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Home My WebLink AboutLand Use Case.118 E Cooper Ave.A004-02It 0 6 8604,4 6 \~t 06 20 A o b 4 p 6 -2- --- 2735-124-71-005 A004-02 - 1 - Little Red Ski Haus Lodge Preservation ~ PUD/Rezonine 118 E. 1,.oper 44**03 -- f 1 - i A CASE NUMBER A004-02 PARCEL ID # 2735-124-71005 CASE NAME Little Red Ski Haus LP PUD PROJECT ADDRESS 118 E. Cooper PLANNER James Lindt CASE TYPE Lodge Preservation PUD, Rezoning, GMQS E OWNER/APPLICANT Little Red Ski Haus LLC. REPRESENTATIVE Carl Darr DATE OF FINAL ACTION 4/22/02 CITY COUNCIL ACTION Ord. 11-2002 PZ ACTION ADMIN ACTION Approved w/ Condition BOA ACTION DATE CLOSED 4/23/02 BY J. Lindt * PARCEL ID:~2735-124-71005 DATE RCVD: |1/24/02 # COPIES:~ CASONO|A004-02 CASE NAME:|Little Red Ski Haus LP PUD - PLNR:| J A MeS Livlcilt PROJADDR:~118 E. Cooper CASE TYP:~Lodge Preservation PUD, Rezoning, STEPS:~ OWN/APP: Little Red Ski Haus L ADR~414 Black Bear Trail C/S/Z: ~Carbondale/CO/816 PHN:~ REP:|Carl Darr ADR:1116 W. Illinois Street, C/S/Z: ~Chicago/IL/60610 PHN1(312)467-9790 FEES DUE:~2405 D345 E 345 H FEES RCVD~ Need Fee STAT: r- REFERRALS| REF:~ BY~ DUE:~ MTG DATE REV BODY PH NOTICED 1 - DATE OF FINAL ACTION:| 04) 2 .2402. CITY COUNCIL: -026....36 iTZ--itÂ¢-a_ REMARKS~ PZ: BOA: CLOSED:| z#2Â®2- BY: Ir. 1,--lul.Ji DRAC: PLAT SUBMITD: ~ PLAT (BK,PG):~ ADMIN:.Â· A-Â©fj/â‚¬0 2#Cotic:~ )1_c lilli lili lilli ~1111111111111111111 Ill 4I36840 Page: 1 of 8 08/13/2003 0. A S-_VIA DAVIS PITKIN COUNTY CO R 41.00 D 0.00 PUD AGREEMENT FOR THE LITTLE RED SKI HAUS PROJECT THIS AGREEMENT is made this / J day of September, 2002, between the LITTLE RED SKI HAUS, LLC, a Colorado corporation, (the "Owners") and THE CITY OF APSEN, a municipal corporation (the "City"). WITNESETH: WHEREAS, The Owners own that certain real property (the "Property") known as the Little Red Ski Haus, located at 118 East Cooper Avenue in the City o f Aspen, County of Pitkin, State o f Colorado, legally described as: Lot O and the western half o f Lot P, Block 69, City and Townsite o f Aspen, County o f Pitkin, State o f Colorado; and, WHEREAS, the Property is being redeveloped by the Owners as follows, where said redevelopment is hereinafter referred to as the "Project": â€¢ The Project includes all conditions set forth in Resolution No. 4, Series of 2002 approved by the Aspen Historic Preservation Commission approving a Final Review request for the Little Red Ski Haus Redevelopment. WHEREAS, pursuant to Ordinance No. 11, Series of 2002 ("Ordinance"), the City approved a Minor Planned Unit Development approval, Rezoning to IUMF, Residential Multi- Family, With a Planned Unit Development and Lodge Preservation Overlay Zone Districts for the Project; and # WHEREAS, the City and the Owners wish to enter into a PUD Agreement for the Project; and WHEREAS, the 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 o f the Owners to the matters described herein, subject to the provisions of the Municipal Code of the 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 o f the Plat for recordation by the City, it is agreed as follows: Page 1 of 8 Little Red Ski Haus, LLC PUD Agreement 11.11111 11 1 111 1111 1 1 11 j 11 ilillill lillili "06840 : 2 of 8 0.,.3/2003 09Â·51A SI-VIA DAVIS DITKI Z.U.Tv CO R 41,00 D 0.00 1. Description of Project. Demolition and reconstruction of portions of the existing lodge to provide for the addition of approximately 518 square feet of Floor Area Ratio ("FAR"), to reconfigure the existing lodge rooms by reducing the number of lodge rooms from 22 dormitory style rooms to 14 traditional lodge rooms, and to excavate beneath the original structure of the Little Red Ski Haus to accommodate planned dining and kitchen facilities. 2. PUD Dimensional Requirements. As set forth in Section 2, Condition 23 of the Ordinance, the following dimensional requirements were approved by the City as part of the Project, are shown on the Final PUD Development Plans, and shall be printed on all final building permit plan sets: Dimensional Requirement Approved Minimum Lot Size (square feet) 4,500 Minimum Lot Area per Dwelling Unit N/A Maximum Allowable Density 14 Lodge Units Minimum Lot Width 45 feet Minimum Front Yard Setback 10 feet Minimum West Side Yard Setback .5 feet Minimum East Side Yard Setback .5 feet Minimum Rear Yard Setback .25 feet Maximum Height 25 feet Minimum Distance b/w Buildings N/A Minimum Percent of Open Space Not Regulated Allowable Floor Area (FAR) 1.35:1 (6,035 sq. ft.) Minimum Off Street Parking 3 on-site spaces 3. Acceptance of Plat. Upon execution o f this Agreement by the parties hereto, the City agrees to approve and execute the Final Plat for the Project submitted herewith copies; which conforms to the plat requirements of the Land Use Code and the Ordinance. The City agrees to accept such Plat for recording in the o ffice o f the Pitkin County Clerk and Recorder upon Owners' payment of the recordation fee. 4. Development Requirements. The following development requirements will be satisfied by Owners pursuant to Ordinance No. 11, Series of 2002. a. Wastewater and Surface Drainage. The site development will meet the runoff design standards of the Aspen Municipal Code at Section 26.580.020(B)(6). Full soil 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 o f the building permit application. The drainage and erosion control plan shall be prepared by a Colorado licensed Civil Engineer, and said plan shall demonstrate maintenance of sediment and debris on-site during and after construction. If a ground Page 2 of 8 Little Red Ski Haus, LLC PUD Agreement lili 11 lili 11 1 1 1-11 1 11111 lilli Nll 11 _e: 3 of 8 6840 08/13/2003 09:51A SI_VIA DALIS FITKI COUNTY CO R 41.00 0 0.00 recharge system is necessary, a soil percolation report will be required to correctly size the facility. A two-year storm frequency should be used in designing and drainage systems. Rain and snowmelt runoff must be detained and routed on-site. These facilities must be shown on the drainage plans and submitted for approval as part o f the application for building permit. Drainage may be conveyed to existing landscaped areas i f the drainage report demonstrates that the percolation rates and detention volumes meet the design storm drain. The drainage and erosion control plans shall prevent mud from getting tracked into the streets and shall demonstrate that roof drainage will not be