately located off 4th Street and the
alley. The streetscape will be marked by buildings oriented toward the street, walkways
leading to front doors on each structure, and a strong corner presence on both ends,
separated by small historic cabins and open areas.
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The Callahan Cabin
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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 center of the site's Main Street frontage. The cabin will
be sited approximately three feet forward of all other structures fronting on Main Street in
order to allow for its relocation without encroaching upon the drip lines of the spruce
trees to be preserved. In addition, such siting will further accentuate the historic cabin.
As a result, the restored Callahan Cabin will be celebrated as the centerpiece structure on
the subject block.
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The relocated Cabin will be framed by mature trees with Aspen Mountain in its
backdrop. By relocating the Pan Abodes next to the cabin, not only are the Pan Abodes
,
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Christiania Lodge Redevelopment Application
Page 9
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brought to preeminence, but a scale of the Callahan Cabin is respected. The Pan Abodes
provide a gradual stepping up of building mass toward the new triplex that will be built at
the comer of Sth and Main Streets. The generous distance provided between the cabin and
the reconstructed main lodge structure mitigates any potential massing and scale issues
. than might otherwise have arisen as a result of this adjacency. The main lodge structure
and the new triplex will provide architectural "book-ends" for the property's Main Street
frontage, and such a configuration is higWy appropriate since larger structures within
historic districts are typically found on comer locations. Indeed, in granting Conceptual
approval to the proposed plans, the HPC agreed with all of the points made in this
paragraph.
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The Pan Abodes
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Like the Callahan Cabin, the Pan Abodes will be relocated from their currently
obscure location to the central portion of the site along the Main Street frontage. The Pan
Abodes will reside immediately adjacent and to the west of the cabin. Together with the
cabin, the Pan Abode structures will provide an historic cabins atmosphere in the central
part of the block, similar to the feeling generated by the L' Auberge redevelopment.
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The Pan Abodes will retain their current appearances, but the existing additions
(fences and exterior storage closets) will be removed. The structures will be oriented
toward the street and sited such that their front porches will align with the front setback of
the new triplex ( described below) and the covered porch of the reconstructed main lodge
building.
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The New Triplex
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The new triplex building to be located to the west of the Pan Abodes has a cross
gable plan with shed roof forms extending from the top of the first floor. Similar to the
typical form of many Main Street Victorians, the street facing (north) elevation contains a
two-story gable end, front doors under a porch, and principal windows (almost all of
which are double hung) facing Main Street. The presence of two front doors
perpendicular to one another under the front porch on the street side of the building is
reminiscent of typical miner's cottage entrance features. The east-west oriented ridge of
the Callahan Cabin's pitched roof is matched by the triplex's cross-gable, while the gable
end facing Main Street takes its cue from the orientation of the Pan Abodes.
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Christiania Lodge Redevelopment Application
Page 10
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The new triplex design is sensitive to and respectful of the historic significance of
the Pan Abode and cabin structures to be located adjacent to the east. For instance, the
almost fifteen foot long shed roof extension off the east side of the triplex provides a
gradual, gentle stepping-down of building height (inflection) to the Pan Abodes and cabin.
Along the Main Street frontage, the Callahan Cabin is approximately twenty-four feet long
and the Pan Abodes are each approximately seventeen feet long. The design of the new
triplex takes these dimensions into account by breaking-up the mass of its facade into
three modules, one of approximately twenty-four feet, the next of roughly fourteen feet,
and the other of thirteen feet or so. The middle module of the triplex is sited along the
same front setback/build-to line as the Pan Abodes in an effort to provide the perception
of a consistent building rhythm along the Main Street frontage. One story porch areas are.
located on each side ofthe middle module and the porch on the west side wraps around to
the Fifth Street frontage as well.
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Architecturally, the form, mass, and scale of the proposed triplex is highly
consistent with that of many other structures found throughout the Main Street Historic
District, and highly compatible with and sympathetic of the historically significant
structures located on the site.
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The Existing Duplex (Reconstruction)
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The existing duplex (corner of 4th and the alley) and "fourplex" (along the alley)
will both be demolished and replaced In the most general terms, these structures will
undergo changes to their roofs, windows/doors, and materials (including those of the
siding, balconies, and railings). These structures will appear from Main Street as
"background" behind the small-scale Pan Abodes, the Callahan Cabin, and the new triplex.
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The proposal for the duplex involves razing the existing structure, reusing of much
of the existing foundation, and construction of a new building. In general terms, the
changes from the existing structure will involve new roof forms including the addition of
new gable end dormers and cedar shingle roofing, new stone and lap siding veneer on
. portions of the lower level, primarily cedar shingles on the upper levels, replacement and
upgrading of all windows as well as the addition of a few new windows, the addition of a
new window well on the north (alley) side, and new stairways and balconies.
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On the replacement duplex, the new gables will extend beyond the height of the
existing ridgeline, and will greatly increase the architectural interest of the structure along
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Christiania Lodge Redevelopment Application
Page II
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the Sth Street frontage. The addition of the dormers will aid in breaking-up the "boxy"
mass of the existing structure while adding a traditional "Mountain Victorian" flavor to the
overall feel of the building. The large, mature trees will remain, helping to maintain a
compatible scale at the modestly increased roof height.
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All windows will be upgraded with insulated glazing (for energy efficiency and
acoustical insulation). The new windows will introduce a substantial amount of natural
light into previously dark and gloomy rooms and improve the overall appearance of the
building while greatly improving the energy efficiency of the units. Most windows will be
double hung with decorative, divided lites (most energy efficient for operable windows).
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The Existing Fourplex (Reconstruction)
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The proposal for the eXIstmg fourplex is very similar to that of the duplex,
involving demolition of the existing structure, reusing of much of the existing foundation,
and construction of a new building. In general terms, the changes from the existing
structure will involve new roof forms including the addition of new gable end dormers and
cedar shingle roofing, new lap siding on the lower level, a combination of wood siding and
cedar shingles on the upper and lower levels, replacement and upgrading of all windows as
well as the addition of a few new windows, changes to the existing window well
configurations, and new stairways and balconies.
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As with the duplex, all windows will be upgraded with insulated glazing. The new'
windows will introduce a substantial amount of natural light into previously dark and
gloomy rooms and substantially improve the overall appearance of the building while
greatly improving the energy efficiency of the units.
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Like on the duplex, the addition of the gable end dormers will aid in breaking-up
the "boxy" mass of the existing structure. The large, mature evergreen trees will remain,
helping to maintain a compatible scale at the modestly increased roof heights, and ensuring
that most of the roofline will con\inue to be screened from the Main Street vantage point.
Overall, the appearance of the existing duplex and fourplex structures will be greatly
softened and lightened-up, and a good deal of architectural interest and a smaller, more
human scale will be created where virtually none currently exists.
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Christiania Lodge Redevelopment Application
Page 12
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The New Fourplex
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The new fourplex to the west of and adjacent to the main lodge structure will be
built on the area presently occupied by the Pan Abodes and hot tub/spa facility. The front
facade of the new fourplex is located behind the swimming pool area and some fifty (SO)
feet back from the Main Street right-of-way and almost seventy (70) feet back from the
edge of the street. The north (street facing) elevation has been designed to appear as two
single-family residences attached in a side-by-side configuration. The two portions have
. very similar forms but maintain enough design variation to make them easily
distinguishable. The new fourplex has been designed to ensure compatibility with the
proposed designs and massing for the existing, adjacent fourplex and duplex structures.
For instance, ground level entrance doors are provided under a covered porch which faces
the street, facade modulation is provided, gable roof forms are employed, second floor
decks are incorporated, and the materials palette is similar yet complimentary. Further,
hip forms have been incorporated into the east and west ends of the roof design as a
means of stepping down the massing toward the adjacent structures.
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The HPC agreed with the applicant that the most appropriate and sensible location
for third floor living space is along the alley, in the new fourplex. Indeed, this was the
consensus opinion of the HPC as provided in various work sessions and hearings leading
up to their granting of Conceptual approval. While there is third floor space in the new
fourplex, efforts have been taken to ensure minimization of bulk and mass. For example,
the third floor space has been creatively designed into the roof forms. The mass of the
upper level has been pushed into the middle and rear of the structure, in the part closest to
the alley and the adjacent two and one-half (2.S) story portion of the Boomerang Lodge.
The tallest and bulkiest portion of the building is set nearly seventy-five feet back from the
Main Street right-of-way and ninety feet back from the edge of the street. These efforts
were given long and careful consideration, especially since the HPC felt rather strongly
that sinking the first level into the ground would severely compromise the front porch
entries, the overall design and its compatibility with the other structures on the site.
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The relatively 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 and significant growth
in favor of a well-suited and appropriate site plan. These benefits will be severely
compromised if the third story on the rear of the proposed fourplex is not permitted. The
mature spruce trees that will be preserved, together with the open area in which they are
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Christiania Lodge Redevelopment Application
Page 13
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located (between the Callahan Cabin and the old and new fourplexes), will help to
decrease the perceived mass and scale of the new fourplex structure. In addition, these
trees will provide visual relief and a buffer between the larger fourplexes located toward
the rear of the property and the cabin and Pan Abodes located at the front of the site.
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The Main Lodge Structure
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As explained above, the main lodge structure at the comer of 4th and Main will
undergo reconstruction to facilitate major interior and exterior remodeling, but the
existing footprint will be maintained. The new building's form and mass will be similar to
that of the existing structure. As the cornerstone of the site and, as is traditionally the case
on corner sites in historic neighborhoods or districts, it is the largest building on the site.
The corner location is punctuated by the single rectilinear turret element.
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Architecturally, the remodeled structure will provide an unmistakable "lodge"
appearance that will be a truly wonderful addition to the Main Street corridor. The simple
tower element at the corner distinguishes the site as a lodge, creates visual interest, and
creatively varies the mass and bulk of the structure in a manner that brings attention away
from the building's overall size. Without mimicry, the single rectilinear turret at the
corner, 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 materials, forms and scale, especially for a
corner location.
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Similar architectural articulation to that proposed on the main lodge structure is
found in the roof forms of many other significant Main Street buildings, many of which
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, 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.
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In general, the proposed designs for the main lodge structure provide a vast
improvement in appearance and presentation for this important cornerstone structure. The
reconstruction will infuse a great deal of vitality into a previously lifeless block in the Main
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Christiania Lodge Redevelopment Application
Page 14
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. Street Historic District. This improvement is not reserved only for Main Street, but the
streetscape on the Fourth Street side will be similarly reinvigorated. The proposed design
provides compatibility without mimicry, revitalization without degradation, and presence
without dominance.
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For purposes of comparison, the dimensional requirements associated with the
underlying Office zone district (as they would apply to the subject lot) and those proposed
for the l'tJD are depicted in TahleOne, below. All square footages are rounded to the
nearest ten square feet.
TABLE ONE:
DIMENSIONAL REQUIREMENTS COMPARISON
1. Minimum Lot Size:
. In the Office Zone: 6,000 square feet.
. Proposed for PUD: 6,000 square feet.
Minimum Lot Area per Dwelling Unit':
. In the Office Zone: 6,000 square feet for a detached residential dwelling or
duplex; not applicable for all other uses.
· Proposed for PUD: not applicable/no requirement (see Maximum Allowable
Density) .
Maximum AIIowable Density:
. In the Office Zone: regulated via minimum lot area per dwelling unit;
otherwise, not specifically regulated.
· Proposed for PUD: one lodge or residential bedroom per 720 square feet oflot
area '.
Minimum Lot Width:
. In the Office Zone: 60 feet.
. Proposed for PUD: 60 feet.
5. Minimum Front Yard:
. In the Office Zone: 10 feet.
. Proposed for PUD: 5 feet, or "Per the Approved Final PUD Plans."
6. Minimum Side Yard:
. In the Office Zone: 5 feet.
Page 15
Christiania Lodge Redevelopment Application
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· Proposed for PUD: 2 feet on the east, and 5 feet on the west2, or "Per the
Approved Final PUD Plans."
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7. Minimum Rear Yard:
. In the Office Zone: 15 feet.
· Proposed for PUD: no requirement3, or "Per the Approved Final PUD Plans."
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8. Maximum Site Coverage:
. In the Office Zone: not regulated.
· Proposed for PUD: 45%4, or "Per the Approved Final PUD Plans."
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't 9. Maximum Height (including view planes):
. In the Office Zone: 25 feet.
· Proposed for PUD: 29 feet', or "Per the Approved Final PUD Plans."
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10. Minimum Distance Between Buildings on a Lot:
. In the Office Zone: 10 feet.
· Proposed for PUD: 6 feet between the Pan Abodes, 10 feet between all other
structures.
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11. Minimum Percent Open Space Required for the Site:
. In the Office Zone: no requirement.
· Proposed for PUD: 25%, or "Per the Approved Final PUD Plans,,6
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12. Trash Access Area:
. In the Office Zone: not regulated.
· Proposed for PUD: Per the Approved Final PUD Plans.
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13. Allowable Floor Area:
· 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.
· Proposed for PUD: 21,800 square feet (0.81:1 FAR), including all structures.
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14. Minimum Off-Street Parking Spaces:
· 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.
· Proposed for PUD: 0.54 spaces per bedroom unless otherwise set forth on the
approved final PUD plans.
