HomeMy WebLinkAboutLand Use Case.265 Exhibition Ln.A030-01
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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
BOA ACTION
DATE CLOSED
BY
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A030-01
2735-143-16015
McCormick Highlands PUD amendment to add ADU
Lot 15, Block G, Highlands PUD
James Lindt
PUD Amendment
John McCormick
7/10/01
Reso. 31-2001
Approved
8/6/01
J. Lindt
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Notice of Decision
Insubstantial Planned Unit Development Amendment
John McCormick, owner of a property located at Lot 15, Block G, Highlands PUD,
Parcel Identification Number 2735-143-16-015, has applied for administrative approval
of an Insubstantial Amemdment to the Aspen Highlands PUD to utilize the more accurate
ground survey dated August 30, 2001 as the accepted grade on this lot, as is shown on
Exhibit B. This amends an earlier approval in which a survey dated May 30,2001 was
approved as accepted grade. The Community Development Director shall approve,
approve with conditions, or deny a land use application for an insubstantial PUD
amendment pursuant to Sections 26.445.100 (A) and 26.304 of the Aspen Municipal
Code if an application is found to b.e consistent with the following review criteria:
1. The proposed amendment to the Aspen Highlands Planned Unit Development meets
the criteria of Section 26.445.100 (A), PUD Insubstantial Amendments.
COMMUNITY DEVELOPMENT DIRECTOR DECISION
The Community Development Director finds that the proposed amendment to the Aspen
Highlands PUD to be consistent with the review criteria, and hereby approves the
insubstantial PUD amendment on this j!l!:::..day of ;; r:l C,.;./ , 2001.
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~lie Ann Woods, Community Development Director
EXHIBITS
Exhibit A: Insubstantial PUD Amendment Checklist
Exhibit B: Ground Survey Dated August 30, 2001
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Notice of Decision
Insubstantial Planned Unit Development Amendment
John McCormick, owner of a property located at Lot 15, Block G, Highlands PUD,
Parcel Identification Number 2735-143-16-015, has applied for administrative approval
of an Insubstantial Amendment to the Aspen Highlands PUD to amend the approved
building envelope as is shown on Exhibit B and to utilize the more accurate ground
survey as accepted grade on this lot, as is shown on Exhibit D. The Community
Development Director shall approve, approve with conditions, or deny a land use
application for an insubstantial PUD amendment pursuant to Sections 26.445.100 (A) and
26.304 of the Aspen Municipal Code if an application is found to be consistent with the
following review criteria:
1. The proposed amendment to the Aspen Highlands Planned Unit Development meets
the criteria of Section 26.445.100 (A), PUD Insubstantial Amendments.
COMMUNITY DEVELOPMENT DIRECTOR DECISION
The Community Development Director finds that the proposed amendment to the Aspen
Highlands PUD to be consistent with the review criteria, and hereby approves the
insubstantial PUD amendment on this -iA-day of .f ...I) , 2001.
EXHIBITS
Exhibit A: Insubstantial PUD Amendment Checklist
Exhibit B: Application & Amended Building Envelope
Exhibit C: Letter from Owner of Neighboring Lot 16, Block G, Aspen Highlands Village
Exhibit D: Request to Use Ground Survey & Ground Survey
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J ie Ann Woods, Community Development Director
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EXHIBIT A
Case No.
Parcel ID No.
Reviewed By
A030-01
2735-143-16-015
James Lindt
Zone District R-15 PUD
Date 6/18/01
Insubstantial PUD Amendment Checklist
26. 445.100 Review Criteria
All insubstantial PUD Amendments shall meet the following criteria, pursuant to Section
}6.445.100, Amendment to PUD Development Order:
~ The proposed amendment does not change the use or character of the development.
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The proposed amendment does not increase by greater than three (3) percent the
overall coverage of structures on the land.
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The proposed amendment does not substantially increases trip generation rates of
the proposed development, or the demand for public facilities.
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The proposed amendment does not decrease the approved open space by greater than
three (3) percent.
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The proposed amendment does not reduce the off street parking and loading space by
greater than one (I) percent.
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The proposed amendment does not reduce required pavement widths or rights-of-
way for streets and easements.
r::i" The proposed amendment does not increase the approved gross leasable floor area of
commercial building by greater than two (2) percent.
~ The proposed amendment does not increase the approved residential density of the
development by greater than one (1) percent.
~ The proposed amendment will not enact a change which is inconsistent with a
condition or representation ofthe project's original approval or which requires
granting a variation from the project's approved use or dimensional requirements.