discharged onto the sidewalk or into drain chases through the sidewalk. There shall be no clear water connections such as roof drains, foundation drains, or storm water connections to the City Consolidated Sanitation District sewage lines. b. Utility 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 pedestal or other aboveground 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 standard of the utility provider. The costs o f any necessary upgrades to existing utility lines, systems, and/or facilities attributable to the Project will be borne by the Owners. The Owners will use good faith efforts to not disrupt utility service to adjacent properties during construction. Owners shall comply with the City ofAspen Water System Standards, with Title 25, and with applicable standards o f Title 8 (Water Conservation and Plumbing Advisory Code) o f the Aspen Municipal Code, as required by the City o f Aspen Water Department. c. Fire Protection. Owner shall install an approved fire sprinkler system and alarm system to the extent required by the Aspen Fire Marshal. d. Dust and Mud Control. Prior to the issuance of any building permits, Owner shall obtain from the City Environmental Health Department approval o f a Fugitive Dust Control Plan. The Fugitive Dust Control Plan will include plans for fencing, watering of dirt roads and disturbed areas, daily cleaning o f 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 during construction as a requirement o f the City of Aspen Streets Department. e. Construction Management Plans. There shall be no storage o f construction materials in or on the public rights-o f-way. A full set of construction management plans will be submitted by the Owners to the City as part of the Page 3 of 8 Little Red Ski Haus, LLC PUD Agreement 'lillill rillilli-lirrillizillifillirillf 08/13 3 09 51A 486840 Page: f 8 SI_VIA DAVIS DITKIN COUNTY Co R 41 00 D 0.00 building permit application and said management plan will include, noise, dust control, and construction traffic management plans aimed at addressing the following: (i) signal traffic control devices; (ii) press release via radio or local television; (iii) definition of construction hauling routes and anticipated impacts on local streets; and (iv) construction parking mitigation where, except for essential trade trucks, no personal trucks are to be parked on public streets around the site, and shuttling in o f personnel from the airport parking area is encouraged. Construction is prohibited on Sundays and between the hours of 7:00 p.m. and 7:00 a.m. on all other days. f. Future Improvement District(s). Owners agree to join any future improvement district(s) formed for the purpose o f constructing public improvements, which directly benefit the property under a fair share assessment formula. Prior to the issuance o f a Certificate o f Occupancy for any part of the Project, Owners agree to sign a sidewalk, curb and gutter construction agreement and pay any applicable fees associated therewith. g. 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 streetlights are disturbed or damaged during construction, they shall be repaired or replaced in kind, as required, in alignment with the other streetlights along the subject street. h. Sidewalk, Curb and Gutter Improvements. As part of the Project, Owner shall construct a sidewalk including curb and gutter meeting City specifications and plans to protect the tree in the parkway. If Owner chooses to heat the new sidewalk 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 i f the City ever has to cause damage to said system en route to completion of necessary work in the right-of-way. i. Trees, Protection. Owner shall submit a tree protection plan to the Parks Department for review prior to the application for building permits. An inspection o f all tree protection shall take place before any construction activities begin. A construction fence shall be installed at the drip line o f the Cottonwood to be saved to the south of the structure: (i) The City Forester or his/her designee must inspect this fence before any construction activities commence; (ii) No excavation, storage ofmaterials, storage of construction equipment, construction backfill, foot or vehicular traffic shall be allowed within the drip line; (iii) Owner shall hand excavate the existing walkway being removed to protect the root system o f the protected Cottonwood Tree. j. 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 o f the building permit application: a construction dust and noise mitigation plan; a Page 4 of 8 Little Red Ski Haus, LLC PUD Agreement 486840 lillill.Illill_Il-Illillill lillilll 1111IlllI1111 Page: 8 08/13, 09:51A SI_VIA DAVIS PITKIN COUNTY CO R 41.00 0 0.00 list o f all conditions of approval associated with the Project; a completed tap permit for service with the Aspen Consolidated Sanitation District; 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, and utility pedestals. k. Asbestos. Owners shall notify the State prior to remodel, expansion or demolition of any buildings, including removal o f drywall, carpet, tile, etc., and a licensed asbestos inspector must conduct an inspection. If there 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. 5. Recordation. Pursuant to Section 27.480.070(E) of the Aspen Land Use Code, once fully executed, this Agreement and the Final Plat shall be recorded in the office o f the Pitkin County Clerk and Recorder. Failure on the part of the Owners to record the plat within one-hundred eighty (180) days following approval by City Council shall render the plat invalid and reconsideration and approval of the plat by the Planning 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 showing good cause. 6. Financial Security for Public Improvements. In order to secure the performance of the construction and installation o f the public improvements described above, Owners shall provide a financial instrument in terms o f a letter o f credit, cash or other guarantees in a form satisfactory to the City prior to the issuance of any building permits for the Project. As part of the building permit application, a list and quantity of the ROW improvements being guaranteed, as estimated by the Owner's engineer or contractor, will be submitted to the City for review. 