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Page 16
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Table One Notes:
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I: 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 requirement leaves no
potential for future bedroom additions without approval of a PUD amendment.
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2: The proposed east side setback of two 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.)
In the alternative, establishing the requirement as, "Per the Approved Final PUD
Plans," will allow for development as proposed but require a PUD amendment if any
future additions or changes to any of the structures would result in decreased
setbacks.
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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
these notes for an explanation as to why this is desirable,) In the alternative,
establishing the requirement as, "Per the Approved Final PUD Plans," will allow for
development as proposed but require a PUD amendment if any future additions or'
changes to any of the structures would result in decreased setbacks.
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The proposed 45% site coverage limitation does not include the areas used for the
swimming pool, parking, or walkways. Rather, only buildings are counted.
Only the new fourplex will use the proposed height limitation, while the other
structures will have significantly lower heights. However, if established as, "Per the
Approved Final PUD Plans," then any future additions or changes to the height of
any of the structures would require approval of a PUD amendment.
An open space requirement of "Per the Approved Final PUD Plans" would allow for
development as proposed but would require approval of a PUD amendment for any
changes that would decrease the amount of open space shown on the approved
plans.
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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 PUD plans. As a result, any future changes involving these
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Christiania Lodge Redevelopment Application
Page I 7
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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.
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The sum of all building footprints (site coverage) will be approximately 11,300
square feet, broken down as follows: the a.lley duplex has and will continue to have a
footprint of approximately 1, SI 0 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
have a footprint of approximately 400 square feet; the Pan Abodes have and will continue
to have a combined footprint of approximately 960 square feet; the new fourplex will
have a footprint of some 1,9S0 square feet; the new triplex will have a footprint of
roughly 1,3S0 square feet; and, the main lodge structure will have a footprint of about
3,SlO square feet. Thus, the total site coverage will be approximately 42% (11,300 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 offorty-five percent for buildings even though the underlying Office
zoning does not regulate site coverage at all.
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While not all of the approximately SS% of the site remammg uncovered will
actually meet the City's "open space" definition/parameters, very much of it will since the
property is surrounded on all four sides by public rights-of-way, Nevertheless, the Code
requires that the on-site parking areas, trash enclosures, and the swimming pool be
excluded from the "open space" calculations. The applicant has not prepared an open
space-to-view plan with calculations, but it is expected that at least thirty-five 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
twenty-five percent, even though the underlying Office zoning states "no requirement"
with respect to open space. The largest open space requirement of any zone district in the
City is twenty-five percent.
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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 two feet, and the side
setback on the west side will continue to be five feet The minimum required side yard
setback of the 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
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Page 18
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side will also be maintained. A front yard setback of five feet is necessary to
, accommodate the relocation of the Callahan Cabin, but all other structures will maintain a
ten foot front setback 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 all detached structures, except that the two Pan Abodes will be
separated by just six feet.
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The low percentage of site coverage, high percentage of open space, ample
landscaping, and significant tree preservation efforts 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 severely compromised if the third story
on the rear of the proposed fourplex is not permitted.
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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 ofF AR 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.
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A total of approximately 21,800 square feet of FAR floor area (0.81:1 floor area-
to-lot area) is actually proposed. Thus, the PUD review is being used to request an
increase of 1,550 square feet of FAR floor area beyond that which would otherwise be
allowed by right in the Office zone district. The requested floor area increase is still
approximately 5,200 square feet less than could be requested through the special review
process (without PUD). Using the 60% rule of the underlying zone district as a guideline,
the 1,550 square foot increase over the 20,250 square feet allowed by right, would require
that 930 of the 1,550 square feet be used to accommodate the development of affordable
housing Although not all of it actually counts as FAR floor area, the proposed
development includes approximately 1,200 square feet of deed restricted housing, thus
complying with the spirit of the Office zoning.
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The heights of the proposed structures will vary, gradually increasing from the
one-story cabin (measured height of approximately fourteen feet) and Pan Abodes
(measured height of approximately twelve feet) to the peak of the turret on the main lodge
structure. The height limit of the underlying Office zone district is twenty-five feet. The
main ridge of the lodge structure at the corner of 4th and Main will remain very close to its
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Christiania Lodge Redevelopment Application
Page 19
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current height, but the proposed tower (at the corner) will have a measured height of
approximately twenty-five feet (to the one-third point). While the front facade of the new
fourplex, adjacent to the main lodge structure, will have a measured height (to the one-
third point) of approximately twenty-nine feet, its peak/ridge will be setback nearly
twenty-five feet from the front facade.
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In general, the proposed structures are of similar mass, scale, and height to the
existing duplex and fourplex structures on the property and 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 for the 7th &
. Main Affordable Housing development (under construction) to allow thirty feet of height
with flat roofs right up against the street edge 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 seen in the amount of view blockage from Main Street
caused by the Hotel Jerome, the courthouse annex building, or the Concept 600 structure.
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In. SUmmary' the. proposed dimensi()nalrequirelTIents ()f the. PU]) . will continue to
meet or exceed the minimums of thelll1derlying Office district in many respects. The only
increases proposed over that allowed in the underlying Office zone district involve
permitting up to five more feetin'hei'ght(for just one of the site's ~ight stru~tures), 1~~50
more square feet of allowable FAR floor area, a decrease of five feet in the front setback
requirement for just one small structure, and maintenance of (but not expansion or
enlargement ofj"exi'sB;:;g~slde and'i~ar yardseiba.~k~~~~~~fo~ities (although they would
no longer be "nonconforming"). These modest increase requests are counterbalanced by
. the fact that the PUD proposes a maximum building coverage of 45% and a minimum
open space requirement of 25% when the underlying Office zone district has no
requirement at all with regard to either site coverage or open space. In addition,
significant historic preservation goals are being furthered by maintaining the cabin and Pan
Abodes on-site and moving said structures to prominence at the front of the property.
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As the proposed landscape plan demonstrates, the project involves substantial new
plantings, the relocation of a few mature trees, and the removal and replacement of up to
twelve trees. Many significant trees will be preserved in their current locations on-site,
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Christiania Lodge Redevelopment Application
Page 20
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while the ten trees located in the Main Street and 5th Street rights-of-way will also remain.
The 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.
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14.
While the PUD will define the dimensional requirements associated with the
redevelopment project, the following portions of this application address parking demands
and employee generation by referring 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.
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When last run as a lodge, the Christiania employed between eight and ten Full
Time Equivalent (FTEs) employees. Given the proposed number of lodging units (25),
their sizes (average of approximately 820 net livable square feet), and the number of
pillows (68) 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
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Lodge. No accessory commercial square footage is proposed. This would indicate no net
increase in employee generation.
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An expectation of no net increase in employee generation makes further sense for
the following reasons. The net result of the redevelopment will be no change in the
numb,' el' oflod, ging b,ed,.,.' roo,In, s, and oneor .two less ]0.. dgii1)s .units, tE, a.ri'Cl.lrrentIyexist. ",Even
with these decreases in units, the proposed redeveIopment involves the creation of two
"a.aditional emiiloye'edw~mngun]isana twomol'ed~ed l'estnGtedbedrooms!hiln currently
. exist. The proposal involves converting the existing approximately eight-hundred square
foot I-bedroom Resident Occ~pied unit located in the lower level ofthe alley fourplex
into two roughly four-hundred square foot Category 2 studio apartments (approximately
370 net livable square feet each), as previously recommended by fheHol.lslrig Board. In
addition, the Callahan Cabin will undergo an interior remodel at its new location to
facilitate its use as a one-bedroom employee dwelling unit of roughly 365 net livable
square feet.
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In total, the deed restricted units provide housing for 4.25 employees at
employees per studio unit and 1.75 per one-bedroom unit). Given that an existing one-
bedroom F-esi<ient ()ccupied unit will be converted to two studios, there will be a net gain
of housing for 2.5 employees under the terms of the Housing Guidelines' occupancy
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Christiania Lodge Redevelopment Application
Page 21
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standards. Based on size, the Housing Guidelines would typically require that the'
proposed employee units be deed restricted to the Category I or 2 levels. Such a limited
restriction would be too confining if the unit( s) were to be rented to employees of the
lodge.
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Instead, the category designation for each of these units will need to accommodate
the salary levels of the Christiania Lodge employees who need to be housed. Therefore,
the applicant requests that it have the ability to, from time to time, adjust the categories as
necessary to accommodate the income levels of the employees to be housed. This is
consistent with the recent approvals granted to the Hotel Aspen. If any of the units are to
be rented to qualified persons who are not employees of the Christiania, then Category 2
leases will be acceptable to the applicant. Regardless of the time-to-time category
designations, rental of the units will comply with the APCHA minimum lease
requirements.
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The proposeclil:ollsillg Mitigation was recommended for approval by the Housing
Board in April, 2000. At that time, the proposal included twenty-seven lodging units
while only twenty-five are now'pfoposeo.Further, the plan previously approved by the
Housing Board included thirty-five lodging bedrooms, and only thirty-fclUr are currently
proposed. In total, t~etheoreticalemployee generatiorr impacts of the redevelopment
h.a.. vedesreased since the Housing B?~d reviewed the Rropo~ali~ April ()f2000,but the
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. proposed amount of the employee units, their sizes, configurations, and locations have not
chang-ed-irall
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Parking for the Chrisiialliatodg~v&iI[ ~~ritiriue to be located primarily along the
adjoining alley and 4th Street The eleven existingoff-st~eet parking spac~slocatedalong
4th Street in a "head-in" configuration (outside of the property line/in the right-of-way)
will be maintained.' Along ihea.lleyrronta.ge, there are eight to nine mOre off-street spaces
already existing, some of \VhicI1 are pa;allel to the alIey a~d a few are "head~in." It is
difficult to provide an exact count of spaces along the alley since the number of cars able
to be accommodated is largely a function of how closely people parallel park their cars to
one another on any given day. Witht.he proposedcle~~ibpri;~rit:"th~;t\Villbe ten clearly
marked and delineated spaces accessed from the alley.
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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 PUD. In total, nineteen to twenty off-street parking spaces serve
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Christiania Lodge Redevelopment Application
Page 22
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the existing Christiania Lodge, providing a ratio of approximately 0.53 to 0.S6 spaces per
. bedroom (including both lodging and residential/employee units). The proposal includes
twenty clearly demarcated parking spaces, providing a ratio of 0.54 spaces per bedroom
(including both l~dging and reside~tial~nits)',.~t S?ctio~.26~70.. 070(11)(4) of the Code,
the GMQS Exemption standard provides in no uncertain terms that; "An existing deficit of'
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required parking may be maintained througnredevelopment.'" The proposal maintains the
" but does not: in any way increase it.
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In addition to the on-site parking, the approximately seventeen on-street spaces
existing on Main Street and Sth 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.
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IV.
REVIEW REQUIREMENTS:
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1'~e, IJr()p()~e~development requires exen1R~io~s,.fr()ll1the Growth Management
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Quota System (GMQS) scoring and competition procedures pursuant to Sections
26.470.070(1) and (M) of the Aspen Land Use Code. Thefodgepreservaiion(:LP)
Overlay zone district designation renders the proposal subject to review under Section
26.44S.o.S0, Review Standards: Conceptual, Final, Consolidated, and Minor PtJb. To
maintain a degree of flexibility with regard to who may rent the proposed affordable
housing units, Conditional Use approval is necessary. 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.
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This section of the application is organized by applicable review standards, with
each set of standards (e.g., GMQS exemption,PtJJ),a.ridtonamona("use'r~Vi~\Vs)
provided as a sub-section hereto. Under eachusl.lb~section, every indi\1idual review
criterion is presented in indented and italicized print and followed by a response
demonstrating compliance with and/or satisfaction of the given standard.
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Christiania Lodge Redevelopment Application
Page 23
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A. GMQS Exemptions
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Section 26.470.070(M), Lodge Preservation GMQS Exemption
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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 (GMQS). According to said. Section, development or
redevelopment after demolition of properties :<:one,d. L?~~e,~E~~~::v~iioIl~t~)Overlayt?
inSr,e~seoraecrellsefI1enum6eforr()a.~~~nits'shafrbe'exempiedfromthe.Gfi'QS"scoring
and competition procedures,' provided 'that the Phiiming' and Zoning Commission
determines, at a public hearing,that the following criteria are met
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(J) The proposed development is consistent with the Aspen Area Community Plan.
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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 small lodges. The AACP encourages the preservation of
existing lodges and those that are within the Lodge Preservation Overlay zone (LP zone)
are permitted to expand without being processed through the GMQS.
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The sta,t,e.d "V.i,s..ion" of" the Commun, ity Plan. provi.d, eS,th. at, "1,t is . balance
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between all sectors of the community 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.
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Similarly, the "Growth Action Plan" is intended to "Encourage land uses,
businesses and events which serve both the local community and the tourist base." In
obvious ways, redevelopment of the Christiania Lodge will serve the tourist base. By
ensuring the continued existence and viability of twenty-five lodging units, 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
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Christiania Lodge Redevelopment Application
Page 24
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community relies on for maintenance of the Aspen quality of life. The project further
serves the local community by providing three employee dwelling units.
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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;" ".. . 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."
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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
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.