R I PH
HIGHlHnDI
V III H G {
Po.Box5115
Aspen, Colorado
81612
(970) 920.1710
Fax (970) 920.3955
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April 16, 2001
Julie Allll Woods
Community Development Director
City of Aspen
130 South Galena Street
Aspen, CO 81611
Dear Julie Ann,
Thank you for meeting with John McCormick, Charles Culllliffc, Matt Stokes, James Lindt, and
me on March 30 to review the discrepancy in aerial and ground surveys on Maroon Neighborhood
Lot 15 at Aspen HigWands Village.
Per your recommendation, I am forwarding you a survey that illustrates the contours as depicted in
Aspen Highlands Village PUD reference drawing L.204 generated by aerial survey and the
contours as depicted by a recent ground survey. It is typical that aerial surveys may have a margin
of error of approximately 2 - 4 feet, and that ground surveys more accurately depict the land's
topography. In fact, we find this to be true in this case.
Please accept this letter as a formal request for your approval to use of the more accurate ground
survey contours (in red) as the base line for building height measurement rather than the aerial
survey (in yellow) for the home designed for this lot.
Thank you for your attention to this matter. Please feel free to contact me with any questions or
concerns.
Sincerely, \
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David Norden
Cc: John McCormick, Charles Cunniffe
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MEMORANDUM
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TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Directo
Joyce OWson, Deputy Directo~
FROM: James Lindt, Acting Zoning Officer -;51--
RE: Aspen Highlands Village PUD Amendment - Public Hearing
DATE: July 10,2001
ApPLICANT /OWNER:
John McCormick
REPRESENTATIVE:
Jim Guffey, Charles Cunniffe Architects
LOCATION:
0265 Exhibition Lane, Lot 15, Block G, Aspen Highlands Village Planned Unit
Development
CURRENT ZONING:
R-15 PUD
CURRENT LAND USE:
Vacant Lot
PROPOSED LAND USE REQUEST:
Amendment to the Planned Unit Development
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SUMMARY:
Applicant wishes to obtain an amendment to the Aspen Highlands Village Planned Unit
Development (PUD) for the purpose of constructing an Accessory Dwelling Unit (ADU)
in the Aspen Highlands Village Planned Unit Development. The approved PUD only
allows for ten ADU's to be constructed on lots in which the property owners were
conveyed certificates for these Caretaker Units from Hines Highlands Limited
Partnership. This would be the eleventh ADU in the Planned Unit Development.
REVIEW PROCEDURE
An amendment found to be consistent with or ,an enhancement of the approved final
development plan by the Community Development Director, but which does not meet the
established thresholds for an insubstantial amendment, may be approved, approved with
conditions, or denied by the Planning and Zoning Commission, at a public hearing pursuant
to Section 26.445.030(C) Step 3. The action by the Planning and Zoning Commission shall
be considered the final action, unless the decision is appealed to City Council.
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STAFF COMMENTS:
The applicant, John McCormick, represented by Charles Cuniffe Architects, requests an
amendment to the Aspen HigWands Village Planned Unit Development (PUD) for the
purpose of constructing an eleventh ADU within the PUD. Ten ADU's were originally
approved to be constructed within the PUD. Thelots that were allowed to receive the
ADU's were established by Hines Highlands Limited Partnership through a certificate
program. Hines received certificates from the County to construct the ten ADU's within
the PUD, and then Hines was able to convey the certificates to the property owners in the
PUD as they saw fit. Hines claims that there was no monetary payment received by them
for the certificates and that they were conveyed on a first come, first serve basis. The
applicant is asking for an amendment to allow for an ADU to be constructed on his single-
family lot at Highlands. The applicant was unable to obtain one of the ten ADU
Certificates, but has received a letter from Hines Highlands Inc. (Exhibit E) authorizing
him to apply for the PUD Amendment to allow for the ADU.
Allowing for more ADU's at Highlands is supported by many of the Housing goals and
policies set forth in the Aspen Area Community Plan. More specifically, allowing ADU's
on the single-family lots would "encourage development to occur within the Aspen
Community Growth Boundary" and would also "encourage greater participation by the
private sector in affordable housing". Staff feels that allowing for more ADU's would also
further the Aspen Area Community Plan Housing Policy that calls for the City to "celebrate
our diversity by reflecting it in our housing inventory" and to "avoid housing developments
that inadvertently create segregation".
Staff feels that the Highlands PUD should be amended to allow for the City's ADU
program to be implemented, allowing for voluntary ADU's to be approved at an
administrative level on all single-family lots in the PUD. However, staff can not initiate a
PUD amendment to allow for City's ADU program to be implemented without Hines'
authorization. Staffhas been unable to obtain this authorization at the current time.
Staff believes that the impacts of the PUD Amendment to allow for an additional ADU to
be built on the applicant's lot would be very minor. An off-street parking space is required
per the HigWands PUD Guidelines, which would prevent the additional resident from
parking on the street.