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 o f the improvements are completed, the City shall inspect them, and upon approval and acceptance, the City shall authorize the releases of the agreed estimated costs for that portion ofthe improvements, except that ten percent o f the estimated costs o f 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 the City with a two-year maintenance bond to ensure the expected performance o f the improvements. In the event that any existing municipal improvements are damaged during the Project construction, on request by the City Engineer, a security suitable Page 5 of 8 Little Red Ski Haus, LLC PUD Agreement lili 111111111111111111111111111111111 Page: 6 of 486844 08/13/2003 09:51A 5._VIA DAFIS Pi TKIN COL .TY CO R 41.00 D 0.00 for the repair or replacement o f those municipal improvements shall be provided by Owners to the City. 7. 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: David R. Fiore Principal Managing Partner Little Red Ski Haus, LLC 3640 Falkner Drive Naperville, IL 60564 With Copy to: Beverly H. Fiore Business Manager Little Red Ski Haus, LLC 118 East Cooper Avenue - Box 8288 Aspen, CO 81612 To City of Aspen: City Manager 130 South Galena Street Aspen, CO 81611 With Copv to: City Attorney 130 South Galena Street Aspen, CO 81611 8. 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 of the Owners' and the City's successors, personal representatives and assigns. 9. Amendment. The Agreement may be altered or amended only by written instrument executed by the parties. 10. Severability. If any ofthe provisions of this Agreement are determined to be invalid, it shall not affect the remaining provisions hereof. Page 6 of 8 Little Red Ski Haus, LLC PUD Agreement 111111 lilli lili 111111 lili lil lilli Illl il l Page: 7 of 8 41368 08/13/2003 09:51A S-_Vi A DAVIS CITKIN COLNTY CO R 41.00 D 0.00 ATTEST: THE CITY OF ASPEN, a municipal corporation 'f 5Â£2--N-- Â»04"covÂ«--9Â«Vt-- - Kathryn Sjodh, City Clerk 1Â·felen'Kl@412tndAÂ¢Gykr~ APPROVED AS TO FORM: ' 1AA f flaZL 4/2-toj John'Wokester, City Attorney LITTLE RED SKI HAUS, LLC c / *3 4 %*bg Â«j P 4-Trw _ - David R. Fiore~ Michael P. LeTourneau, Principal Managing Partner Managing Partner Renovation Page 7 of 8 Little Red Ski Haus, LLC PUD Agreement STATE OF COLORADO ) # 0/ )ss. ty â€¢~' COUNTY OF PITKIN JACICE 1 A ) 1 C VOTH\AN 108 4- . 742# 20(3 by Helen Klanderud, Mayor, and IG@~ch, City Clerk. Witness my hand and official seal. My commission expires: 449 +4 *62 ~otary Public 486840 STATE OF ILLINOIS ) | ~_ ~~ ~ ~|~ |~~ ~~ ~~~ --~~ ~~-~ ~~| ~~~~~ | || |~ | Page: 8 of 8 08/13/2003 09:51A ~SS. SI-VIA DALIS "ITKIN C-L.TY CO R 41.00 D 0.00 COUNTY OF LAKE ) The foregoing instrument was acknowledged before me this /9~0d-ay of September, 2002, by David R. Fiore, Principal Managing Partner, Little Red Ski Haus, LLC. Witness my hand and official seal. My commission expires: ~OFFICIAL SEAL' Steven B. Bongard Notary Public, State of Illinois My Commission Exp re. 01-24-2004 Notary Public / STATE OF ILLINOIS ) )SS. COUNTY OF LAKE ) The foregoing instrument was acknowledged before me this /f--day of September, 2002, by Michael P. LeTourneau, Managing Partner Renovation, Little Red Ski Haus, LLC. Witness my hand and official seal. My commission expires: OFFICIAL SEAL' -~ Notary Public / 1 Nola:=Bor- 1 ~2t.ZI~* Expires 01-24-2004 Page 8 of 8 Little Red Ski Haus, LLC PUD Agreement i - r /0,46 1 1 . 1.:OJ I f .., / j , + Â»0,60' .. ~*412: ... . L .9 PLEASE RETURN TO CITY CLERK 130 S. GALENA ASPEN, CO 81611 DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Little Red Ski Haus LLC. 414 Black Bear Trail, Carbondale, CO 81623 Property Owner's Name, Mailing Address and telephone number Lot P, Block 69, City and Townsite of Aspen Legal Description and Street Address of Subject Property Rezoning to Lodge Preservation and PUD Overlay, Lodge Preservation PUD to Expand the Existing Lodge Written Description of the Site Specific Plan and/or Attachment Describing Plan City Council Ordinance #11, Series of 2002, 4/22/02 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) May 4,2002 Effective Date of Development Order (Same as date of publication of notice of approval.) May 5,2005 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 4th day of May, 2002, by the City of Aspen Community Development Director. 0 JuMe Ann Woods, Community Development Director j MEMORANDUM TO: Julie Ann Woods, Community Development Director FROM: James Lindt, Planner~-~- RE: GMQS Exemption by Community Development Director for Change in Use of a Historic Landmark, 118 E. Cooper Avenue DATE: February 5,2002 SUMMARY: Staff recommends approval of this change in use from a single-family residence to a lodge. LOCATION: 118 E. Cooper Avenue, Lot O and the West Half of Lot P, Block 69, City and Townsite of Aspen. ZONING: "IUMF", Residential Multi-Family APPLICANT: Little Red Ski Haus LLC, owner. STAFF REVIEW: Section 26.470.070.D.1 of the Municipal Code provides a GMQS Exemption by the Community Development Director for the "Change in Use" of a designated historic landmark which does not increase the building' s existing floor area ratio. The applicant proposes to convert the existing single-family residence back into a 22 room lodge pursuant to City Council Resolution No. 110, Series of 2001. In order to grant a GMQS exemption, the Community Development Director must find that the following standard is met: The change in use does not increase the building's existing floor area ratio. Response: The applicant received a temporary use approval form City Council in November of 2001. The applicant was required by a condition of approval to request a change in use. Pursuant to the temporary use approval, the applicant did not add FAR. Staff recommends this GMQS Exemption be granted without conditions. I approve a GMQS Exemption for a Change in Use for the property at 118 E. Cooper Ave. from a single-family residence to a 22 room lodge, finding that the property is designated as a Historic Landmark. 