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The "Intent" of the "Housing Action Plan," which is to "Create a housing
environment which is dispersed, appropriately scaled to the neighborhoods and
affordable," 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 of bulk, 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
community and is interspersed with free market housing..."
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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
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Christiania Lodge Redevelopment Application
Page 25
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they work;" and, ". . . an employer that builds affordable housing units shall have the
right to designate that their employees shall have first right to those affordable units, if
they meet the qualifications."
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The "Intent" of the "CommerciallRetail 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 wqys to maintain these
small lodges and the experience they offer to our guests." In addition, the policies of the
"CommerciallRetail 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 community."
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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 approved by the Historic Preservation
Commission (HPC). 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.. In addition to PUD review, this application will still be
subject to final HPC review, which will ensure a final product that is of high quality and is
compatible with historic features on the site and in the area.
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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
community." The proposal accentuates and celebrates the historically significant Callahan
Cabin and the Pan Abodes by moving them to a prominent location along the Main Street
frontage of the site. 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 motifs 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.
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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 of the same.
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Christiania Lodge Redevelopment Application
Page 26
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(2) The proposed development is compatible with the character of existing land uses
in the surrounding area and with the purpose of the Lodge Preservation (LP)
Overlay Zone District.
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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
BuildinglMesa Store, a parking area, a small single-family residence, and the U1lr
Lodge/Affordable Housing to the north (across Main Street, moving west from 4th Street
to Sth Street); and, the Aspen Center for Women's Health to the west (across Sth Street).
Other surrounding properties include a two-story residential duplex to the southeast
(comer of 4th and Hopkins); a small, I.S-story, gable roofed office building to the
northeast (comer of 4th and Main); a small, one-story single-family residence to the
northwest (comer of Sth and Main); and the two-story multi-family residential, Madsen
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Apartments structure to the southwest (comer ofS and Hopkins).
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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 Modem to the south; motor
court cabin to the east; Victorian and Austrian to the north; and, "Traditional" and 50s
plywood modem to the west. Roof forms vary from flat and shed roofs (Boomerang,
duplex at 4th and Hopkins, and multi-family at Sth 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.S stories of concrete "battered" wall
with balconies ( outdoor hallways) separated from the alley only by parallel parking spaces.
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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 of this application, above.
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Christiania Lodge Redevelopment Application
Page 27
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The "Purpose" of the LP Overlay Zone District is, in relevant part, to "provide for
and protect small lodge uses ... 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 development, 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.
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That is, the proposed lodge redevelopment is being undertaken specifically as a
means of protecting the future of the Lodge and, thus, its small lodge use. Accessory uses
normally associated with lodge uses are proposed, including a swimming pool, hot tubs,
and employee housing. The proposed development's compatibility with the neighborhood
has been 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.
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(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.
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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.
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When last run as a lodge, the Christiania employed between eight and ten Full
Time Equivalent (FTEs) employees. Given the proposed number of lodging units (25),
their sizes (average of approximately 820 net livable square feet), and the number of
pillows (68) 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. This would indicate no net
increase in employee generation.
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Christiania Lodge Redevelopment Application
Page 28
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An expectation of no net increase in employee generation is believed to be
accurate for the following additional reasons. The net result of the redevelopment will be
no change in the number of lodging bedrooms, and one or two less lodging units than
currently exist. Even with these decreases in units (and no change in the number of
bedrooms), the proposed redevelopment involves the creation of two additional employee
dwelling units and two more deed restricted bedrooms than currently exist. The proposal
involves coriverting theexistirig eight-hundred square foo! l-bedroom R.esidel1tOccupled
unit located in the lower level ofthe alley fourplex into two roughly four-hundred square
foot Category 2 studio apartments (approximately 370 net livable square feet each), as
. previously I'ecommendedbYThe'Housi'ng!3oaid. 111. addition, the Callahan Cabin will
undergo an interior remodel at its new location to facilitate its use as a one-bedroom
employee dwelling unit ofI'oughly 36Snet livable square feet.
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In total, the-deedrestncied iliiHswillpI'ovIdehousillg"foI',r2S"employeeslirr25
employees per studio unit and ':75 per one-bedroom unit). Given that an existing one-
bedrooIl).K!l,sjQ~I1!QSS'ypied unit will becoriverted to two studios, there will be a net gain
of housing for 2.5 employees under the terms of the Housing Guideliries'occupanCy
standards. Based on size, the Housing Guidelines would typically require that tIie
proposed employee units be deed restricted to the Category lor 1 levels. SlIchalimiied
restriction would be too confining if the unit(s) were to be rented to employees of the
lodge. Instead, the category designation for each of these units will need to accommodate
the salary levels of the ChristianIa Lodge employees who'neediobe housed. Therefore,
the applicant requests that it have the ability to, from time to time, adjust the categories as
necessary to accommodate the income levels of the employees to be hQused. This is
consistent with the recent approvals granted to the Hotel Aspen. If any of the units are to
be rented to qualified persons who are not employees of the Christiania, then Category 2
leases will be acceptable to the applicant. Regardless of the time-to-time category
designations, rental of the units will comply with the APCHA minimum lease
requirements.
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The level and amount of affordable housing proposed herein was consideI'edaiid
approved with a few innocuous conditions by the Housing Board at their meeting of April
19,2000. At that time, the proposal included twenty-seven lodging units while only
twenty-five are now proposed. Further, the plan previously approved by the Housing
Board included thirty-five lodging bedrooms, and only thirty-four are currently proposed.
In total, the theoretical employee generation impacts of the redevelopment have decreased
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Christiania Lodge Redevelopment Application
Page 29
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since the Housing Board reviewed the proposal in April of 2000, but the proposed amount
of the employee units, their sizes, configurations, and locations have not changed at all..
As such, there is no reason whatsoever as to why the proposed employee housing should
not continue to be satisfactory.
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Given the issues resulting from the Colorado Supreme Court decision regarding
the so-called Telluride case, the following options are proposed as a means of
guaranteeing that the proposed rental units will maintain pricing in accord with the limits
indicated in the Housing Guidelines. First, since the applicant intends to divide the
redeveloped property by means of condominium or planned community map after
construction is substantially complete, the applicant will be willing to grant the Housing
Authority an option to purchase for $10.00 an undivided 0.01% interest in the ownership
of the units of the property containing the deed restricted units. Such an option would be
exercisable only if the applicant or any successor in interest to the applicant in the property
challenges the enforceability of the deed restriction(s) pursuant to C.R.S. S 38-12-301, as
interpreted pursuant to Town of Telluride v. Lot Thirty-Four Venture, L.L.C., 3 P.3d 30
(Colo 2000)
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The option described in the previous paragraph will contain a real covenant by
which the applicant agrees not to make any such challenge. However, it must be agreed
that, if C.R.S. S 38-12-301 is hereafter amended such that there remains no reasonable
question concerning the enforceability of the deed restriction, then the City of Aspen will
. cause the AspenlPitkin County Housing Authority to release and waive the above-
described option (or if such amendment occurs prior to the grant by applicant of such
option, then it will be agreed tha.t such option is no longer be required). The applicant
would also like to reserve the right to submit an alternative option to satisfY the rental
restriction issues provided such an option is deemed acceptable by the City Attorney.
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(4) Adequate parking spaces and public facilities exist, will be provided for the
development, or that adequate mitigation measures will be provided. An existing
deficit of required parking may be maintained through redevelopment.
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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
4th 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 eight to nine more off-street spaces
already existing, some of which are parallel to the alley and a few are "head-in." It is
difficult to provide an exact count of spaces along the alley since the number of cars able
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Christiania Lodge Redevelopment Application
Page 30
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to be accommodated is largely a function of how closely people parallel park their cars to
one another on any given day. With the proposed development, there will be ten clearly
marked and delineated spaces accessed from the alley.
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While the 4th Street spaces are in the City right-of-way and not technically "on-
site," they are always available for lodge guests, and the lodge has never experienced a
shortage of parking for its guests. To the public, these spaces appear to be part of the
lodge and they function in that manner. Nevertheless, in recognition of the fact that the
eleven head-in parking spaces alongside the lodge are located within the 4th Street right-
of-way, the applicant will obtain a temporary revocable encroachment license from the
City Engineer after all land use entitlements are granted. If deemed necessary, the
applicant will be amenable to a condition of the encroachment license which requires that
the spaces be leased from the City at reasonable terms.
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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 PUD. In total, nineteen to twenty off-street parking spaces serve
the existing Christiania Lodge, providing a ratio of approximately 0.S3 to 0.S6 spaces per
bedroom (including both lodging and residential/employee units). The proposal includes
twenty clearly demarcated parking spaces, providing a ratio of 0.S4 spaces per bedroom
(including both lodging and residential units). The above-cited standard provides in no
uncertain terms that, "An existing deficit of required parking may be maintained through
redevelopment." The proposal maintains the so-called "deficit," but does not in any way
increase it.
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In addition to the above-described parking, there are approximately seventeen on-
street spaces existing on Main Street and Sth Street immediately adjacent to the Christiania
property that 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.
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(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.
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Christiania Lodge Redevelopment Application
Page3 ]
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No LP tourist accommodation allotments are needed as the there will not be a net
increase in the number of lodging units on the property. Pursuant to Section
26.470.070(J) of the Code (discussed below), the three proposed affordable housing units
are exempt from the GMQS scoring and competition procedures.
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Section 26.470. 070(J), Affordable Housing GMQS Exemption
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SectioIl 26.470.070(1) 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,
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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,
specifically 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 categories to which the dwelling units are to be deed restricted
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The applicant proposes converting the existing 800 square foot, I-bedroom R. O.
unit into two 400 square foot studio apartments In addition, a new one-bedroom
affordable housing unit would be created in the relocated Callahan Cabin. The proposed
conversion eliminates an undesirable R. O. deed restriction for replacement with two
Category 2 rental units (when rented to anyone who is not an employee of the lodge), 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.
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The City is certainly in need of affordable housing, not only to mItIgate the
proposed development, but also to help meet the shortfall of affordable housing available
. throughout the community. The proposed development complies with the Aspen/Pitkin
County Affordable Housing Guidelines. The applicant desires to maintain the first right of
rental on the proposed units every time any should become available so they may use the
unit( s) to house qualified employees of their lodge, if needed. If the applicant does not
need the unites) when it/they become available, then the unites) 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.
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Christiania Lodge Redevelopment Application
Page 32
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B.
Planned Unit Development (PUD)
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In accordance with Section 26.445.030(B)(3) of the Land tfseC'ode, due to the
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limited extent or'thelssues'invoiVed, a development application requesting approval as a
Planned Unit bevelopment on a parcel of land located in theLoagePreserviliion ([I>)
Overlay Zone Districtsh~].be. IJroc,ess~d pursu~t to' the terms and procedures of Minor
Planned Unit Developmentreview(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
public hearings occurring at both.
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Section 26.445.040, General Provisions
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Section 26.445.040(A) of the Code 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 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.
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Section 26.445.040(B) states that, "Unless otherwise established pursuant to a
Final PUD Development Plan, the maximum aggregate density shall be no greater than
. that 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.
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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
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Christiania Lodge Redevelopment Application
Page 33
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maximum allowable density provision requiring 720 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-four lodge bedrooms as well as'
three employee housing bedrooms).
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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 15-23, above), and said dimensional requirements are justified below
Table One as well as in response to Section 26.445.050(B), Establishment of Dimensional
Requirements.
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Section 26.445.050, Review Standards: Minor PUD
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Section 26.445.0S0 of the Regulations provides that development applications for
Minor PUD must comply with the following standards and requirements.
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A. GeneralRequirements.
I. The proposed development shall be consistent with the Aspen Area
Community Plan.
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Please refer to the response provided for the same standard under the GMQS
Exemption portion of this application, above.
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2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
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Consistency with the character of existing land uses in the surrounding area has
been demonstrated in the foregoing portions of this application. More specifically, please
refer to the following: the responses provided for standard "2." of the GMQS Exemptions
portion of this application; Section II, Project Site & Neighborhood (Existing
Conditions); and, Section III., Proposed Development.
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3. The proposed development shall not adversely affect the fUture development
of the surrounding area.
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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
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Christiania Lodge Redevelopment Application
Page 34
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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.
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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.
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The proposed development does not require any LP tourist accommodation
allocations. The proposed redevelopment is exempt from GMQS, and the necessary
exemptions will be considered in combination with final PUD development plan review.
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B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properiies within the PUD The dimensional requirements of the
underlying zone district shall be used as a guide in determining the appropriate
dimensions for the PUD. During review of the proposed dimensional
requirements, compatibility with surrounding land uses and existing development
patterns shall be emphasized
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Please refer to pages 15-23 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 referenced pages of this
application also include a description of the proposed dimensional requirements'
compatibility with surrounding land uses and existing development patterns.
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l. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the property:
a) The character oj, 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, watenvays, shade, and significant vegetation and
landforms.
d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking and historical resources.
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The proposed site plan's compatibility with eXlstmg and expected (via zoning
designation) land uses in the surrounding area has been demonstrated throughout this
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Christiania Lodge Redevelopment Application
Page 35
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application as well as in response to specific, similar review standards associated with the
Lodge Preservation GMQS exemption request. In 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 IYA.,
GMQS Exemptions. Compatibility with historic resources has been specifically addressed
by the proposal as evidenced by the HPC Conceptual approval granted in April of2000.