Staff recommends approval of the proposed amendment to the Aspen HigWands Village
Planned Unit Development (PUD) for the purpose of allowing for an ADU to be built on
Lot 15, Block G of the HigWands PUD. The PUD Amendment would allow for Mr.
McCormick to construct an ADU within the dimensional requirements set out in the
HigWands Village PUD and allow for the ADU to be constructed per the City's ADU
design guidelines pursuant to section 26.520 of the City Land Use Code.
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RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission approve the Amendment to
the Aspen HigWands Village Planned Unit Development (PUD) for the purpose of
allowing an eleventh ADU to be constructed pursuant to Section 26.520 of the Land Use
Code, on Lot 15, Block G, Aspen Highlands Village PUD.
RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE):
"I move to approve Resolution No~, Series of 2001, approving the Amendment to the
Aspen Highlands Village Planned Unit Development (PUD) for the purpose of allowing
for an eleventh ADU to be constructed pursuant to Land Use Code Section 26.520, on
Lot 15, Block G, of the Aspen Highlands Village PUD."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Parcel Location
Exhibit C -- Development Application
Exhibit D -- Letter from Hines Authorizing and Supporting the Application
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EXHIBIT A
HIGHLANDS PUD AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall he 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
exemptfrom 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.
Staff Finding
Staff finds that the proposed PUD Amendment is consistent with the AACP and the
existing land uses in the surrounding areas in that there are already ADU's that are
approved within the PUD. Staff finds that the proposed amendment furthers the AACP
goal of providing more employee housing within the limits of the Urban Growth
Boundary. Staff finds the criterion to be met.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD as described in General Provisions, Section 26.445.040,
above. 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 proposed dimensional
requirements shall comply with the following:
1. 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 expectedfuture
land uses in the surrounding area.
b) Natural or man-made hazards.
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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.
Staff Finding
The approved types ofland uses will not be changed. Accessory Dwelling Units are
already allowed within the PUD to a limited number. Staff feels that the additional
traffic and demand for transit will be minimal. Staff finds this criterion to be met.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate andfavorable to
the character of the proposed PUD and of the surrounding area.
Staff Finding
Staff finds that the proposed amendment will not reduce the open space nor increase the
site coverage. Detached ADU's are not allowed on Block G per the HigWands Village
PUD. Staff finds this criterion to be met.
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.
Staff Finding
Staff finds that parking demand will be met because the ADU design standards require
that one off-street parking space be created and designated for the ADU resident in
addition to the parking for the primary residences. There are also RFT A bus stops
nearby to provide alternative forms of transportation. Staff finds this criterion to be met.
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:
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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.
StaffPinding
Staff finds this criterion does not apply to this 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 mud flow, 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 harmful disturbance to critical naturalfeatures of the site.
Staff Finding
Staff finds this criterion does not apply to this 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 (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.
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Staff Finding
Accessory Dwelling Units are not counted as units of density per the land use code.
Staff finds that ADU's are encouraged by the Aspen Area Community Plan and that
affordable housing units constructed within the Urban Growth Boundary are compatible
with the surrounding land uses. Staff finds this criterion to be met.
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 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.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
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.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
5. Adequate pedestrian and handicapped access is provided.
6. Site drainage is accommodatedfor the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the use.
Staff Finding
Staff finds that the proposed amendment will not affect the open space or setbacks
because there is an approved building envelope already in place on the lot. The ADU
will also be located within the dimensional requirements of the approved Aspen
Highlands Village PUD.
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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
proposedfeatures of the subject property. The proposed development shall comply
with the following:
1. The landscape plan exhibits a well-designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
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.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
Staff finds that this criterion does not apply to this application.
E. Architectural Character.
It is the purpose of this standard is 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 buildingfor 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 an 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 oj, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
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.
3. Accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
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Staff Finding
Staff finds that the proposed amendment does not change the architectural character of
the residence. Staff finds this criterion to be met.
F. 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 kind 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 prohibitedfor
residential development.
Staff Finding
The applicant must meet the outdoor lighting requirements set forth in the Highlands Village
PUD. Staff finds that this criterion is not applicable to this application.
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:
3. 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 builtform, and is available to the mutual benefit of the
various land uses and property users of the PUD.
4. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (notfor a number of years) to each IIJ{or
dwelling unit owner within the PUD or ownership is proposed in a
similar manner.
5. There is proposed an adequate assurance through a legal instrumentfor
the permanent care and maintenance of open spaces, recreation areas,
and sharedfacilities together with a deed restriction againstfuture
residential, commercial, or industrial development.
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8taffFinding
Staff finds this criterion does not apply to this application.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an 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 thefollowing:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
Staff finds that adequate public infrastructure exists to serve the additional unit that
would be created by this amendment. Staff finds this criterion to be met.