0 W-*ily (nk- a-/9/0.2- JJ@ Ann Woods, Community Development Director Eate V Tuesday, February 05,2002 3.58 PM GIBSON/DARR 312.467.9792 ' GIBSON / DARR . Architectuie + Consulting 116 West Illinois Street Suite 5E Chicago, Illinoi; 60610 05 February 2002 Mr. Jarngâ€¢ Lindt, Planner City of Aspen Fax: 970.920.5439 Re: Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Dear James: We are hereby requesting an Administrative Change In Use, from a Single Family Residence, to a Lodge for the above noted property. Should you have any questions please don't hesitate to contact me. Uu/\ 1 Carl ../., 1 CC. David Fiore Phone: 312.447.9790 Fax: 312,467.9792 RESOLUTION NO. 110 (Series of 2001) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, GRANTING A TEMPORARY USE PERMIT TO ALLOW FOR THE LITTLE RED SKI HAUS TO BE OPERATED AS A LODGE WITH TWENTY THREE ROOMS AT 118 EAST COOPER AVENUE, LOT 0, AND WEST HALF OF LOT P, BLOCK 69, CITY AND TOWNSITE OF ASPEN WHEREAS, pursuant to Section 26.450 of the Aspen Municipal Code, the Applicant, Little Red Ski Haus, LLC., has submitted an application for a Temporary Use Permit to store allow for the Little Red Ski Haus to be operated as a Lodge on Lots O and the Western Half o f P, Block 69, City and Townsite of Aspen; and, WHEREAS, the Applicant requests to use this property from December 1,2001, to May 1,2002; and, WHEREAS, Community Development reviewed the temporary use application and recommends that the City Council approve the temporary use permit with conditions; and, WHEREAS, City Council finds that the proposed temporary use is not inconsistent with the character and existing land uses of the surrounding parcels and neighborhood and that granting the temporary use permit will not adversely impact the neighborhood; and, WHEREAS, City Council finds that granting the temporary use permit will further the public interest and welfare by maintaining a valuable summertime recreational activity in the Aspen area which is also consistent with the uses permitted in the underlying zone district. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ASPEN, COLORADO, THAT: Section 1: In accordance with Section 26.450.020 of the Aspen Municipal Code, the City Council of the City of Aspen, Colorado, does hereby grant Little Red Ski Haus LLC, a temporary use permit to operate the Little Red Ski Haus, located at 118 E. Cooper Avenue, as a lodge with twenty three (23) rooms, subject to the following conditions: Resolution No. 110, Series 01 Page 2 1. The duration of this temporary use permit shall be from December 1,2001, to May 1, 2002. No extension of this temporary use shall be granted unless a rezoning application is applied for during the temporary use time peiod. 2. The applicant shall provide a shuttle service to and from the airport for the use of their guests. 3. The applicant shall obtain Residential Parking Passes from the City to allow guests to park on the streets. 4. The applicant shall only serve a continental breakfast that consists o f non- potentially hazardous foods as defined by the City Environmental Health Department. 5. The applicant shall have the Fire Marshal test and find satisfactory the pull stations pior to opening as a lodge. 6. The applicant shall test and have in working condition all of the battery operated smoke detectors prior to opening as a lodge. 7. The northernmost room (named the "last chance") on the first floor shall not be used or occupied as a lodging or living area unless the Chie f Building O fficial approves of the egress. S. The lofts shall not be used as lodging areas or living areas. 9. The applicant shallâ€žprply fown-Admiinistrative C~ge In Use application Drior to Saningas a lori gg, 10. The applicant shall eliminate the informal gravel parking space located in the front yard setback and extend the sidewalk to cover the gravel space. APPROVED, by a vote of five to zero (5-0) on November 26, 2001, at a public hearing before the City Council of the City of Aspen, Colorado. Ffelefi -dalin AlanfleruAMayor .Fc#fi Worcester, City Attorney ATTEST: 62Â»44. Kathryn S. Ko,cjl, Citytlirk 1 1 - ' GIBSON / DARR Architecture + Consulting 116 West illinois Street Suite 5E Chicago, Illinois 60610 23 January 2002 Proposed Renovation Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Response to Planning and Zoning Department's Review Standards regarding Lodge Preservation Program 1. The Lodge Preservation overlay zone district seeks to provide for and protect small lodge uses on properties historically used for lodge accommodations, and to permit redevelopment of these properties to accommodate lodge uses. The community Plan also seeks to restore and protect historjcally significant structures within the city. The proposed development is consistent with both of those goals. 2. The proposed development is compatible with the character of the land use in the surrounding area. There is a similar lodge immediately east of this facility. There is a multi-family housing complex immediately to the west. In addition, the proposed development continues the use of, and protects, a small lodge that historically has been used as a lodge facility. 3. As an historic structure the lodge is exempt from employee housing mitigation. In addition, the redevelopment of this property will reduce the number of lodging units. Therefore, there will be a reduction in the number of employees required to operate this facility. Regardless, one staff-housing unit, to accommodate two people, is being provided as part of the facility. 4. The total number of lodging units will be reduced from 22 units to 13 with this redevelopment. Therefore, no additional parking should be required. Under the P.U.D., the one parking space, at the rear, will be increased to three parking spaces. Also, most guests do not arrive in or have cars, 5. The number of lodging units is being reduced from 22 units to 13 units. Therefore, no additional GMQS allotments should be required for this facility. Phone: 312.467.9790 Fax: 312.467.9792 Ch* (=R?'Ti RÂ» *fh >iti ~ 1115 Historic Bed & Breakfast Victorian Lodging Your Hosts: January 24,2002 Business Manager Ken and Katie Crow Beverly Fiore James Lindt City Planner City of Aspen 130 South Galena Street Aspen, CO 81611 Re: Proposed Little Red Ski Haus Renovation Dear James: We sincerely appreciate the time you and other City of Aspen staff members took to meet with us last week. We hope to work together with you in a manner that addresses the City's needs and expectations. As you know, I am the Principal Managing Partner of the Little Red Ski Haus, LLC and am submitting this application on behalf of our LLC. You will find enclosed a copy of our General Warranty Deed demonstrating proof of ownership. By this letter, please be advised that Carl Darr with Gibson/Darr Architecture and Consulting located at 116 West Illinois Street, Suite 