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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.
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As the proposed landscape plan demonstrates, the project involves the
preservation of many significant trees, the relocation of a couple trees, the removal and
replacement of other trees, and substantial new plantings. The ten trees located in the
Main Street and Sth Street rights-of-way will not be altered in any way. The trees to be
relocated will be moved to a suitable location along the Sth Street frontage unless
otherwise directed by the City Forester. All tree removal, relocation, and planting will be
coordinated with the City Forester.
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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 ill 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,
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
unitslbuildings and the swimming pool, the parking areas, and the public sidewalks. The
existing, unattractive swimming pool area will be beautifully remodeled and landscaped to
achieve screening. All parking areas are appropriately located off 4th Street and the alley.
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Christiania Lodge Redevelopment Application
Page 36
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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.
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Satisfaction of and compliance with this standard has been more than adequately
demonstrated in the foregoing. The proposal meets the highest open space requirement of
any City zone district, twenty-five percent. 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-five percent maximum building coverage requirement 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 with the exception of the area between thew two relocated Pan Abodes.
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Rather than repeat large amounts of information, please refer to pages 9-23 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.
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3. The appropriate number of o.ff-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 use.s.
b) The varying time periods of use, whenever joint use of common parking is
proposed
c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or 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.
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Please refer to pages 30-31 of this document (response to standard 4., of Section
IYB., GMQS Exemptions) If the proposed parking is for some reason believed to be
inadequate, please consider the following.
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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 bicycle
corridor providing connections to downtown and the Marolt Open Space. A bicycle rack
has been included in the proposed site plan to provide easy storage of bicycles and to
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Christiania Lodge Redevelopment Application
Page 37
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encollrage their use. The 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.
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Approval of the proposed plan will promote the AACP's "Transportation Action
Plan," which includes the following statements: "...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." By limiting the amount of
available off-street parking to twenty spaces, guests of the lodge will be encouraged to
utilize alternative means of transportation to the maximum extent practicable, thereby
forwarding the community goals expressed in the AACP. Also, ownership of vehicles by
those employees that will be housed in the proposed on-site units will be greatly
discouraged.
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As demonstrated above, the proposed expansion is in complete harmony with the
. purpose of the Lodge Preservation zone district, and the main goal of the LP program was
to enable and ensure the continued viability of Aspen's small lodges by providing the
ability to expand. Surely, the ability to protect Aspen's small lodges was never intended
to be directly limited by the ability to provide off-street parking. After all, the AACP
seeks to limit the dependency of Aspen's residents and guests on the automobile and
suggests that disincentives to the use of automobiles be implemented as a means of
furthering this goal.
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Given the purpose of the LP zone district and program and the goals of the AACP,
it would be an unfortunate contradiction to deny the ability of the Christiania Lodge to
redevelop as proposed herein because of a perceived parking shortfall. That is, especially
in light of the mitigating circumstances described above (location, convenience of public
transportation, provision of shuttle service, and availability of on-street parking), it would
be a shame to allow automobile usage and parking to dictate and compromise this
proposal's ability to further the goals of the LP program and the AACP.
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4. The maximum allowable density within a PUD may be .reduced if there exists
insufficient irifrastructure capabilities. Specifically, the maximum density of a
PUD may be reduced if
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development
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Christiania Lodge Redevelopment Application
Page 38
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b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
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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, Sth 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 in place to serve fire protection on the site.
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5. The maximum allowable density within a PUD may be reduced if there exists
natural hazards or critical natural site features. Specifically, the maximum
density of a PUD may be reduced if
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, 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.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes hannfid disturbance to critical natural features of the site.
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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 flat, and all of its area is within the slope classification category of 0-20%.
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The project will employ roof gutters, downspouts, and dry wells to maintain the
site's historic runoffi'drainage rates after development. The drainage implements will all
discharge into a dry well system for release into the ground. 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 PMlO generation attributable to the development.
Regardless, the applicant will be required to comply with all requirements of the
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Christiania Lodge Redevelopment Application
Page 39
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Environmental Health Department in connection with the issuance of building permits, and
this will ensure that affects on air quality are addressed.
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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.
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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 Community Plan ~CP) or a specific 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 5, above, those areas can be avoided, or those
characteristics mitigated
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
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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 720 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. At any rate, the
proposed redevelopment will result in up to two fewer lodge units than currently exist
and just two more employee dwellings than are now on the property (no net gain in the
total number of units on the property).
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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
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Christiania Lodge Redevelopment Application
Page 40
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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, (I) 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) some sixty feet from the Callahan
. Cabin.
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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 public's health and saftty. The proposed
development shall comply with the following:
1. Existing natural or man-made ftatures 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.
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The site does not presently contain any unique natural features that provide visual
interest or a specific reference to the past. There is, however, a grouping of very large,
mature spruce trees in the center of the site and these trees will be preserved. Otherwise,'
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.
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By attracting greater amounts of attention/viewing to the site, the proposed
redevelopment will enhance the character and integrity of the Callahan Cabin and the Pan
Abodes, especially after they are all moved to the more prominent locations 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.
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The applicant is embracing the historical significance of the Callahan Cabin and the
Pan Abodes by delivering them from relative obscurity to prominence along the highly
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Christiania Lodge Redevelopment Application
Page 41
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visible Main Street frontage of the property. As a result, the restored Callahan Cabin and
Pan Abodes will be celebrated as central structures to be seen by motorists entering and
,leaving town on Highway 82/Main Street. These historic structures will be framed by
mature trees and will have Aspen Mountain in their backdrop
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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
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 will be remodeled and beautifully landscaped in
a manner that will provide screening from Main Street. All parking areas are appropriately
located off 4th Street and the alley.
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2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
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Structures have been located in a manner that appropriately preserves significant
open spaces and vistas. The appropriate location of structures toward this end required
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 occupied by the remodeled
swimming pool and landscaping features, will help to decrease the perceived mass and
scale of the new fourplex structure and main lodge building to its east.
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As the proposed landscape plan demonstrates, the project involves significant tree
preservation efforts, the relocation a couple trees, the removal and replacement of some
trees, and substantial new plantings. The ten street trees located in the Main Street and Sth
Street rights-of-way will not be affected by the redevelopment. The trees to be relocated
will be moved to a suitable location along the Sth 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.
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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 and pedestrian movement.
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Christiania Lodge Redevelopment Application
Page 42
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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.
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4. Buildings and access ways are appropriately arranged to allow emergency
and service vehicle access.
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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. A trash enclosure will be located along the alley, as
shown on the site plan.
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5. Adequate pedestrian and handicapped access is provided.
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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 sth 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 enclosure, and the swimming pool
area. The walkways will comply with ADA specifications.
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6. Site drainage is accommodated jor the proposed development in a practical
and reasonable manner and shall not negatively impact surrounding
properties.
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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.
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7. For non-residential land uses, spaces between buildings are appropriately de-
signed to accommodate any programmatic jUnctions associated with the use.
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The only outdoor "programmatic" function is associated with the proposed
swimming pool area. The pool area has been designed to have 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.
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Christiania Lodge Redevelopment Application
Page 43
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D. Landscape Plan:
The purpose of this standard is to ensure compatibility of the proposed landscape
with the visual character of the city, with surrounding parcels, and with existing
and proposed ftatures of the subject property. The proposed development shall
comply with the following:
1. The landscape plan exhibits a well designed treatment of exterior spaces,
preserving existing significant vegetation, and provides an ample quantity
and variety of ornamental plant species suitable for the Aspen area climate.
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As the proposed landscape plan demonstrates, the project involves rather
substantial efforts to beautify the site. The most significant vegetation on the site is the
group of mature spruce trees located in the center of the property, and this group of nine
. trees will be preserved. 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.
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A small self-feeding (recirculating) water feature/creek will be created to meander
through the mid-section of the site and help mitigate the noise impacts of Main Street.
Based on direction given by the HPC, landscaping of the front portion of the property
(between the building fronts and the right-of-way) will be kept relatively simple, with low
growing perennials and ground cover. Only appropriate species for the mountain climate
will be used.
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2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
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Please refer to the relevant responses provided for the previous PUD standards.
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3. The proposed method of protecting existing vegetation and other landscape
features is appropriate.
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For any trees to be protected or otherwise requmng protection, the applicant
proposes 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 I' xl' 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.
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Christiania Lodge Redevelopment Application
Page 44
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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.
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It should be noted that the site plan has been conscientiously planned such that the
relocated Callahan Cabin will be sited just north of the drip lines associated with the
cluster of mature spruce trees in an effort to ensure successful preservation of this
significant trees. Similarly, the remodeled swimming pool area has been designed to
enSure that no construction is necessary below the drip line of the mature juniper tree
located immediately northeast of the existing fence.
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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 building for its purposes, legibility of the building's 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, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall:
1. be compatible 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 of nearby historical and cultural resources.
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I.
For detailed descriptions of the proposed architecture of each individual structure
and how these relate to one another, please refer back to Section III., Proposed
Development, of this application (pages 7-15).
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The project underwent substantial scrutiny and several rounds of revisions before
the Historic Preservation Commission to become what is contained in this application.
Two site visits, two work sessions, and more than four hearings were conducted with the
HPC, with revisions to the proposed architecture and site planning occurring between
each of these steps. Already, the architecture of this project has been scrutinized more
than any other Lodge Preservation project in the City. A great package of successful
architecture in terms of materials, scale, massing, bulk, general design, and compatibility
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Christiania Lodge Redevelopment Application
Page 45
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with historic resources has resulted. After PUD approval, the application must go before
the HPC for yet another round of review for final approval.
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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
nohe or less-intensive mechanical systems.
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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.
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3. Accommodate the storage and shielding of snow, ice, and water in a saft an
appropriate manner that does not require significant maintenance.
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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.
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FLighting:
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public sqfrty 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
ftatures, structures, and access ways is proposed in an appropriate manner.
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The development will comply with Section 26575.150, Outdoor Lighting, of the
Land Use Code, and specifically with Section 26575.150(E), Non-Residential Lighting
Standards. Compliance with said section will ensure consistenGY 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.
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2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final PUD documents.
Up-lighting of site features, buildings, landscape elements, and lighting to
call inordinate attention to the property is prohibited for residential
development.
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Please refer to the narrative provided in response to the previous standard.
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G. Common Park, Open Space, or Recreation Area:
If the proposed development includes a common park, open space, or recreation
area for the mutual 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 stmctures and natural landscape features
of the property, provides visual relief to the property's built form, and is
available to the mutual benefit of the various land uses and property users of
the PUD.
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While open areas and a swimming pool 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. The swimming pool facilities will be available for use by all
occupants of the lodge.
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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.
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No common park or recreation areas are proposed.
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3. There is proposed an adequate assurance through legal instmment 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.
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Maintenance provisions will be addressed as part of the Final PUD Agreement.
Because no open spaces, recreation areas, or shared facilities are proposed, the
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Christiania Lodge Redevelopment Application
Page 47
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requirement of a "deed restriction against future residential, commercial, or industrial
developmenf' is not applicable.
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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. The proposed utilities and public
facilities associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
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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.
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There will be no impacts on parks and schools as the development is comprised
only of tourist accommodations and one-bedroom or studio apartments, 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
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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
medical services and fire protection. The proposed redevelopment will not result in
demands exceeding the capacity of any public facilities or services.
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2. Adverse impacts on public infrastructure by the development will be mitigated
by the necessary improvements at the sole cost of the developer.
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While no adverse impacts on public infrastructure are anticipated, the applicants
will bear the costs of any necessary connections, upgrades, and line extensions.
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3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
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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.
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I Access and Circulation (Only standards 1 & 2 apply to Minor PUD applications):
The purpose of this standard is to 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.
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The Christiania Lodge is and will continue to be accessed directly from Main
Street, 4th Street, Sth 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
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2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding the
proposed development, or such surrounding roads are proposed to be
improved to accommodate the development. .
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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. There will be no net change from the number of units
which exist on the site today. 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 StreetlHighway 82, there is no doubt that the surrounding street
network can accommodate the proposed redevelopment without any need for further
improvement. The IrE 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 decrease of two lodging units and the addition of two employee
dwelling units.
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Christiania Lodge Redevelopment Application
Page 49
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J Phasing of Development Plan.
The purpose of these criteria is to ensure partially completed projects do not
create 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. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to junction as a
complete development and shall not be reliant on subsequent phases.
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The applicant proposes two separate phases to complete the development of the
PUD. The first phase will include the westerly two-thirds of the property: reconstruction
the existing duplex and fourplex structures located along the alley, conversion of the
existing RO. unit into two Category 2 studio units, relocation of the Callahan Cabin and
the Pan Abodes, and development of the new triplex. Phase Two will involve easterly
one-third of the property: the main lodge structure's reconstruction, construction of the
new fourplex building, reconstruction of the swimming pool area, and implementation of
the landscape plan.
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The phasing plan will allow for each of the two increments to continue functioning
as part of a complete development, independent of the subsequent phase(s). With this
. phasing plan, all of the employee dwelling units are provided during Phase One. Even if,
for reasons associated with timing and/or financing, the two phases were to be reversed,
any theoretical, incremental employee generation impacts would still be completely
mitigated before additional impacts are created. For instance, if the phases were reversed,
the Cabin would still need to be relocated in the first phase and would provide a one-
bedroom employee unit while the existing RO, unit (in the basement of the existing
"fourplex") would continue to be rented until the subsequent phase commences.