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 an approved private
road, a pedestrian way, or other area dedicated to public or private use.
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.
3. Areas of historic pedestrian or recreational trail use, improvements oj,
or connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposed for appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle
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paths, and transportation are proposed to be implemented in an
appropriate manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding
Staff finds that the proposed amendment does not affect the vehicular circulation
because an off-street parking space is required for each ADU unit. Staff finds this
criterion to be met.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this 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. lj phasing of the
development plan is proposed, each phase shall be defined in the adoptedfinal
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.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
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.
Staff Finding
Staff finds this criterion does not apply to this application.
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State of Colorado
Space Above Tltis Line For Recording Data
DEED OF TRUST
(With Future Advance Clause)
1. DATE AND PARTIES. The date of this Deed cfTrust (Security Instrument) is ".~~,.~.lr...f.9.Q.Q.........
and the parties, their addresses and tax identification numbers, if required, are as follows:
GRANTOR: JOHN MCmRMICK
I'D rox 2974
ASPEN, CD 81612
JOHN T. M=RMICK
I'D rox 2974
ASPEN, CD 81612
o If checked. refer to the attached Addendum incorporated herein, lor' additional Grantors, their signatures and
acknowledgments.
TRUSTEE: PUBLIC TRUSIEE OF PITKIN CDONTY
LENDER: CJ:lViMUNIIY BANKS OF CDlDRAIX>
ORGANIZED AND ElaSTIN} UNDER THE I.I\WS OF THE STATR OF CDWRAro
210 NORlH MILL STREET
ASPEN, CD 81611
T7CKPAYER I.D. #: 84-0638700
2. CONVEYANCE. For good and valuable. consideration, the receipt and sufficiency of which is acknowledged, and
to secure the Secured Debt (defined below) and Grantor's performance under this Security Instrument, Grantor
irrevocably grants, conveys and sells to Trustee, in trust for the be,neftt of Lender, with power of sale, the
following described property: r.m 15, = G.<....THE ASPEN HIGHlANDS VILIAGE P.U.D.,
ACCDRDIN} 10 THE PlAT 1HEREl)F RECDRDl>lJ =BER 15, 1998 IN FIAT B:X>K 47 AT
PAGE 1 AS RECEPITCN NO. 423275. CDONTY OF PITKIN, SThTR OF CDWRAro.
The property is located in .l?;I;00N.................................................... at ..................................,.......
(County)
...q~~;;..~!l);nPN. .~;........ ....... .... ..... .l\Rl?lli....... ............. ......... .... Colorado. m,9.U..........
(Address) (City) (ZIP Code)
Together with all rights, easements, appurtenances, royalties, mineral rights, oil and gas rights, all water and
riparian rights, ditches, and water stock and all existing and future improvements, structures, fixtures, and
replacements that may now, or at any time in the future, be part of the real estate described above (all referred to as
.'Propeny.').
3. MA..XIl\.fUM OBLIGATION LIMIT. The total principal amount secured by this Security Instrument at anyone
time shall not exceed $ :4J::g~(.QQQ:.Q.Q...........".................... . This limitation of amount does not include
interest and other fees and charges validly made pursuant to this Security Instrument. Also, this limitation does not
apply to advances made under the terms of this Security Instrument to protect Lender's security and to perform any
of the covenants contained in this Security Instrument.
4. SECURED DEBT AND FUTURE ADY ANCES. The term "Secured Debt" is defined as follows:
A. Debt incurred under the terms of all promissory note(s), contract(s), guaranty(s) or other evidence of debt
described below and all their extensions, renewals, modifications or substitutions. (When referencing the
debts below it is suggested that you include items such as borrowers' names, note amounts, interest rates,
maturity dates, etc.) PRCMISSORY NOIE NUMBER 88571505 DATED DECEMBER 21 J.....2000 IN
THE ORIGINAL PRINCIPAL AIVDUNT OF $200,000.00 = JOHN MCCDRMIU<. AS
OORROWER AND CJ:lViMUNIIY BANKS OF mWRAro AS LENDER.
COLORAOO . DEEO OF TRUST lNOT FOR FNMA. FHLMC, FHA OR VA USEl
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Il:lt994 B~nkers Systems. Inc.. St. Clcud, MN Form R(;.DT_CO 10123198
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OTIS, WALKER (~:j'tfCCORMICK
REAL ESTATE
March 26,2001
R.E. Lot IS G Maroon Neighborhood
Aspen Highlands Village PUD
Application to increase the number of ADU (caretaker) units from 10 to 11. Minor PUD
amendment.
Proposal: The applicant would like to build an ADU unit in an area of the house that
would not affect nor require any adjustment to the FAR. See accompanying architectural
floor plans.
This is consistent with the relvant standards:
A) N! A
B) The proposal does not change the use.