5E, Chicago Illinois 60610 may act on behalf of our LLC for matters pertaining to the above. Carl will be forwarding the entire application including all attachments Numbers 1-5 and other pertinent information. > Bev Fiore, our Business Manager will be hand carrying a check to cover the processing fees and to coordinate the mailing of the required notice. U 34 %04 *P 3#A: -120 *e le Thanks again for you help. Once again, you may contact me at any time by calling '- (630) 235-8506, emailing me at Davefiore@aol.com, or sending correspondence to me at 3640 Falkner Drive, Naperville, IL 60564. tml rs 2 0\ f / David R. ~ore Principal Managing Partner DRF:wp Enclosures CC: Little Red Ski Haus Management & Partners 118 East Cooper Avenue â€¢ Aspen, Colorado 81611 â€¢ Phone: 970.925.3333 â€¢ Fax: 970.704.0381 www.littleredskihaus.net LAND USE APPLICATION PROJECT: Name: LUTLE RED 60 1-/Aut Re(OVAT,014 Loodow. l i E E /liT COOPâ‚¬12. LO r Of' NEST HALF oF LOT R BLock 41 (Indicate street address, lot & block num6er, legal description where appropriate) APPLICANT: Name DAVID Fl~oRE MAMAGIN d PRIATNER ; LITTLE RED,SKI U/IUS, LLC_ Address: 3640 FA LKNER MA PEâ‚¬ VILLE /l_ 66.564 / Phone #: (630) 235 3 60 4 REPRESENTATIVE: Nar=.CARL DARK- 6\830\\1/DACK. ARCHITECTURE t CONSULTIMG Address: NG W. ILLIN-011 5 -2, FOUPTN fl-/2. ,0.tlic.AGO, k 604/0 Phone #: /3/2/ 4 b 7 9-710 TYPE OF APPLICATION: (please check all that apply): m Conditional Use [El'' Conceptual PUD U Conceptual Historic Devt. U Special Review ~ Final PuD , PUD Amendment) U Final Historic Development U Design Review Appeal U Conceptual SPA El Minor Historic Devt. U GMQS Allotment Â£ Final SPA (& SPA Amendment) ~1 Historic Demolition [0~ GMQS Exemption ~ Subdivision U Historic Designation U ESA-8040 Greenline, Stream U Subdivision Exemption (includes [2' Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane U Lot Split U Temporary Use U Other: U Lot Line Adjustment [0'' Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ExisTI144 WOOD FR/19& 22- UNiT LODGE tur.IÂ£EJNT-Ld OPERAT/i\16 1 UNDUE TEMPORARY USE LICENSE, PROPOSAL: (description of proposed buildings, uses, modifications, ete.) RENOVATIONI OF EXISTIA{(4 LODGE. TO A 13 UNFF- F-ACi LIT\/ 3/9HE USE. 1 7 Have you attached the following? FEES DUE: $ 3 94.0,99 [*Pre-Application Conference Summary [2 Attachment #1, Signed Fee Agreement CJ~Response to Attachment #2, Dimensional Requirements Form D Response to Attachment #3, Minimum Submission Contents 1 Mor /22 00/RED /2Â£72 1/zi# ~ 02_- U Response to Attachment #4, Specific Submission Contents j CONvERSATIO,4 408Â·HES UN DT IEFResponse to Attachment #5, Review Standards for Your Application ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and 2-,#6 191. SK #aus , U.C (hereinafter APPLICANT) AGR-EE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for I /,#le lek 5 KE /Ja.*3 1~04 80Â£dl 64 (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application 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 thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $205,00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT By: Byf 9 0/-7 0 .Vt-,4 12. fi>e Julie Ann Woods Community Development Director , )'14 ~ ok C Mailing Address: 1 640 Fl\6<te,- 73, :3 e (06* truitte,12._ bort<f g:\support\forms\agrpayas.doc 1/10/01 v,VAE-17 PAID , 1 , 2,! Â·~~SIÂ·'1=N cÂ» \ ~Â·tREFF PAID DATF REP NO. 3 1 2--2-0- CA -gff---- -- 1.]Al b Mt:F - NU. 1 3<23 \ Recording Requested By )-2--20-0' LEe Little Red Ski Haus. LLC And When Recorded A,fail To: i David R. Fiore 3640 Falkner Drive Naperville, Illinois 60564 B P iqo. OCD GENERAL WARRANTY DEED th THIS DEED, made this 20 day of December, 2001, between Marjorie Babcock, formerly known as Marjorie Babcock Riley, Trustee under that Unrecorded Liviiig Trust Agreement, dated November 9, 1988 of the City of Honolulu and County of Honolulu and State of Hawaii, grantor, : and LITTLE IZED SKI HAUS, LLC, whose legal address is 118 E. Cooper Street, of the City of i Aspen and County of Pitkin and State of Colorado, grantee: WITNESS, that the grantor, for and in consideration of the sum of ten dollars and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm unto the grantee, its heirs and assigns forever, all the real property, together with improvements, if any, situate, lying and being in the City of Aspen and County of Pitkin and State of Colorado, described as follows: Lot O and the West one half of Lot P, Block 69, City and Townsite of Aspen, County of Pitkin, State of Colorado; also know by street and number as 118 E. Cooper Street, Aspen Colorado; TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging or in anywise appertaining and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with the hereditanients and appurtenances. TO HAVE AND TO 11OLD the said premises above bargained and described, with the appurtenances, unto the grantee, its heirs and assigns forever. And the grantor, for itself, its heirs and personal representatives, does covenant, grant, bargain and agree to and with the grantee, its heirs and assigns, that at the time of the ensealing and delivery of these presents, Grantor is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, iii fee simple, and has good right, full power and lawful authority to grant, : bargain, sell and convey the same in niatiner and form aforesaid, and that tlie same at-e free and clear from all former and other grant, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever, Subject to taxes for 2001 and thereafter and Exceptions and Mineral Reservations as contained iii Patent to Aspen Townsite recorded March 1, 1897 in Book 139 at Page 216 as Reception No. 60156, see Contract to Buy and Sell Real Estate, between David R. Fiore on behalf of the Little Red Ski Haus, LLC, a limited liability company to be foi-med by purchasing party, and Marjorie Babcock, dated September 29,2001, Â§12.b, 12.c. The grantor shall and will WARRANT AND FOREVER DEFEND tlie above bargained premises in the quiet and peaceable possession of the grantee, its heirs and assigns, against all and g every person or persons lawfully claiming the whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall be applicable to all genders. IN WITNESS WHEREOF the grantor has executed this deed on the date set forth above. CO 173 RAie<u- (1Ltr_o-rÂ£L j N Marjori ~~bcock, formerly known as Marjorie Babcock Â»9....e...........44% 0 .t Riley, Trustee under that Unrecorded Living Trust d ~a{ PAULA : A Agreement, dated November 9.1988 31 LAMBEAR ~ 4 2 0 State of Colorado ) ~ 17. .'