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2. The phasing plan describes physical areas insulating, to the extent practical,
OCCUpants of initial phases from the construction of later phases.
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The phasing plan is logically divided between the westerly two-thirds of the site
(phase I) and the easterly one-third of the site (Phase II). Potential occupants of the initial
phase will be made aware of when the subsequent construction phase will Commence, and
will have the choice of whether or not to use the affected unit(s).
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3. The proposed phasing plan ensures the necessary Or proportionate
improvements to public facilities, payment of impact fees and ftes-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
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Christiania Lodge Redevelopment Application
Page 50
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are realized concurrent or prior to the respective impacts associated with the
phase.
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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. Finally, as noted above, the
employee dwelling units are provided during Phase One, ensuring that any theoretical,
incremental employee generation impacts are completely mitigated before additional
impacts are created.
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c.
Conditional Use
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The Lodge Preservation (LP) Overlay Zone DistriCt illlows"ajJoi-'daoTehousing
Jor employees oj the lodge" as a permitted use, but requires conditional use review for
"affi" or".da,.b,le, h,.o, u,sing.',', ,Since e.m. "ployee, s frequ,ent,Iyow, n ih, eir own homes or ~e simP. Iynot
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interested in !lIoVlngfrom their existing domiciles, the applicant desires to maintain a
degree of flexibility with regard ioifieavailable market for rental ofihe proposed
affordaQle Vgusing units.tfiarrs;if it is found ihatnone ofth~;elJ1ployees Orthe'jo~ge'
either need or desiretorentiheunit(s) o~tl1ep;Ojecisite,ih~~'1:he~ppIicant wlsnes"fot
the unit(s) to be available to other quajifi'edrenfer-s
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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:
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A. The conditional use is consistent with the purposes, goals, objectives and
standards oj the Aspen Area Community Plan, and with the intent oj the zone
district in which it is proposed to be located; and
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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
IV.A. of this application for further elaboration on this point. With regard to consistency
with the intent of the LP zone district, please refer to page 27 of this application.
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Christiania Lodge Redevelopment Application
Page 51
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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
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The consistency and compatibility of the entire proposed development, including
the affordable housing, has been sufficiently demonstrated throughout the foregoing
portions of this application.
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C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts
on pedestrian and vehicular circulation, parking, trash, service delivery,
noise, vibrations and odor on surrounding properties; and
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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.
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D. There are adequate public facilities and services to serve the conditional use
including but 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
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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.
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E. The applicant commits to supply affordable housing to meet the incremental
need for increased employees generated by the conditional use; and
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In the immediate case, affordable housing is the conditional use, and supplying
affordable housing does not generate a need for more affordable housing.
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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.
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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.
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Christiania Lodge Redevelopment Application
Page 52
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D. Vested Property Rights
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In order to preserve the land use approvals which may be obtained as a result of
this application, the applicant hereby requests vested property rights status pursuant to the
provisions of Chapter 26.308 of the Aspen Land Use Code. It is understood that final
approval of the proposed development must be granted by ordinance of the City Council
to establish such status. It is also understood that no specific submission requirements, or
, review criteria other than a public hearing, are required to confer such status.
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. Christiania Lodge Redevelopment Application
Page 5 3
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EXHIBITS
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Exhibit #1: Land Use Application & Dimensional Requirements Forms
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Exhibit #2: Pre-Application Conference Summary
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Exhibit #3: Proof of Ownership/Warranty Deed
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Exhibit #4: Letter of authorization for. both Haas Land Planning, LLC,
Planning Consultants, and Stryker Brown Architects to
represent the applicant/owner
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Exhibit #5: List of Property Owners Within 300 Feet of Subject Property
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Exhibit #6: Signed and Executed Fee Agreement
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Exhibit #7: Sheets from the Inventory of Historic Sites and Structures
relative to the subject property
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EXHIBIT # 1
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LAND USE ApPLICATION
PROJECT:
Name:
Location:
ApPLICANT:
Name:
Address
Phone #:
2CO
REPRESENTATIVE:
Name:
Address:
Phone #:
TYPE OF ApPLICATION: (please check all that apply):
Conditional Use 0 Conceptual PUD
o Special Review 0 Final PUD/PUD Amendment)
o Design Review Appeal 0 Conceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
g GMQS Exemption . 0 Subdivision
o ESA. 8040 Greenline, 0 Subdivision Exemption (includes
Stream Margin, Hallam Lake condominiwnization)
Bluff, Mountain View Plane
o Lot Split
o Lot Line Adjustment
o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
o Historic Designation
o Small Lodge Conversion!
Expansion
.0 Other: rvIl/J()R, .J>U 0
o
o
T em,x;rary Use
Te,,1IMap Amendment
O/l Pc 21) ('(j) ~. Pr: Lcrr .'. SFF.: Jff'UCK'TiD.J
PROPOSAL: descri tion of ro osed buildin s, uses, modifications, etc.
CIGIt\' 9T1(\X)fOW7 (PR1:;8iJII:-r')_ :?~lY'M'~A/l1) 2.t46L4."oll~~ All\) Pr. Rl:JIkll)~
~IMtl Pt ...
Have you attached the following? FEES DUE:$
o Pre-Application Conference Summary
[dAttachment #1, Signed Fee Agreement
G::(Response to Attachment #2. Dimensional Requirements Form
~ Response to Attachment #3, Minimum Submission Contents
~ Response to Attachment #4. Specific Submission Contents
cr Response to Attachment #5. Review Standards for Your Application
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: ~~-rIA1lIl\ lour~
A::~~~~:~: ~~~'.~'~~C:-r-t~~~~ ~~rq; ~~)
Zone District OFFf~/~ ~1t1l""\ 6'i~/l-\(91bRlc. OJa:u.,<
Lot Size: ..2....1/ cCn $;'F'
Lot Area: ..t3:;CXX)e.l='.
(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:
Number of residential units:
Number of bedrooms:
Existing:
Existing:
Existing:
4ft.
Z'-
35'
Proposed:
Proposed:
Proposed:
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3-=r .
Proposed % of demolition (Historic properties only):j tbl'Co~18ITIi~ ST1i:uc-r&
DIMENSIONS: " 1::1 ()I:t:l5
oJ
Floor Area: EXisting:~Allowable: 7~'W. ~ Proposed:
Principal bldg. height: Existing: ,.,26' Allowable: ts' Proposed:
Access. bldg. height: Existing: tJ (Pc Allowable: tJ IA Proposed:_ -.-.......-
.
On-Site parking: Existing: 9 Required: ().1?tJ~ IT Proposed:
% Site coverage: Existing: ,llk Required: I-I/A Proposed:_ fe 1A1?Lf
. . 'ONe IN
% Open Space: Existing: ,J/A Required: rJM- Proposed: I
. I\PPLlCA1io~
, ,?' Required:~Proposed:
Front Setback: Existing: ,:.
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Rear Setback: Existing: 0' Reqllired:~Proposed:_ OK
. (PS)
Combined FIR: Existing: 3' Required: t-I/A- Proposed:_
.
Side Setback: Existing: 2' Required: 5' Proposed:_
Side Setback: Extsti/ig: 5'. (:/ Required: 5' Proposed:_
I 1'- f)' tJ/~
Combined Sides: Existihg: Required: Proposed:
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Existing non-conformities or encroachments: ~ 5€"TFY('Lc;. R~ ~l8'\Q("Z, S1~
~JAUQel~(~w.)~~i'~~;;~~ '
Variations requested 10 6e ~f9S€D VIPr ~91Me:rr t:FVltl'el-l5lo.)At,.
~1Rf;/l'l~ k7 I=PJCr' 6 If ~ PoD AN>I.lr.J,:'Tl~
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EXHIBIT # 2
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City of Aspen
Pre-Application Conference Summary
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Applicant I Representative: Mitch Haas (925.7819)
Project Title: Christiania Lodge POD
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Date: April 14, 2001
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Project Description:
The owners of the Christiania Lodge are requesting the appropriate land use reviews to
redevelop the lodge and its site. The lodge currently sits on one half of a City block on Main
Street in Aspen. The property is zoned Office with a Lodge Preservation Overlay and a Main
Street Historic District Overlay.
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The project would demolish all but three buildings on the site (two pan abodes and the
Callahan Cabin) and reconstruct the lodge structures with two additional build~lJ:~
Currently, the lodge maintains 25-27 lodge units (there is a three-bedroom uni~ be used as
1,2, or 3 separate units) and I ernployee unit for a total of26-28 units. In terms of
bedrooms, there are currently 34 lodge unit bedrooms and one employee bedroom. As a
result of the redevelopment, the lodge units will decrease to 25 units with three employee
units (a one-bedroom unit and two studios) for a total of37 units. In terms of bedrooms,
there will be 34 lodge unit bedrooms and 3 employee bedrooms. There are 19-20 parking
spaces. The redevelopment will maintain the current parking capacity.
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In order to accomplish this redevelopment, the applicant is proposing to modifY the
underlying office zoning district's dimensional requirements through a consolidated PUD. In
addition, the applicant will have to apply for a conditional use to accommodate the employee
housing in the lodge. The applicant is requesting two GMQS Exemptions: 1) GMQS
Exemption for affordable housing, and 2) GMQS Exemption for the Lodge Preservation
portion of the application,
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[It should be noted, the applicant has recently received approval from the Historic
Preservation Commission for Conceptual Review of a Significant Development pursuant to
Resolution No. 12, Series 2001, on March 28, 2001.]
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Project Process:
The matrix below outlines the most logical process as a result of the requested land use
revIews.
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Step Review Body Action
1 Development Review Committee City Department Review
2 Housing Board Employee Generation
3 Planning & Zoning Commission PUD, Conditional Use, LP
Allotments
4 City Council PUD, GMQS Exemptions
5 Historic Preservation Commission Significant Development "Final
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I I I Review"
, Applicable Land Use Code Sections:
26.710.180
26.710.320
26.415
26.445
26.425
26.470.070(J)
, 26.47Q.070(M)
26.304.060(E)
Office Zone District
Lodge Preservation Overlay District
Development in a Main Street Historic District Overlay
Planned Unit Development
Conditional Use
GMQS Exemption for AH
GMQS E:xemption for LP
Public Notice
Review by: Staff for completeness, Referral agencies for recommendations,
Planning Director for a recommendation to Planning and Zoning
Commission and City Council.
Public Hearing: Yes, Housing Board, Planning and Zoning Commission, and City
Council
Referral Agencies: Engineering, Housing, Environmental Health, Zoning Officer, Historic
Preservation Officer, Aspen Consolidated Sanitation District, Parks,
Aspen Fire Marshal, City Water, Electric department, Holy Cross
Energy, Streets
Planning Fees: Planning Deposit ($2,405) Minor PUD
Referral Agency Fees: Engineering, Major ($345)
Housing, Major ($345)
Environmental Health Major ($345)
Total Deposit:
$3,440 (additional hours are billed at a rate of $205/hour)
To apply, submit the following information:
Proof of ownership.
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(s)
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.
5. Total deposit for review of the application
6. I Copy of the complete application packet and maps. Once Staff deems the
application complete, Staff will request the required copies. (Referral Agencies =
Ilea; Planning Staff= 2, Planning & Zoning Commission = 10, City Council = 8)
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2.
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7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
8. Draft Plat 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. Contact Engineering Department if more
specifics are needed. 920.5080.
9. 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. Please refer to the review standards in the application.
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Process:
Planner reviews case for completeness. Case planner contacts applicant and sets up a site
visit. Staff reviews application to determine if it meets standards of review. A meeting is
set up for referral agencies to provide their comments (DCR). Case planner makes a
recommendation of approval, approval with conditions, or denial to the Community
Development Director. A public hearing date is scheduled for the appropriate boards.
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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 mayor may
not be accurate. The summary does not create a legal or vested right.
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EXHIBIT # 3
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AUSTIN
^
^WRENCE PARTNERS, LLC
December 14,1999
Stryker Brown Architects PC
Attn: Steve Buettow
119 S. Spring Street
Aspen, CO SIGH
Dear Steve,
I have attached a copy of the Warranty Deed that shows that 501 West Main, LLC is the
owner of the Christiania Lodge. I have also attached a copy of the operating agreement
for 501 West Main, LLC. This operating agreement shows that Roaring Fork Partners is
the managing partner of 50 1 West Main, LLC. Fin'ally, I have attached a copy of the
Articles of Organization and the Amendment to the Articles of Organization for Roaring
Fork Partners and Austin Lawrence Partners. This document indicates the legal name
change of Roaring Fork Partners to Ausitn Lawrence Partners.
These document show that 501 West Main, LLC is the owner of the Christiania Lodge
and that Austin Lawrence Partners is the managing Partner of 50 I West Main, LLC and
of the Christiania lodge.
"
Please call me if you have any questions.