C) ADU units were anticipated, desirable and are permitted.
D) The proposed activity does not
i) Change the basic character of the approved use of the land-
it will not require any increase in the size of the house.
There will be no off site impact
Public health, safety and welfure will not be affected
On site parking will be handled easily (one car) by a space
to south of the house. Affordable housing generation will
be positively affected
There will be no affect on FAR.
ii)
iii)
iv)
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302 E. Hopkins Avenue, Aspen, Colorado 81611 (970) 920-4500 Fax (970) 920-1085 (800) 598-7147
Email: oandw@sopris.net Website: www.otisandwalker.com
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June 21, 2001
RECEiVED
JUN 25 '1
ASPEN/PitKIN
~DEvELOPMENT
James Lindt
Community Development Office
City of Aspen
130 South Galena Street
Aspen, CO 81611
Dear James,
Please accept this letter as our authorization for John McCormick, owner of Aspen Highands
Village Maroon Neighborhood Lot 15, to proceed with an application to amend the Aspen
Highlands Village PUD for the addition of an ADU to his proposed home.
Per your request, I have researched and confirmed that the 10 certificates issued with prior lot
sales at Aspen Highlands were offered at no cost to the lot buyer. In addition, no cost premium
was placed on lots that were sold with the certificate. We recommend that Mr. McCormick's
application be reviewed at the administrative level.
Please feel free to contact me with any questions or concerns you have regarding this matter.
Sincerely,
R0.Box5115 CJ--:::;52..).,..;.
Aspen, Colorado \
81612 David Norden
(970) 920-1710
Fax (970) 920-3955
Cc: John McCormick
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(,'OMMUNITY DEVELOPMENT
R.E. Review Standards Lot 15 Block G Aspen Highlands PUD
ADU application
John McCormick: applicant
A. General Requirements
1) Application compatible with all aspects of the Aspen Area Community Plan.
2) There are other ADU units in the area.
3) The surrounding area will not be adversely affected; the ADU will not require
any changes to the house footprint.
4) Exempt from GMQS
B. Establishment of Dimensional Requirements
1) The proposed dimensional requirements comply.
2) Yes
3) One off street parking space will be created for the ADU
4) Infrastructure is adequate
5) The site is suitable
6) The community encourages ADU's; the site does not have any constraints
which may make the ADU difficult to incorporate.
The development is compatible with the surrounding development pattern.
C. Site Design
Proposed development complies with PUD
D. Landscape Plan
Proposed development complies with Highlands and City of Aspen landscaping
guidelines.
E. Architectural Character
Proposed development complies with HigWands and City of Aspen architectural
guidelines.
F. Lighting
All lighting will comply with the Outdoor Lighting standards.
G.N/A
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26.445.050
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26.445.050 Review Standards: Conceptual, Final, Consolidated, and Minor PUD.
A development application for Conceptual. Final, Consolidated Concepmal and Final, or Minor
POO shall comply with the following standards and requirements. Due to the limited issues associ-
ated with Conceptual Reviews and propenies eligible for Minor POO Review, certain standards
shall not be applied as noted. The burden shall rest upon an applicant to show the reasonableness of
the development application, and its confonnity to the standards and procedures of this Chapter and
this title.
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 sur-
rounding area.
4. "'.e proposed development has either been granted GMQS allotments, is exempt from
,'QS, or GMQS allotments are available to accommodate the proposed development and
wu; be considered prior to, or in combination with, final PlID development plan review.
B. Establishment of Dimensional Requirements:
Tne final pun development plans shall establish the dimensional requirements for all proper-
ties within the PUD as described in General Provisions, Section 26.445.04D, above. The di-
me-r.": 'nal requirements of the underlying zone district shall be used as a guide in determining
th,. . ,. propriate dimensions for the PUl). During review of the proposed dimensional require-
mnts, compatibility with surrounding land uses and existing development patterns shall be
emphasized. The proposed dimensional requirements shall comply with the following:
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 orman-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 re-
sources.
2. The proposed dimensional requirements pennit a scale, massing, and quantity of open
space and site coverage appropriate and favorable to the character of the proposed POO
and of the surrounding area,
(Aspen 4.100}
584
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26.445.050
to public spaces and other buildings, use of materials, and other attributes which may signifi-
canty represent the character of the proposed development. There shall be approved as part of
the final development plan an architectural character plan, which adequately depicts the char-
acter 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 exist-
ing and proposed architecture of the property, represent a character suitable for, and indica-
tive of, the intended use, and respect the scale and massing of nearby historical and cultural
resources.
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 me-
chanical systems.
3. accommodate the storage and shedding of snow, ice, and water in a safe and appropriate
manner that does not require significant maintenance.