.O 1 ) SS. Counh'of Pitkin 1 The foregoing instrument was acknowledged before me this 20Â£11 day of December, 2001, ~ . /1. Arn,k BilÂ·tit Uâ€¢AU~d %Â«0-9 6 130-&*04 1 -17 us*e d 44 5 kivi wl,~Tru~t (6-1 - 9-3- . Witness my hand and official scal. My Commission expires*R- &7'200 / 1 -V-- Notarv Public 1 03:58P loft - t00Z/0Z/ZI 03AI3033 N0I1Ubltj1030 333SNUBi SILVIA DA IS PITKIN COUNTY CO POWER OF ATTORNEY (REAL ESTATE) KNOW ALL MEN BY THESE PRESENTS, tut 1/W. DAVID R. FIORE, IUMAGER OF LITTLE RED /KI HAUS, LLC hereby makl, conaute and appoint *IVERLY FIORE - amy troc and lawful arlomey & fact with fun power and au~lonty in my name and in my stud and on my bchalf: 1. Thi Power to perform any and .111 aca nece:sary to purchase, serl, convey, trmfer title, deliver deÂ¢ds, bupin, encumber, or Â· contract for the gak or purchase of certain real propezty described as follows: Lot 0 and the Weat one-half of Lot P, Block 69, CITY AND TOWNSITB 0, ASPEN. COUNTY OF PITKIX, STATE Oy COLORADO. liso knownummberÂ· 118 E- COOPER. ASPEN, CO 61611 2. To excente and deliver 1 Warranty Deed or Quit Claim Deed convoying said real property to a third parly. 3. To exe=e a promiuory note or notes creating zod evidencing an obligation u therein set forth, and to extcute a Deed of Trust emumbirm: the above described real property tod securing tbÂ¢ repayment of the obligidon described in nid promissory note, and S exec= 1112-9. 'i of rect@. fi=mir; catentate, 23=1 sect=My 1*f~mt= ir. addit= = 61, Deed of'rre:z to secure replymenx of dic obligition m forth in said promissory note. 4. Tosignon my behalf se:Ocmeat stat,ments, disclosure rtitemena. acceptance ita,Ements, afndavits concerning mechanic'sliens, assignment ofiecu,ity deposita, extmisions of the conoact for purchase and sale, and any and all orber documtnes and bitruments required u part of die closing function pernnent heretc. 5. To diburse, receive, manue and conrrol money, funds. aud credits peraining to said closing flmcion AND in genent I give my said attomfy in flet full power to handle 111 my bosiness affairs in such manner and with such authority as myself might exerctsÂ¢, including the power to make, execute, and acknowledge insuumcau of every kind which may be proper or reqUilite to effectuate all or any of the prCmi881. Ihereby ratify, conflrmlad appove eachand ovwy act of my uidanorney heretotom and hereafter takeninconformity with thiE power of attorney. THIS power of atiot.Dey shall be effective until revoked byrne in #riting, such revocation tobe delivered to the attorney in fact above named. Eve:yove dealing wia my said actorney in flct shall be entined ro rely upon be certiOcart of such inorney in fact to the eiTect that his/he: power is h effect and has not been revoked. THIS power of anomcy tball not be :meted by dz disability of the principal. Z Â¤ IN WITNESS WHEREOF, I have set my hand on thi/ 19th day of December , 2081-~~~hM A /. >01VU Â¥31 Mr[Ey,30*P f ... /1-3 \44* 4 ~~Â¥VID R. FICHE Scal Stcuzity N Social 32.rie No. a,: 337-60-9643 5TATE OF ILLINOIS ) COUNTY OP 'Clul ) Thit fomgoing in,trament was acknowledged before me this 19th dly of December 2001 , by DAVID R. yIORE, MANAGER OP LITTLE RED SKI HAUS. LLC My~~misskimaNALD RAUE f 0002 EL 2 NOTARY PUBLIC. STATE Of ILLINOIS E 5 MY CO#AMISSION EXPIMES:02/14/06 5 Nary Public' FO.No. 00011*1 G....ind. 8 Aq- Iâ€¢c. POT#IR OE ATTORNEY (UAL ESTATE) 4.9,97 /4tzt~l,4 : ilwiÂ£ Aa re 3640 5 Atkner Na,FULAJ & 1 ~6, ZEL 606 (O Â£~ f i9lill lilli Illi I lill llill lillil I 1 il 111 Illil HRII Lill a/20/2001 03:58P 34%6 1 ge: 1 of 1 62099 SILVIA DAVIS PITKIN COUNTY CO 1 GIBSON / DARR . Architecture + Consulting 116 West Illinois Street 1 Suite 5E Chicago, Illinois 60610 23 January 2002 LITTLE RED SKI HAUS RENOVATION STREET ADDRESS & LEGAL DESCRIPTION Street Address: 118 East Cooper Avenue Aspen, Colorado Legal Description: Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen Phone: 312.467.9790 Fax: 312. 467.9792 1 1 9 - rio h ~ 11 \ c ~.k ~ lott 1- -CZ 1 Q 4 9 & 4 j . 6 ~- , &9 6 ki - CU 3 --1 Â£ 1 Â£/ MI ber It VI e <e-71 LE= . ti 4 w w & 5-El 1--_21 ' * . - ft c. :; i Â· O %1 11 0 1 . *219 . - 111 135 133 81 109 87 1@ 133 0 119 117 115 log to7 107 105 103 101 101 103 105 10? log m 113 115 ' (113) (11/) .(100 \ $== = ze= Mr COO=PIER===== =A,W== AV. / 934 138 130 188 186 184 188 /80 118 116 114 118 110 108 106 104 /08 too ~ ~ 100 102 104 106 108 110 113 114 116 118 I 4 k -- gf % Ch 3 1, - =1 6 7--:ZI ts '22.51~ 9=rz ILA 9 ?:Ar- 2~ 6 ~ -2 - N 1 -1 1- - FE=1 48% e - - f T i- 11 -1-C Mle; 9 9 m -ELI f 94 L_-_--ip< *.1 2 1 0 21, 1 I Â·Â· el 2 17-1 , k 91 2 0 , 0 697= A 31 - Lu Ck. *'21 $2 04 6. fli...1 ~e =3--------- N-/ 4 - $ 2 1 BUL-1 r=1 -31 3>4 21-11 1/A. r-= i )c- - ' F 1 01 K / \ 60 8 /3.1 - - CO -0 - 0 2* lo CD f~ & i-bi~ LEI li= 1\--A y- / 1 Ill .- 1 1 8-0 g I 1 1. 1 .-1 r=1 0 m LEIC, rn # 0 m %6 :I-rqIFi ~r.JI $ 0 1, -1 v. 4 th, , 6 4 -6 1 1 IN I ldp-=: -7 za FE 10 -1 . ~ -n 7 4 a 99 G 9 ES D F7 Flb[ -8 e 0, Lt= 61 , - O lyLL=1 -*12 4 3 - 1. U, 100 +.vv- v - 0 W 5-_. 3 153 1 1 135 133 131 189 187 125 123 121 115 117 115 113 Ill 109 107 101 101 101 103 105 107 109 111 113 1/5 117 119 (119) (los(10@ ============AM================ ======~e=== u ============= ==== ========= Wi HytdA *= =====~V: Â® 4 Ali CJ-1 902 509 LOr 60$' VE Glt t.ty CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY' PLANNER: James Lindt, 920-5095 DATE: 1/17/02 PROJECT: Little Red Ski Haus Rezoning/Possible LP PUD REPRESENTATIVES: Carl Darr, David Fiore OWNER: Little Red Ski Haus LLC. TYPE OF APPLICATION: 2-step. Rezoning to include LP/ and possibly PUD Overlays. Possible Conditional Use for Restaurant, possible LP Expansion PUD and LP growth management exemptions reviewed by the Planning and Zoning Commission. Historic Preservation aspects shall be discussed in separate pre-application meeting with Historic Preservation Officer Amy Guthrie. DESCRIPTION: The applicant is seeking to reconfigure and possibly expand the Little Red Ski Haus Lodge. The proposal includes reducing the lodge from 22 to 12 rooms and possibly adding a commercial restaurant. The property is currently zoned R/MF and would need to be rezoned to include a LP overlay at a minimum to legalize the lodge use. It is currently