Sincerely,
4t:ter
40R A.I 1'/ N 1;llil/.HSS ([ NT f1:
sUln 202
ASPIN. CO ~161J
970'920' 4nB
fAX 970.920'9731
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EXHIBIT # 4
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April 10.2000
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SOl West Main, LLC
408 Aspen Business Center. Ste. 202
Aspen, CO 8161 I
Aspen Community Development Department
130 South Galena Street
Aspen. CO 8161 1-197S
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 SO I 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,
,//\ 7 /1 r;/--z~/(,
SOl W~in.LLC
Greg Hills, Managing Member
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EXHIBIT # 5
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501 WEST MAIN LLC
408 MBC #202
ASPEN CO 81611
ASPEN MTN RESCUE
630 W MAIN ST
ASPEN CO 81611
BECK GLENN A
PO BOX 1102
VICTORVILLE CA 92392
. CARINTHIA CORP
633 E HYMAN AVE
ASPEN CO 81611
COSCARELLO ROBERT & ELIZABETH
515 E LAS OLAS #800
FT LAUDERDALE FL 33301
1
I DUNSDON S MICHAELE
r BORKENHAGEN DAVID A
617WMAINST
ASPEN CO 81611-1619
GOLDENBERG STEPHEN R & CHERYL J
430 W HOPKINS AVE
ASPEN CO 81611
IGLEHART JIM
617WMAIN ST
ASPEN CO 81611
JOHNSON STANFORD
PO BOX 416
ASPEN CO 81612
KLEIN DEBBIE
COLORADO CORPORATION
546 MCSKIMMING RD
SPEN CO 81611
.
ALH HOLOING COMPANY GUNNISON
A COLORADO CORPORATION
435 W MAIN ST
ASPEN CO 81611
BAILEY MIRANDA 1994 TRUST 50%
CIO JANUS CAPITAL
620 E COOPER
ASPEN CO 81611
BERR LLC
611 W MAIN ST
ASPEN CO 81611
CITY OF ASPEN
130 S GALENA ST
ASPEN CO 81611
CROCKETT ANN R TRUSTEE OF THE
PRICE LIVING TRUST
10898 MORA DR .'
LOS ALTOS HILLS CA 94024
FELD ANNE S
1700 PACIFIC AVE STE 4100
DALLAS TX 75201
HAISFIELD MICHAEL DOUGLAS &
HAISFIELD USA YERKE
616 WEST HOPKINS
ASPEN CO 81611
IGLEHART JIM
610WHALLAMST
ASPEN CO 81611
j
JOHNSTON DANIEL R & MARGARET S
2018 PHALAROPE
COSTA MESA CA 92626
KOELLE ALICE
PO BOX 2871
ASPEN CO 81612
AOYAMA TETSUJI
AOY AMA AKIKO
6105 NEKESWlCK DR
SEATTlE WA 98105
BARTON META PACKARD
6507 MONTROSE AVE
BALTIMORE MD 21212
BOOMERANG L TO
500 W HOPKINS AVE
ASPEN CO 81611
COMCOWlCH WILLIAM L
420 W MAIN ST
ASPEN CO 81811
CUNNINGHAM INVESTMENT CO INC
2461 F 1/4 RD
GRAND JUNCTION CO 81505-1203
FERGUS ELIZABETH DAWSON
PO BOX 1515
ASPEN CO 81612
HUNTINGTON TRUST CO N A TRUSTEE
C/O NATIONAL CITY BANK AnN CE
WlGHTON
155 E BROAD ST 5TH FL
COLUMBUS OH 43251
ILGEN EILEEN L & JACK 0 & ElOISE
ILGEN IN JOINT TENANCY
518WMAINST
ASPEN CO 81611
KAPLAN BURTON B
1997 LAKE AVE
HIGHLAND IL 60035
LEVIN WILLIAM A REV LIVING TRUST
1 PENN PLZ STE 725
NEWYORK NY 10119-0799
. AC DONALD BEnE S TRUST
5 BLAC~ER RD
NGLEWOOD CO 80110
ARCUS RENEE A
32 W HOPKINS
SPEN CO 81611
PATERSON CHARLES G
500 W HOPKINS
SPEN CO 81611
scon MARY HUGH
C/O RUSSELL SCOTT III & CO LLC
'7000 E BELLVIEW AVE STE 120
'ENGLEWOOD CO 80111
ASPEN LIMITED PARTNERSHIP
o JOHN STATON
191 PEACHTREE STREET SUITE 4900
ATLANTA GA 30303-1763
ULLR LODGE INC
COLORADO CORPORATION
20WMAINST
SPEN CO 81611
IILLARI JOHN TRUST
'0 BOX 2941
SPEN CO 81612
DUNG PAUL III
3355 NOEL RD LB 28
'ALLAS TX 75240
t.
MADSEN. MARTHA W
608 W HOPKINS AVE: APT. 9
ASPEN. CO 81611
MCGILL LEGACY LTD
11800 OLD KATY RD
HOUSTON TX 77079
RANKIN CONSULTING LLC
336 VINE ST
ASPEN CO 81611
SHADow MTN CORP
CIO OATES HUGHES & KNEZEVICH P C
533 E HOPKINS AVE
ASPEN CO 81611
STRANDBERG JOHN J & JANE T
2510 GRAND AVE APT 2403
KANSAS CITY MO 64108
VERLEGER MARGARET B & PHILIP K JR
15 TORREY PINES LN
NEWPORT BEACH CA 92660-5139
..'
WEST ALFRED P JR
WEST LORALEE S
12 GREENBRIAR LN
PAOLI PA 19301
f
MANCLARK DARLEEN
313 BAY FRONT
BALBOA ISLAND CA 92662
OSULLIVAN MIKE & LISA
PO BOX 4476
ASPEN CO 81612
RUDOLPH RICHARD E
PO BOX 3080
CAREFREE AZ 85377
SMALL AND LARGE FRIES LLC
1265 MOUNTAIN VIEW
ASPEN CO 81611
THROM ROBERT & PHYLlSS 1/2 INT
THROM DOUGLAS 1/2 INT
617WMAINST
ASPEN CO 81611
VIEIRA LINDA 50% INTEREST
HALL TERESA 50% INTEREST
605 W MAIN ST
ASPEN CO 81611
YOUNG DONALD L
617 W MAIN ST
ASPEN CO 81611
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EXHIBIT #6
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ASPENfPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafierCIn') and~?7i.J W~~~, U.C....
(herematter APPLICANT) AGREE AS FOLLO S:
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IYh 1. ft. APPLICANT has sUbm~o CITY an ~ation for
/1Jo/l. tlO) (,&Jor7T~ . ~ ~ excml7ro~$.
(hereinafier. TIlE 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 all processing fees is a condition precedent
to a determination ofapplic3tion completeness. '
. .
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project. it
is not possible 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 thereafier 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 applicatio,n.
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 fmdings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore. APPLICANT agrees that in consideration of the CIn"s waiver of its right to collect
full fees prior to a determjpation of application completeness, APPLICANT shall pay an initial deposit in the
amount of $ .3. 440. ~which is for 1~ hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit. APPLI~ANT 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 p.rocessin~have been E."id. JJ /h
. '*,,JcWf>ff5: Jil2JI{o!>r~~ '3'1S eiJ6/~GFEe" j~>'lSl/orJ5l~fiE"J?'1S
CITY OF ASPEN t">I11,,Q,pI'le'1I'lllc. ~ R!IO. APPLICANT
cDLJ
Julie Ann Woods
Community Development Director
'"'") i/;;:" ~<
Date: V
~
I.
Mailing Address:
g:\su pport\f orms\agrpa yas.doc
12/27/99
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EXHIBIT # 7
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HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM
State Site Number:
Photo Information: ASP
Township 10 Snurh Range
USGS Quad Name AspRn
Local Site Number:
'077 WM
A-1'O
A'O wpsr Section
Year 1960
1 7
X 7.5'
IS'
Building or Structure
Full Street Address:
Legal Description:
Name: rAn ,l1Uln Lng ('Ahi n
'O?7 Wpsr MAin
Lor r Blork 11
riry ~nn ~nwn~;tp of A~ppn
Ci ty Asppn County
Historic District or Neighborhood Name: MAin Srrppr
Owner: Private/State/Federal Priv"rp
Owner's Mailing Address:
Pit-kin
Histnrir Distrirt
ARCHITECTURAL DESCRIPTION
Building Type: RRsidpnriAl
Architectural Style: EArly r~g r"hin
Dimensions: L: x W: ~ Square Feet:
Number of Stories: 1
Building Plan (Footprint, Shape) Simplp'Rprr"nglp
Landscaping or Special Setting Features: NonR
Associated Buildings, Features or Objects
Function (map number / name): Nonp
Describe Material and
For the following categories include materials, techniques and styles in
the description as appropriate:
Roof: SinglR g"hlR wood shinglp
Walls: Rough hpwn log "'Ahi n"
Foundation / Basement:
("nnrrprp
Chimney(s)
Nnnp
Windows:
P"irpo 6 light "'Aspmpnr rypi"'Al
Doors:
VFrtirr:ll hOc:lrnj' rllstir
.
Porches:
Nonp
General Architectural Description:
SmAll singlp-srory log "'Ahin
Page 2 of 2
State Site Number
Local Site Number 57.7 WM
FUNCTION
Current Use:
Original Use:
Intermediate Use:
Assessor
ARCHITECTURAL HISTORY
Architect: r~ll~h~n
Builder: r~ll~h~n
Construction Date: lRRh
_ Actual X Estimate
Rps:;rlpnt"i~l
Rp!=;;np.nt;Rl
Originr:Jl
Based
Tnvpnrory'
On:
] 9RO
SOlJrr.p. lln known
MODIFICATIONS AND/OR ADDITIONS
Minor -X- Moderate ___ Major Movea -X-- Date 19S0's
Describe Modifications and Date: Annpn ;P~~:~ ~~~?~w ::r.i~~ ~~~: ~~
movpo from fronr of lor ro rpMpr whpn ';ri~ .;~ w:~ "~~~~~~p=;n"
el1lring pl"nnpel elpmolirion in 19S0's ni~:~~~::~ i~~;~ n~: ~'7~~~n ~
g"hlppnel" "nel pxposPel log pnels "r ror~~; f> h r h "rels
Additions and Date:
NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA
Is listed on ___ National Register; State
-- Is eligible for ___ National Register;, State
Meets National Register Criteria: A __ ' B C __
Register
Register
D__E_
Map
~
Local Rating and Landmark Designation
1--1 Significant: Listed on or is eligible for National Register
n
Contributing:
architectural
or
Resource
has
maintained
historic
o
integrity.
.,
Supporting: Or{ginal integrity lost due to alterations,
however, is "retrievable" with substantial effort.
Locally Designated Landmark
Justify Assessment:
,
Associated Contexts and Hist9rical Information: T~~"V~; r~ ~~ ~DP ~~
~:~~f> C;"hins h1lih hy Rli7."h"rh r:l~:~~~': ~~r;~: ~" ~~'~ ~R:~'~ Th,s
~:~~~ ~~ rf>prpspnr"r,vp of Asppn' ~~~~~~~~~~ f~~s~ ~~~ r~~ ~";~
f~~~nn~ng~ ~f ~hf> rown O:~~f ;2: ':~n~~;~; ~o~ ~n~~; w~:~ :~~:f>el
;~~~ ,n rh, s r.""p h"nel-h 1l , ~::_~"~~~~~; (1;~;S ~~;:
~~:~~~::~~ "nel rhp "iZf> ~:: s~:g: o~.;~: ~~r:,~,"rp 'ypi~ips ~hp "Vf>r"gp
hnmp hlll 1 t for thp PFlrl, t n, p
Other Recording Information
. Specific References to the Structure/Building:
~ ~~~sp Rp;orrls' S"nhorn ;~: ~~~~ ~:~~~"nrp M"ps,
, fynm (:1 Fl 1 rp .C;;:Jnrlpr~()n Vl
~~:~i~.~~~~~y ~~~~r-
orA I hl Rrorv 1 QRO
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Rcy. 9/98
Official eligibility determination
(OAHP use only)
D~e lr.1tW3
Octcnninod Eligible- NR
D<>lemined No< E-'9ilo1.- NR
D&~~~d Ellgiblo- SR
Dclomioed Not Ellgiblo- SR
NoOOO.t>
Contl1but.e1. to cigible HR Oblrlct
Noncontribllting 10 eligibl-e NR Di:srict
COLORADO CUL ruRAl. RESOURCE SURVEY
Architectural Inventory Form
(Page 1 of 4)
L IoENTlFICA TlON
1. Resource number:
2. Temporary resource number:
3. County:
4. City:
S. Historic building name:
6. Current building name:
7. Building address:
8. Owner name and address:
6PT.114.32
501.WMA
Pitl(in
Aspen
Callahan lDQ Cabin
Christiania lodae
501 W Main Street Aspen Colorado 81611
S01 W Main LlC 408 AABC#202 AsDen CO 81611
f
II. Geographic Information
9. P.M. ti Township
NW !4 of NE
10. UTM reference
Zone -L -1-: ~ -L --2.....-1.... ~ -LmE -L. ~ -L-2-~ -L. -LmN
1Q3..wt!J
If< of SW
Range
~ of
85 West
SE '.4 of Section
12
11. USGS quad name: Aspen Quadranole
Year: 1960 Photo Rev. 1987 Map scale: 7.S'-L, 15'_ All>d1phoboopyof"Pf""PMl&mapsoclion.