F. Lighting.
The purpose of this standard to ensure the exterior of the development will be lighted in an
appropriate manner considering both public safety and general aesthetic concerns. The follow-
ing standards shall be accomplished:
1. All lighting is proposed so as tD prevent direct glare or hazardous interference of any kind
to adjoining streets or lands. Lighting of site features, structures, and access ways is pro-
posed in an appropriate manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting Standards unless oth-
erwise approved and noted in the final PUD documents. Up-lighting of site features, build-
ings, landscape elements, and lighting to call inordinate attention to the property is prohib-
ited for residential development.
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 pro-
posed 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.
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.
3. There is proposed an adequate assurance through a 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.
587
(Aspeo4.lOO)
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Notes;
a) Lot sizes for indi vidual lots within a POO may be established at a higher or lower rate than
specified in the underlying zone district as long as, on average, the entire pun confonns to
the maximum density provisions of the respective zone dislnct or as otherwise established
as the maximum allowable den>ity pursuant to a Final PT.i']) Development Plan.
b) The approved dimensional requirements for all lots within the PT.)D are required to be re-
flected in the final POD development pllll1s.
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C. Site Design.
The purpose of this standard is to ensure the PtID enhances public spaces, is complimentary to
the site's natural and man.made features and the adjacent public spaces, and ensures the pub-
lic's health and safety. The proposed development shall comply with the following:
1. Existing na~..llal or man-made features of the site Which are unique, provide visual interest
or a specific reference to the past, or oontribute to the identity of the town are pn;served or
enhanced in an appropriate man..:er.
2. StrUctures have been clustered to appropriately preserve significant open spaces and vistas.
3. Structures are appropriately Oriented to public Sm:els, contribute to the urban Or rural con-
text where appropriate, and provide visual interest and engagement of vehicular and pedes-
trian movement.
4. Buildings and access ways are appropriately arranged to allow emergency and service ve-
hicle access.
5. Adequate pedestrilL'l and handicapped access is provided.
6. Site drainage is acCommodated for the proposed development in a practical and reasonable ,,__
manner and shall not negatively impact surrounding properties.
7_ For non-residential land uses. spaces bet\\ieen buildings are appropriately designed to ac-
COmmodate any programmatic functions associated with the use.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape with the vi.-
ual character of the city, with surrounding parcels. and with existing and proposed features of
the subject property. The proposed development shall comply ."lith the follOwing:
1. The landscape plan exhibits a well designated treatment of exterior spaces, preserves exist-
ing significant vegetation, md provides an ample quamity and variety of ornamental plant
spedes suitable for the Aspen area climate.
2. Significant existing natural and man-made site features, which provide uniqueness and in~
rerest in the landscape, are preserved or enhanced in an appropriate manner.
3. Tnc proposed method of protecting existing vegetation and other landscape features is ap-
propriate.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety, character, and
visual identity in rhe 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
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26.445.050
3. The appropriate number of off-street parking spaces shall be established based on the fol-
lowing considerations:
a) The probable number of cars used by those using the proposed development including
any non-resiclentialland 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 activ-
ity centers in the city.
4. The maximum allowable density within a PUD may be reduced if there exists insufficient
infrastructure capabilities. Specifically, the maximum density of a PVD 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 main-
tenance to the proposed development.
5. The maximum allowable densitv within a P1:.JD mav be reduced if there exists natural haz-
, ,
ards 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 mud flow, 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 surround-
ing area and the City.
d) The design and location of any proposed Structure, road, driveway, or trail in the pro-
posed development is not compatible with the terrain or causes harmful disturbance to
critical natural features of the site.
6. The maximum allowable density within a PUD may be increased if there exists a signifi-
cant 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 con-
straints. Specifically, the maximum density of a PlJD 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.
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.
585
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26.445.060
1. All phases, including the initial phase, shall be designed to function as a complete devel-
opment and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent practical, occupants of
initial phases from the construction of later phases.
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 PTJD, construction of any required affordable housing, and any
mitigation measures are realized concurrent or prior to the respective impacts associated
with the phase.
26.445.060 Application Materials.
A. Conceptual Development Plan.
The contents of a development application for a conceptual development plan shall include the
following:
1. The general application information required in Common Procedures, Section 26.304.
2. A Site Improvement Survey depicting:
a) Existing natural and man-made site features.
b) Existing topography and categorization of site slopes falling within the thresholds de-
scribed in General Provisions, Section 26.445.040.
c) All legal easements and restrictions.
3. A conceptual description and site plan of the proposed development including a statement
of the objectives to be achieved by the P1:.JD and a description of the proposed land uses,
densities, natural features, traffic and pedestrian circulation, off-street parking, open space
areas, infrastructure improvements, and site drainage.
4. A conceptual architectural character plan generally indicating the use, massing, scale, and
orientation of the proposed buildings.