operating as a lodge pursuant to a temporary use approval. The property would also need at a minimum, a change in use from the currently recognized use of a single- family residence to a lodge. If there is no increase in the FAR or no increase in the net leasable square footage, then the change in use can be approved by the Community Development Director. If there is an increase in both the FAR and the net leasable square footage, then review is by City Council after receiving a recommendation from the Growth Management Commission. I f the applicant requests to put in a commercial restaurant, then they must receive approval from the Planning and Zoning Commission for a Conditional Use. If the applicant wishes to demolition more than 50% of the walls in any one lodge unit in their reconfiguration of units, then staff recommends that the applicant apply for Lodge Preservation PUD Program. The Lodge Preservation PUD Program allows the Planning and Zoning Commission to exempt the demolition at the same time that they are reviewing the rezoning application. Also, if the applicant is requesting any variances from dimensional requirements, then staff recommends that they go through the Lodge Preservation PUD Program so that they do not have to prove a hardship on the site. The Minor PUD process will be used to define the dimensional requirements for the new development including parking. The applicant may maintain a parking deficit on the site ifthey go through the lodge preservation PUD program. Review for the Lodge Preservation PUD may be done simultaneously with the rezoning review. Land Use Code Section(s) to Address in Application: 26.304 Common Development Review Procedures 26.310 Rezoning (for LP and possibly PUD Overlays) 26.425 Conditional Uses (for a commercial restaurant) 26.445 Planned Unit Development (if applicant is requesting any dimensional requirement variances or requesting to demolition more than 50% of the walls in any one lodge unit.) 26.470 Growth Management Exemptions, Lodge Preservation & Change in Use Review by: Staff for completeness. Development review committee (DRC) for technical considerations Housing Authority for lodge employment recommendations (if goes through Lodge Preservation PUD Program) Community Development Director for recommendations Historic Preservation Commission for Conceptual (discuss w/ Amy Guthrie) Planning and Zoning Commission for final LP Growth Management Exemption, conditional use (if commercial restaurant is proposed), and recommendation to City Council on rezoning and Lodge Preservation PUD application (if requested). City Council for final rezoning and Lodge Preservation PUD (i f requested) (Ordinance requires a first and second reading). Historic Preservation Commission for Final (discuss w/ Amy Guthrie) Public Hearing: Planning and Zoning Commission and City Council, Historic Preservation Commission (2 Hearings). Public Hearings require notification to neighbors within 300 feet & posting on the propertv 15 days prior to the hearing. A completed, notarized affidavit showing compliance with public notification is required to begin public hearings. Referral Agencies: Engineering, Housing, Parks, Fire Marshall, Water, ACSD, Streets, Parking, Environmental Health, Building Referral Agency Fees: Engineering (Major: $345), Housing (Major: $345), Environmental Health (Major: $345) if restaurant is requested Planning Deposit: $ 2,405 (additional hours are billed at a rate of $205 per hour) Total Deposit: $ 3,440 Total Number of Application: Â® CC = 7, PZ = 10, Staff= 3, Referral Agencies = 10 28 02 04:35p GIBSON/DARR 312.467.9792 P. 1 ' GIBSON / DARR . Architecture + Consulting 116 West Illinois Street Suite 5E Chicago, Illinois 60610 28 January 2002 Mr. James Lindt, Planner City of Aspen Fax: 970.920.5439 Re: Little Red Ski Haus Renovation 118 East Cooper Avenue Dear James. Attached please find the following revised documents: 1. Attachment 2 "Dimensional Requirements Form," 2. Proposal Description, and 3. Response to P&Z Department's Review Standards regarding Development Application for Planned Unit Development. These revised documents should replace the ones in the packet of material that we faxed to you last Friday. In follow-up to our phone conversation today: â€¢ The total F.A. R. floor area of the proposed design is 5,969 s.f. We are, therefore, proposing a F.A.R. for the site of 1.33. â€¢ We are requesting a reduction for each of the side yards, from 5.0 feet, to 0.5 feet. At the west side yard the addition will be 2'-7" from the property line but the eaves will project further. At the east side, the carport roof and deck/rail above will encroach the side yard. â€¢ We are requesting a reduction of the rear yard, from 10.0 feet, to 1.85 feet, The face of the carport roof and addition will be 2'-4" from the property line but the roof rake will project further. ' Should you have any questions please don't hesitate to contact me. S 3ly, Phone: 312.467.9790 Fax: 312.467.9792 Jan 28 02 04:35p GIBSON/DARR 312.467.9792 P.2 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: Lrrn-1,9 KED â‚¬1'u -11.~S Â¢'Eâ€¢.~4 Al-1.~ Applicant: 124Â« f VED ri o~Ke ~,8,d.â€¢.G-1 k 37 farr-'~t CÂ¢: ' Location: I i d F-INS,-r- CÂ»emre... Arde, 45. PF k< . r-& Zone District: - Lot Size: 4-41 pr * 106 FT. Lot Area: (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: - 0 - Proposed: - edi - Number of bedreoms: Existing: Proposed: Proposed% ofdemolition (Historic properties only): ic:Â·~ *4 czee- LJ~reÂ«Ae< UAL,l,S Â¢â‚¬ ipsr-9<5 p-KI#J - DIMENSIONS: Floor Area: Existing: 5!:,tfic7 Allowable: 4.0Â£0 Proposed: s:25 201 Principal bldg. height: Existing: '26 f'r, Allowable: â‚¬5 ..r Proposed. . 4,1 -r Access. bldg. height: Existing.~ A /6 Allowable: Proposed: On-Site parking: Existing: C Required: e Proposed: 16 % Site coverage: Existing. Required: 1-3*. Proposed: SAN. % Open Space: Existing. 140 -/. Required. 166 7; Proposed: 59 * Front Setback: Existing: .11 .*,4 Required. ~0~s~ Proposed: Rear Setback: Existing. a Â£4 Required: â€ž7 2 Proposed: CombinedÂ¥/R: Existing: 4.-5,4 Required: ae le- Proposed: 14.\&> Jes,1, Side Setback: Existing: Required: 4.2 Proposed: e .4 Gr t.&*14,4) '46Â·r- Side Setback: Existing.~ Required: sug Proposed: e.4 Ce*â€¢leâ€¢r Â¥---r Combined Sides: Existing: 1.12 Required: 10.6' Proposed: \2 *~ fl-,S.6 %1 Existing non-conforn~ities or encroachments: R E,AK i W t.tr S,r> 1- <4232 Ng,Cf b A ft M -V' Variations requested: rd E e.