12. Lot(s): lots A-I Block: 31
Addition: Vear of AdditIon:
13. Boundary Description and Justiticaticm: Site Is comprised of Lots A-I. Block 31 of the City and
Townsite of Aspen. Assessors office Record Number 273512449001.
This descriotion was chosen as the most specific and customarY description of the slle.
1lI_ Architeetur.1l Oncription ,
14. BUilding plan (footprint. shape) REitanoular Plan
15.
16.
17.
18.
Dimensions in feet: Length
Number of slorles: 1
Primary external wall material(s) (enter no more than two):Loo
Roof configuration: (enler no more than one): Gable<! roof
x Width
19. Primary exlemal roof material (enler no more than one):Wood Shlnoles
20. Special featules (enter all that apply): None
Resource Number: 5PT.114.32
Temporary Resource Number: 501.WMA
Archlteclural Inventory Form
(Page 2 of 2)
21. General architectural descrip!lon: The Callahan 100 cabl" is a simole aable roofed structure maoe of
hancj hewn chinked 1005 with board Md batten .!dina In the aable ends. There are oaired. six lioht
casement windows alona the north and south sides of Ihe bui/dina.
22. Architectural style/building type: Late Vlctorilan
23. Landscaping or special setting (eatures: lilrae. slaniticant sOf1Jce trees on sileo Flowina in/aatlon
Qi.!&/1 Cottonwood slreet Irees alona the lenalh of the block Lilac hedae on west
24. Associated buildings. (eatures. Q( objects: The Callahan cabin is the remainina oriainal structure on
the site. but a orOUD of lodoe structures oovelooed around it i",the 1950's and 60's.
IV. Architectural History
25. Date of Construction: Estimate Callahan cabin: earlv 1880's
mm29.eled in 1960's. Pan Abodes- 1962.
Source of information: Cabin' 1980 Inventory form Lodee bUildfnas' Buildine Dermit m..
26. ArchItect: Cabin: none. Main Loda..: Chanes PattersOfl
Actual
Main Lodee: 1950's-
Source of information:
27. Builder/Contractor:
Source of information:
Buildil'lO Dermil file
Cabin' Callahan
1980 Inventory form
.'
28. Orl91nal owner: Callahan
Source of Information: 1980 Inventory form
29. Construction history (include description and dates of major additions, alterations. or demolitions): ...Qn
cabin' Added center window facina Main Sl Lodae development beaan on slle In the 1950's.
30. Original locatiOn _ Moved X (cablnl Date of move(s): 1950's
V, Historieal Associations:
31. Original U5e(5):
32. Interme<1/ate use(s):
33. Current u5e(s): _
34. sire type(s):
Domesllc
Domestic. Holel
Office/~sldentlal District
;
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-
Resource Number; 5PT 11432
Temporary Resource Number: S01.WMA
^rchltecturallnventory Form
(Page 3 of 3)
35. Historical background: The orooertv was Inll/ally placed
cture is believed to re r sent the
on the inventory because of the Callahan
f 'n A n. It was
o' in II
Ie nd facln the street. Moved 10 CUrt
eX;!m
in t southwest n
xcellent
r
second.
~rt wa ra
Patterson.
36. Sources of information: Pitkin County C<>urtflouse records: Sanborn and Sons Insurance Maps: 1990
and 1980 City of Aspen Survey of Historic Sites and Structures
Charles
VI. Significance
37. local landmark designation: Yes No ~
Designating authority: Asoen City Council
38. Applicable National Register Criteria:
~ale of designation:
A. Associated wjth events that have made a significant contribution to the broad pattern of our
history;
B. Associatad with the lives of persons significant in cur past:
39.
40.
41-
42.
-2L C. Embodies the distinctive characteristics of a type. period, or method of construction, or
represents the work of a master\ or that possess high artistic values, or represents a significant
and distingUishable entity whoSe components may lack individual distinction; Of
D. Has yielded, or may be likely to yfeld. Information important In history or prehistory.
Qualities under Criteria Considerations A through G (see Manual)
Does not meet any of the above National Register criteria
Area(s) of significance: Archite~!Ure
Period of significance; late 1800's,Silver Minino Era. Earlv ski era
level of significance: National ~ State _ local lL
Statement of significance: The cabin is reoresentallve of the familYlhome environment of the
the earliest
v r
s
ther
rovj
visItors.
Resource Number: 5PT.114.34
Temporary Resource Number: 501.WMA
Archil<>cturaf Invllntory Form
(Page 4 of 4)
43. Assessment of historic physIcal integrity related to significance: Cabin has had mInor alterations but
most of Ihe ori inal charader an f bric is intad. lod e buildin s av bee" m'n' a
dale.
VII. National Regist.r Eligibility As:se"sment
44. National RegIster eligibility field assessment:
Eligible ~ Not Eligible _ Need Data
45. Is there National RegIster dislrlct potential? Yes -X- No
Discuss: lies within a Iocallv deslonated historlc district
If there is National Register district potential. is this building/ COlltributing .x.
46. If the building Is In existing National RegIster dislrlct. Is It: Contributing_
-
Noncontributing _
Noncontributing _
VlI/.
47.
48.
49.
Sf.
52.
53.
Reeording Information
Photograph numoors: R19: F15. 16 Negatives fired at: AsoenlPitkin Community Develooment DeDI.
Report title: City of /..soon 2000 Uodale of Survev of Historic Sites and SI~Clures
Date(s): 812000 SO. Recorder(s): Suzannah Reid'and Patrick Duffield
Organization: Reid Architects
Address: 412 North Mill street PO Box 1303 Asoen CO 81612
Phone number(s): 970 920 9225
NOTE: Please attach a Sketch map. a photocopy of Ihe USGS qUad. map IndIcating resource location. and
photographs.
Colorado Historical Society -..office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
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pun AGREEMENT FOR
THE CHRISTIANIA LODGE PR.OJECT
THIS AGREEMENT is made this B-Iltday of ~...IA'or ,2002, between
501 West Main, LLC, a Colorado limited liability corporation, (the "Owners") and THE CITY
OF ASPEN, a municipal corporation (the "City").
RECITALS:
WHEREAS, the Owners own that certain real property (the "Property") known as the
Christiania Lodge located at 501 West Main Street in the City of Aspen, County of Pitkin,
legally described as:
Lots A, B, C, D, E, F, G, H and I, Block 31, City and Townsite of Aspen, County of
Pitkin, State of Colorado; and,
WHEREAS, the Property is being redeveloped by the Owners as follows, where said
redevelopment is hereinafter referred to as the "Project":
· The main lodge structure at the corner of 4th and Main Streets will be razed and
replaced;
· The swimming pool will be remodeled in its current location;
· The one-story, Callahan Cabin will be repaired after being relocated onto a new
foundation along the middle of the Main Street frontage, alongside the swimming
pool and in front of a grouping of large conifers. The cabin will also undergo an
interior remodel to facilitate its use as a one-bedroom employee dwelling unit;
· The two Pan Abodes will be moved onto new foundations fronting on Main
Street, alongside and to the west ofthe relocated Callahan Cabin;
· The dark brown one-story building currently located at the corner of 5th and Main
Streets will be demolished;
· A new three-unit structure will be constructed in place of the demolished structure
at the corner of 5th and Main Streets, next to the relocated Pan Abodes;
· The area along the alley that is currently occupied by the two Pan Abodes and the
fenced spa/hot tub area will be the site of a new three-story building;
· The existing duplex and fourplex structures along the alley w ill be demolished
and replaced, using the existing foundations with only minor modifications. The
basement below the fourplex will be remodeled;
· When complete, there will be three deed restricted, affordable rental units on site,
including two studio units and a one-bedroom unit.
WHEREAS, pursuant to Ordinance No. 27, Series of2001 ("Ordinance"), the City
granted Minor Planned Unit Development approval for the Project; and,
WHEREAS, the City and the Owners wish to enter into a POO Agreement for the
Proj ect; and,
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-I
Christiania PUD Agreement
Page 2 of9
WHEREAS, Owners have submitted to the City for approval, execution and recordation,
a final plat for the Project (the "Plat") and the City agrees to approve, execute and record the Plat
at Owners' expense on the agreement ofthe Owners to the matters described herein, subject to
the provisions ofthe Municipal Code ofthe City of Aspen (the "Code"), the Ordinance, and
other applicable rules and regulations; and,
WHEREAS, the Owners are willing to enter into such agreement with the City and to
provide assurances to the City,
NOW, THEREFORE, in consideration of the mutual covenants contained herein, and
the approval, execution and acceptance ofthe Plat for recordation by the City, it is agreed as
follows:
1. Description ofProiect. Refer to the second "Whereas" statement, above. The Project
includes 32 lodging bedrooms amongst 25 lodge units, and 3 deed restricted affordable
housing bedrooms amongst 3 units, for a combined total of28 units and 35 bedrooms, The
Project includes 3 studio units (two of which are deed restricted affordable housing units), 17
one-bedroom units (one of which is a deed restricted affordable housing unit), 7 two-
bedroom units, and 1 three-bedroom unit. All lodging units shall comply with the definition
for "lodge," as set forth at Section 26.104.100 ofthe Aspen Land Use Code on the date the
Ordinance was approved.
2, POD Dimensional Requirements. As set forth in Condition 8, Section 1 of the Ordinance,
the following dimensional requirements were approved by the City as part of the Project, are
shown on the Final POD Development Plans, and shall be printed on all final building permit
plan sets:
a. Minimum Lot Size: 27,000 square feet.
b. Minimum Lot Area per Dwelling Unit: No requirement.
c. Maximum Allowable Density: One lodge or residential bedroom per 770 square feet of
lot area.
d. Minimum Lot Width: 60 feet.
e. Minimum Front Yard: 5 feet.
f. Minimum Side Yard: 2 feet on the east, and 5 feet on the west.
g. Minimum Rear Yard: 0 feet.
h. Maximum Site Coverage: No requirement.
J. Maximum Height: 30 feet to the one-third point of pitched roof, 34 feet to the ridge.
J. Minimum Distance Between Buildings: 5 feet between the relocated Pan Abodes, and 7
feet between all other buildings.
k. Minimum Percent Open Space: No requirement.
1. Trash Access Area: 11 foot by 8 foot (88 square feet) enclosure with a shed roof
m. Allowable Floor Area Ratio (FAR): 0,85:1 (21,800 square feet of floor area).
n. Minimum Off-Street Parking Spaces: 0.28 spaces per bedroom (10 on-site spaces).
3. Acceptance of Plat. Upon execution of this Agreement by the parties hereto, the City agrees
to approve and execute the Final Plat for the Project submitted herewith and reduced-size
Christiania PUD Agreement
Page 3 of9
copies of which are attached hereto as Exhibit "A," which conforms to the plat requirements
of the Code and the Ordinance. The City agrees to accept such Plat for recording in the
office of the Pitkin County Clerk and Recorder upon Owners' payment of the recordation
fee, The City has further required the submission and recording ofPUD Development Plans
which are attached hereto at a reduced size as Exhibit "B." Ifthe approved PUD
Development Plans change subsequent to this approval, a complete set of revised plans shall
be provided to the Engineering and Community Development Departments for review and
evaluation.
4, Development Requirements. The following development requirements will be satisfied by
Owners pursuant to Ordinance No, 27, Series of2001.
a. Affordable Housing, The Project does not entail any net increase in units or bedrooms
from that which currently exists and, therefore, there is no net increase in employee
generation. Notwithstanding this recognized fact, the Project includes three deed
restricted affordable housing units (not limited to employees of the Project). The existing
one-bedroom unit located in the subgrade level ofthe fourplex structure on the alley will
be split into two (2) studio units of approximately 370 square feet each in their current
location or be slightly enlarged and relocated to below the main lodge building.
Irrespective of final location, each of said units will be deed restricted to the Category 2
level as described in the Aspen/Pitkin County Affordable Housing Guidelines (the
Guidelines), In addition, the relocated Callahan Cabin will be remodeled as a one-
bedroom affordable housing unit, also deed restricted to the Category 2 level as described
in the Guidelines, These three units provide housing 4.25 full-time equivalent employees
(PTEs), which is 2.5 FTEs more than the existing development provides. A credit for
housing 2.5 FTEs shall, therefore, be maintained by the Project.
Approval was granted by the City to rent the affordable housing units to anyone who
qualifies under the terms of the Guidelines. However, if any unites) is rented to
employees of the lodge, the income and asset restrictions associated with the Category 2
deed restriction shall be waived, Conversely, if any unite s) is rented to persons not
employed by the Lodge, the standard stipulations of the Category 2 deed restriction shall
apply.
In an effort to be consistent with Section 38-12-301, C.R.S., and the Colorado Supreme
Court decision on the Town of Telluride v, Lot Thirtv-Four Venture LLC. (Case No. 98-
5C-547, decided June 5, 2000), Owners desire to grant to the Aspen/Pitkin County
Housing Authority (APCHA) an undivided one-hundredth of one percent (0.01%)
ownership interest in the above-described affordable housing units of the Project. With
the APCHA consent to accepting an interest in the property, the Owners agree to
indemnify and hold harmless for any claims, liability, fees, or similar charges related to
ownership of an interest in the affordable housing units. Conveyance of the undivided
one-hundredth of one percent (0.01 %) ownership interest from Owners to the APCHA
shall take place prior to or concurrent with issuance of a Certificate of Occupancy for the
units and after said units have been rendered capable of separate conveyance by way of
condominium map or the similar (as described in paragraph 5, below). The APCHA shall
Christiania PUD Agreement
Page 4 of9
not be entitled to the payment of monies upon sale or rental at any time of any residential
units in the Project, nor shall the APCHA be entitled to derive any economic benefit by
virtue of its undivided interest in the Project.