5. A conceptual landscape plan generally describing the type, location, and size of existing
and proposed landscape features.
6. A general description of the dimensional requirements being considered.
7. A written response to each of the PUD Review Criteria contained in section 25.445.050.
B. Final, Consolidated, and Minor Development Plan.
The contents of the development application for a Final, Consolidated Conceptual and Final,
and Minor development plan shall include the following:
1. The general application information required in Common Procedures, Section 26.304.
2. A Site Improvement Survey depicting:
a) Existing natural and man-made site features.
b) Existing topography and categorization of site slopes falling within the thresholds de-
scribed in General Provisions, Section 26.445.040.
c) All legal easements and restrictions.
589
(Aspen 4/00)
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PUBLIC NOTICE
RE: ASPEN IDGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT
AMENDMENT TO ALLOW FOR AN ELEVENTH ACCESSORY DwELLING
UNIT TO BE CONSTRUCTED WITIDN THE ASPEN IDGHLANDS VILLAGE
PLANNED UNIT DEVELO}>MENT ON LOT 15, BLOCK G, ASPEN IDGHLANDS
VILLAGE
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, July 10,2001 at a
meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by John
McCormick requesting an amendment to the Aspen Highlands Village Planned Unit Development
to allow for an eleventh ADU to be constructed within the Aspen Highlands Village on Lot 15,
Block G. The property is commonly known as 265 Exhibition Lane and is legally described as
Lot 15, Block G, Aspen Highlands Village. For further information, contact James Lindt at the
AspenlPitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-
5441, jamesl@ci.aspen.co,us.
slBob Blaich, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on June 23, 2001
-----------------------------------------------
------------------------------------------------
City of Aspen Account
G:/planninglaspenlnotices/moorerezone.doc
JUN. 22. 2001 '2:53PM
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From:
Sent:
To:
Subject:
John McCormick Umacaspen@sopris,netl
Tuesday, June 12, 2001 5:49 AM
hand@gulfaccess.net
Highlands
To: Aspen :onrnuni~y Developnent
From; J Daniel Labs iot 16 Block G Aspen Highlands P:JD
R.E. Roof over hang encroacb,,'l!ent on CL:l.l de sa::: side (front of house) of Lot
15 Block G Aspen High:ands PU:
I do not oppo8.e specifically said roof overhan:; encr;Jachment Over front
door of my ~~:;<hbO~ /P 1~4 /._-'): --0,/
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Signed J. Danie: Laos Date
RECE'V~D
JUN 1 4 2001
ASPEN f P:1 KIN
COMMUNITY DEVELOPMENT
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
PARKER DAVID W 1/5
CIO HINES HIGHLANDS LIMITED
PARTNERSHIP
ASPEN, CO 81612
OCONNELL DANIEL S & GLORIA P
16 ROCK RIDGE AVE
GREENWICH, CT 06831
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
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HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
POBOX5115
ASPEN, CO 816]2
RITZ-CARL TON DEVELOPMENT
COMPANY INC 90%
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
THUNDERBOWL ASPEN LLC
62 READS WAY
NEW CASTLE, DE 19720
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
POBOX5115
ASPEN, CO 81612
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
OXLEY JOHN C
1437 S BOULDER AVE #1475
TULSA, OK 74119-3609
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HINES HIGHLANDS LIMITED
i PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
POBOX 5115
ASPEN, CO 81612
BUILDING 7 LLC 59.1672%
CIO ASPEN SKIING COMPANY
ASPEN, CO 81612
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
CHOPIVSKY GEORGE JR
3217 CATHEDRAL AVE NW
WASHINGTON, DC 20008
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
WILHELM DAVID A & MARY LINDA
165 SAGO PALM RD
VERO BEACH, FL 32963
GOULD RICHARD & NANCY
337 CANOE HILL RD
NEW CANAAN, CT 06840
RITZ-CARL TON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT 0,
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
LINDAUER JERRY D & REBBECCA F
2400 PORTOFINO RIDGE DR
AUSTIN, TX 78735
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
KRAUSS LAWRENCE & KATHERINE
1/12JT
C/O ASPEN HIGHLANDS CONDO
ASSOC
ORLANDO, FL 32821
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
RITZ-CARLTON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
1"'\
RITZ-CARLTON DEVELOPMENT ' ,I
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT CO
1NC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC I112