Owner reserves the right to submit an alternative option, subject to review and acceptance
by the City Attorney, to satisfy the rent control issue.
b. Wastewater and Surface Drainage. Drainage line(s) will be discharged to a dry welles).
The dry welle s) shall be maintained in good working condition by the Owners and access
for maintenance shall be provided by the installation of manhole with cover. Owners
shall design and install an internal sewer service system with a manhole connection to
Aspen Consolidated Sanitation District's (ACSD) main in the ally, as required by ACSD.
A tap permit and, if necessary, shared service agreement will be completed at the office
of the ACSD; payment of the total connection charges shall be made prior to the issuance
of a building permit. The site development will meet the runoff design standards ofthe
Aspen Municipal Code at Section 26.580.020(B)(6). Full soils reports, drainage plans,
and erosion and sediment control plans for both during and after construction, will be
submitted for review by the Engineering Department as part of the building permit
application.
c. Utilitv Connections, Utility meters and service connection points will be accessible to
service personnel in the completed project and will not be obstructed by garbage or
recycling containers, other structures or vegetation. Any necessary and new utility
easements, required for surface utilities such as a pedestal or other above-ground
equipment, shall be shown on the plan set submitted for building permits. The Owners
shall install and replace utility service lines and appurtenances, as required, to the
standards of the utility provider. The costs of any necessary upgrades to existing utility
lines, systems, and/or facilities attributable to this development will be borne by the
applicant. The Owners will use good faith efforts to not disrupt utility service to adjacent
properties during construction. Owners shall comply with the City of Aspen Water
System Standards, with Title 25, and with applicable standards of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required
by the City of Aspen Water Department.
d. Fire Protection. Owner shall install a fire sprinkler system for the entire Project, as
required by the City of Aspen Fire Protection District. Owner reserves the right to
request from the Fire Marshal an exemption from this requirement as it would apply to
the historic Callahan Cabin and two Pan Abode structures,
e. Dust and Mud Control. Prior to the issuance of any building permits, Owners shall
obtain from the City approval of a Fugitive Dust Control Plan. The Fugitive Dust
Control Plan will include, as a minimum, plans for fencing, watering of dirt roads and
disturbed areas, daily cleaning of adjacent paved roads to remove mud that has been
carried out, speed limits, or other measures necessary to prevent windblown dust from
crossing the property lines or causing a nuisance. Mud shall not be tracked onto City
streets during demolitions. A washed rock or other style mud rack shall be installed
Christiania PUD Agreement
Page 5 of9
during construction as a requirement of the City of Aspen Streets Department.
f Future Improvement DistricUs). Owners agree to join any future improvement district(s)
formed for the purpose of constructing public improvements which benefit the property
under a fair share assessment formula, Prior to the issuance of a Certificate of
Occupancy for any part ofthe Project, Owners agree to sign a sidewalk, curb and gutter
construction agreement and pay any applicable recording fees associated therewith.
g, Encroachments and Work in the Public Rights OfWav. Owners shall eitherremove any
encroachments into the public rights-of-way or be subject to current encroachment
license requirements, as required by the City of Aspen Engineering Department. All on-
site parking spaces shall be clearly delineated so as to fall within the property lines
without encroachment into the alley or other public right-of-way. To the extent required,
Owners shall pay the appropriate Street Impact Fees to the City of Aspen for excessive
wear to streets caused by construction traffic, and such fees are to be determined by the
City of Aspen Engineering Department in accordance with the authorities granted by the
Municipal Code.
For proposed work in public rights of way, Owners must receive approval from:
· The City Engineer for design of improvements, including landscaping;
· The Parks Department for vegetation species, tree removal, and/or public trail
disturbances;
· The Streets Department formailboxes and street cuts; and
· The Community Development Department to obtain permits for any work or
development, including landscaping, within the public rights-of-way,
h. Exterior Lighting and Streetlights. Any and all outdoor lighting shall comply with the
applicable portions of Section 26.575.150, Outdoor Lighting, of the Aspen Land Use
Code. If the existing street lights are disturbed or damaged during construction, they
shall be repaired or replaced in kind, as required, in alignment with the other street lights
along the subject street.
J. Sidewalk, Curb and Gutter Improvements. Owner shall repair and/or construct
sidewalks, as applicable, along the street frontage abutting the Project such that the new
or repaired sidewalk connects and aligns with the existing sidewalks. Curb and gutter
meeting City specifications shall be installed or maintained, as applicable, along the
length of all sidewalks abutting the Project. If Owner chooses to heat the new sidewalks
for snow and ice melting purposes, there shall be no use of Glycol and the City shall not
be required to replace or repair the heating system if the City ever has to cause damage to
said system en route to completion of necessary work in the right-of"way. Owners shall
install a pedestrian access way from Main Street southward to the alley along 4th Street in
front ofthe current head-in parking.
k. Construction Parking/Staging. A construction management and parking plan shall be
submitted to the City as part of the building permit application for review and approval
by the City Engineer, Parking and Transportation Departments, Streets Department, and
Christiania PUD Agreement
Page 60f9
Utilities Department. As necessary, the plan shall describe traffic detouring, parking, and
staging areas for construction of the Project. Construction is prohibited on Sundays and
between the hours of7:00 p.m. and 7:00 a,m. on all other days. The Owners shall inform
the primary contractor about any agreement that might be reached regarding construction
management, construction staging, and contractor parking.
1. Trees. Protection. Removal Permits. and Planting Plans. In the event required, a tree
removal permit must be obtained from the Parks Department for any tree(s) that is/are to
be removed or relocated. Owners shall submit to the City of Aspen Parks Department a
detailed tree plan that includes tree diameters and species. Said plans shall clarify the
surface of any paths or walking surfaces within drip lines of any trees to be preserved,
and an excavation plan shall be provided to the City Parks Department for their review
and approval as part of any building permit applications. Tree saving construction fences
shall be installed around the drip line of any trees to be preserved. Neither low shrubs nor
evergreen trees shall be planted in the 5th Street right-of-way. Owners shall consult with
the City Parks Department as to an appropriate streetscape planting plan. In addition,
root barrier systems shall be installed in order to keep tree roots away from sidewalks so
as to prevent up-lifting of public walking surfaces.
m. Parking. A total often (10) on-site parking spaces shall be provided for the Project.
Priority for the use of three (3) of these parking spaces shall be given to the occupants of
the three affordable housing units; in the event the occupants of the affordable housing
units do not use the priority spaces, said spaces shall remain available to general use of
the Project's other occupants.
n. Building Permit Plan Requirements. In addition to such requirements enumerated above
and otherwise required by the City of Aspen Building Department, the following
information shall be submitted as part of the building permit application: a construction
dust and noise mitigation plan; a site improvement survey prepared by a licensed
professional surveyor where said survey includes, as a minimum, monuments, setback
lines, utility lines, pedestals and poles, easements, existing features (irrigation ditches,
sidewalks, driveways, buildings, trees, etc.), and the surveyor's seal dated within twelve
(12) months of the submittal; and, plans for all improvements, snow storage, utility
pedestals,
o. Asbestos. Owners shall notify the State prior to remodel, expansion or demolition of any
buildings, including removal of drywall, carpet, tile, etc., and a licensed asbestos
inspector must conduct an inspection. Ifthere is no asbestos, the demolition can proceed.
If asbestos is present, a state licensed asbestos removal contractor must remove it.
Owners shall report these findings to the Environmental Health Department and Building
Department prior to the issuance of demolition and building permits.
p. Contractor Knowledge of Conditions. The building permit application shall include a
signed letter from the primary contractor stating that the conditions ofthe development
order as specified in the Ordinance and construction management plan have been read
and understood,
Christiania PUD Agreement
Page 7 of9
5. Colorado Common Interest Ownership Act (CCIOA). As soon as construction of the Project
allows, Owner anticipates submitting the Project to a plan for condominiumization created
pursuant to Colorado Common Interest Ownership Act (CCIOA). The City agrees to process
for approval and for recordation a condominium map prepared in accordance with the Code
and CCIOA. As the Owners have provided affordable housing pursuant to the Code, the
Project is exempt from paying the Affordable Housing Impact fee. Owners shall record a
declaration for a common interest condominium community and shall create a corporate non-
profit homeowner's association ("Association") and articles of incorporation and by-laws.
The Association shall be responsible for the perpetual maintenance of the Project common
elements and/or common expenses including keeping the premises in good repair and in a
clean and attractive condition. Membership in the homeowner association shall inure to a
unit owner on the transfer oftitle, The Association board of directors shall consist of at least
three unit owners in the Project The Association shall be required to ensure continued
compliance with this POD Agreement.
6, Recordation. Pursuant to Section 27.480.070(E) ofthe Aspen Land Use Code, once fully
executed, this Agreement and the Final Subdivision Plat shall be recorded in the office of the
Pitkin County Clerk and Recorder. Failure on the part ofthe Owners to record the plat
within one-hundred eighty (180) days following final land use approvals shall render the plat
invalid and reconsideration and approval of the plat by the Plauning and Zoning Commission
and City Council will be required before its acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause, The subdivision plat shall
also be submitted in a digital format acceptable to the Community Development Department,
for incorporation into the City/County GIS system. The one-hundred eighty (180) day
recordation requirement contained herein shall not apply to the recording of condominium
maps, or declarations or any other documents required to be recorded to accomplish a
condominiumization in the City of Aspen.
7, Securitv for Public Improvements. In order to secure the performance of the construction
and installation of the public improvements described above, Owners shall provide a bond,
letter of credit, cash or other guarantees in a form satisfactory to the City Attorney prior to
the issuance of any building permits for the Project Said guarantee will be delivered to the
City prior to the issuance to the Owners of a building permit for the Project. As part of the
building permit application, a list of the improvements that are being guaranteed, as
estimated by the Owners' engineer and as accepted by the City, will be submitted, The
guarantee documents shall give the City the unconditional right, upon clear and unequivocal
default by the Owners in its obligations to complete the public improvements, to withdraw
funds against such security sufficient to complete and pay for installation for such public
improvements, or to withdraw funds against such security sufficient to complete and pay for
installation for such public improvements. As portions of the improvements are completed,
the City Engineer shall inspect them, and upon approval and acceptance, slhe shall authorize
the releases of the agreed estimated costs for that portion of the improvements, except that
ten percent of the estimated costs of the improvements shall be withheld for the benefit of the
City until the completion of all of the described public improvements. The Owners shall
require all contractors to provide a warranty to the City that all improvements were
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Christiania PUD Agreement
Page 8 of9
constructed to accepted standards of good workmanship for the installation of the public
improvements described herein for one year from the date of acceptance. In the event that
any existing municipal improvements are damaged during Project construction, on request by
the City Engineer, a bond or other suitable security for the repair of those municipal
improvements shall be provided by Owners to the City.
8. Notices. Notices to the parties shall be sent by United States certified mail to the addresses
set forth below or to any other address which the parties may substitute in writing.
To the Owners:
501 West Main, LLC
c/o Mr. Greg Hills, Managing Partner
314 South Galena Street, Suite 200
Aspen, CO 81611
With Copv To:
Mr. Millard Zimet
201 N. Mill Street, Suite 203
Aspen, CO 81611
To Citv of Aspen:
City Manger
130 South Galena Street
Aspen, CO 81611
With Copv To:
City Attorney
130 South Galena Street
Aspen, CO 81611
9. Binding Effect. The provisions of this Agreement shall run with and constitute a burden on
the land on which the Project is located and shall be binding on and inure to the benefit ofthe
Owners' and the City's successors, personal representatives and assigns.
10. Amendment. The Agreement may be altered or amended only by written instrument
executed by the parties,
II. Severability. If any ofthe provisions of this Agreement are determined to be invalid, it shall
not affect the remaining provisions hereof.
ATTEST:
THE CITY OF ASPEN, a municipal corporation
Kathryn S.
Christiania PUD Agreement
Page 9 of9
APPROVED AS TO FORM:
~-1//;~
John orcester, City Attorney
OWNERS:
501 WEST MAIN, LLC
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STATE OF COLO O)" hACi<JE "\f
i L)sWfiJAN !
COUNTY OF PITK ~\..) ,1~O .-...u>~
The foregoing in '. ~Ot~ owledged before me this ~ day of clu II uii-
2002, by Helen Kalanderu , d Kathryn S, Koch, City Clerk.
Witness my hand and official seal.
My commission expires:
r1~ ~ ;,,';' .
o ary Public
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN ) ..3 002
The foregoing instrument was acknowledged before me this_day of :lulu, a ,
2002, by Greg Hills, as Managing Partner of 501 West Main, LLC. J
Witness my hand and official seal. f).~ n
Mycommissionexpires:~'1 ~0J..0.... ~~
Notary Public
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c:\documents\city applications\Christiania PUD Agreement