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
ADLER RITA N TRUST
3125 HASSI POINT
LONGWOOD, FL 32779
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC I112
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
R1TZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT CO
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
RITZ-CARL TON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARL TON DEVELOPMENT
COMPANY 1NC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
WHITE THOMAS & SUSAN
27 S ROYAL FERN DR
THE WOODLANDS, TX 77380
AQUA 2322 CORP
301 COSTANERA RD
CORAL GABLES, FL 33143
ASPEN HIGHLANDS LOT 7 LLC
8606 ALLISON RD STE 127
INDIANAPOLIS, IN 46250
THUNDERBOWL LLLP
28 PARK AVE W 9TH FL
MANSFIELD, OH 44902
KLUMP MICHAEL A
2593 DELLWOOD DR
ATLANTA, GA 30305
BASS ERWIN LLC
PO BOX 5078
ASPEN, CO 81612
GORDON LETICIA B
3663 GRAND AVE UNIT 904
DES MOINES, IA 50312-4369
f"') RITZ-CARL TON DEVELOPMENT cof1
INC 1/12
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
HENRIKSEN RONALD W
8831 STABLE LN
HOUSTON, TX 77024
HENRIKSEN RONALD W
8831 STABLE LN
HOUSTON, TX 77024
JONES & JONES LEASING CO
6301 HAGGERTY RD
BELLEVILLE, MI 48111
LOT 9 HIGHLANDS LLC
7104 MELROSE CASTLE LN
BOCA RATON, FL 33496
HINES GERALD D 10%
280 POST OAK BLVD
HOUSTON, TX 77056
CAM DEVELOPMENT LLC
424 PARK CIR #3
ASPEN, CO 81611
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
LOT 5 HIGHLANDS VILLAGE
HOLDINGS LLC
CIO HENRY DRUKER
NEW YORK, NY 10021
RITZ-CARL TON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
RITZ-CARLTON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
ASPEN HIGHLANDS LOT 6 LLC
8606 ALLISON RD STE 127
INDIANAPOLIS, IN 46250
LAKESHORE PUBLISHING CO
990 GROVE ST
EVANSTON, IL 60201
TALLMAN JOSEPH P
380 INCA PKWY
BOULDER, CO 80303
MAROON CREEK LIMITED
PARTNERSHIP
1926 CLOVER CT
PLEASONTON, CA 94588
LOT 10 HIGHLANDS LLC
7104 MELROSE CASTLE LN
BOCA RATON, FL 33496
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
SHANNAHAN CORNELIUS KEVIN &
JOAN C
8 EXMOOR LN
LINCOLNSHIRE, IL 60069
HINES HIGHLANDS LIMITED
PARTNERSHIP
POBOX 5115
ASPEN, CO 81612
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CITY OF ASPEN
PR~APPLICATIONCONFERENCESU~r
PLANNER:
Nick Lelack, 920-5095
DATE:
March 20, 2001
PROJECT:
Minor POO Amendments to the Aspen Highlands Village POO
APPLICANT:
John McCormick, 920-4500
TYPE OF APPLICATION: Minor POO Amendment
DESCRIPTION:
The applicant would like to increased the number of accessory
(caretaker) dwelling units available at the Aspen Highlands
Village from 10 to 11.
Address Applicable Sections of the LandUse Code & Ordinance 24, Series of 1999
Land Use Code
Chapter 26.304, Common Development Review Procedures_
Section 26.480.060(A)(3) and (B), Final Plat requirements_
Ordinance 8, Series of 2000
This ordinance established review criteria to evaluate minor POO amendments for the
Aspen Highlands Village POO. These criteria must be addressed in the application.
Section 4 - The Community Development Director is hereby authorized to approve minor
POO amendments to the Aspen Highlands Village POO which are intended to change an
element or condition of the development permit; provided, however, that the proposed
amendments are consistent with the following standards:
a. The amendment must be a clarification or a technical correction to a plat_
b_ The amendment must not change the use of the proposed development between
residential, commercial and tourist accommodation uses.
c. The amendment must be consistent with action taken during the review of the
original development activity_
d_ The proposed activity does not:
i. Change the basic character of the approved use of land on which the activity
occurs including basic visual appearance and method of operation;
ii_ Increase off-site impacts in the surrounding neighborhood;
iii_ Endanger public health, safety or welfare;
iv_ Substantially increase the need for on-site parking or utilities, or affect
affordable housing generation; and,
v. Increase the floor area of the use by more than two (2) percent or decrease
open space on the site by more than three (3)percent.
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CHARLES CUNNIFFE ARCHITECTS
610 EAST HYMAN AVE. * ASPEN, CO 81611 * TEtE; 970.925-5590 . FAX; 970.920-4557
502 MAIN ST. * SUITE 232 . CARBONDALE, CO 81623 . TELE: 970963-6394 . FAX; 970963-6399
220 E. COlORADO AVE.. TELLURIDE, CO 81435 . TElE: 97m8-3738. FAX; 97m8-9567
0105 EDWARDS VILlAGE BLVD" STE A20S . EDWARDS, CO 81632 . TELE; 97M26-6S90. FAX: 970-926-6585
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