(2.- .C>Der-le.j Ig.evlc,Det.%.1,1- 03 hARI 4 Jrcr CIDE 1.Â°> Â»!r,;,04(14.Â·tri â€žAC YAAr) tkÂ¥.Edâ€¢rittedr. Jan 28 02 04:35p GIBSON/DARR 312.467.9792 P.3 1 GIBSON / DARR Architecture + Consulting 116 West Illinois Street Suite 5E Chicago. Illinois 60610 23 January 2002 Re: Little Red Ski Haus Renovation 118 East Cooper Avenue Aspen, Colorado PROPOSAL DESCRIPTION Existing Building The oldest portion of the existing building is a two-story wood frame structure, with a partial basement, that was built in 1888. It comprises roughly the front (south) . half of the total building. Architectural features of the original building, that are still wholly or partially intact, include a covered porch at the front of the building, a rounded bay at the east side of the front fagade, wood bevel siding on all exposed sides, and decorative shingles and diagonal siding at the front fagade. The original porch has been modified extensively. The east half of the front porch roof has been extended +/- 5 feet to the south and has also been carried around to the east side of the house. Also, two additions have been added to the original house at the first 1loor. A vestibule was added to the front entry and a one-room office was added at the east side. Both additions are visible from Cooper Street The newer portion of the building consists of a three-story (including basement) wood frame structure north of the original house. This portion of the building is significantly different in character from the original. The rooflines are higher, the roof slope is flatter, and the windows are of different types and sizes. The finish floor of the basement level is +/-one foot below grade at the rear yard. Phone: 312.46/.9790 Fax: 312. 467.9792 Jan 28 02 04:36p GIBSON/DARR 312.467.9792 P.4 23 January 2002 Page 2 SCOPE DESCRIPTION Proposed Renovation: The design scheme that is being contemplated proposes to make the following revisions to the existing building: 1. Modifying, to reduce their scale, the porch roof additions. At the front side the porch will be brought back to its original footprint. At the east side, the porch roof depth will be reduced +/- 4 feet. 2. Adding a ramp, for handicap accessibility, at the southwest corner of the building. 3. Removing the entry and office additions made to the original house. Also, removing approximately 100 square feet at the southeast corner of the newer portion of the existing building. 4. Providing a new basement entry well, for handicap accessibility, along the east side of the original house. 5. At the north side of the new building to remove, and rebuild, the existing one- story addition and carport structure. A new carport will be rebuilt along the entire width of the site at the alley. A new lodging room will be constructed above at each of the second and third floors. The roof of the carport, at the area not being covered by the room addition, will include a deck and hot tub 6. Along the east side of the existing building grade will be reduced, as needed to ramp down for handicap accessibility, to the basement floor level of the new portion. 7. Interior renovation of the entire building for use as a lodge facility. 8. Excavation below the original house to enlarge the existing partial basement to a full basement. This portion of the building will be used as a dining room for the lodge facility. 9. Variances required: At the north end of the site, variances will be required for encroachment of the rear and side yards a. At the northwest corner, the lodge room addition (second and third floors) and the carport addition will encroach 4.50 feet into the 5 feet deep side yard, and 8.15 feet into the ten feet deep rear yard. At the side yard, the addition wall will be located 2'-7" from the property line but the eave and gutter will project further into the yard. At the rear yard, the face of the building will be located 2'-4" from the property line but the roof rake will project further into the yard. b. At the northeast corner, the carport/deck addition will encroach 4.50 feet into the 5 feet deep side yard, and 7.67 feet into the 10 feet deep rear yard. Phone: 312.467.9790 Fax: 312.467.9792 Brian Flynn, 02:33 PM 03/27/2002 -0600, DRC Little Red Haus X-Sender: brianf@commons X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58 Date: Wed, 27 Mar 2002 14:33:16 -0600 To: jamesl@ci.aspen.co.us From: Brian Flynn <brianf@ci.aspen.co.us> Subject: DRC Little Red Haus It was brought to my attention that there were some concerns of the Parks Department recommendation for removal of several pine trees located on the Little Red Ski Haus Property. The recommendation for removal was based on the present decline in the health of the trees as well as the existing structural and fire hazard. The decline in health is attributed to the cramped planting situation and lack of room for proper growth. The structural and fire hazard is evident on site. Based on proper forestry practices we recommended a solution for the removal of the trees identified in the DRC report. However, it is only a recommendation and removal is not contingent on approval. Printed for James Lindt <jamesl@ci.aspen.co.us> 1 NOTICE OF APPROVAL TO: Julie Ann Woods Community Development Director FROM: James Lindt, Planner j ~ RE: Little Red Ski Haus Insubstantial PUD Amendment DATE: October 1,2002 SUMMARY: On behalf ofthe Little Red Ski Haus LLC. (Applicant), David Fiore has applied for an Insubstantial Amendment to the Little Red Ski Haus Minor PUD, located at 118 E. Cooper Avenue. The Applicant requests a PUD Amendment to reduce the required minimum width of a parking space to eight (8) feet wide for the two proposed on-site parking spaces to be located on the northwest portion of the Little Red Ski Haus Property. The City of Aspen Land Use Code normally requires the minimum width of a parking space to be eight and one half (8 1/2) feet wide pursuant to Section 26.515.020, Characteristics of off-street parking spaces and access to street or alley. The proposed dimensions of the parking spaces were not shown as part of the Little Red Ski Haus PUD submission. In reviewing the final plat, it was determined that two (2) of the three (3) on-site parking spaces that were approved by City Council had to be slightly smaller than the standard eight and one half (8 14) foot wide due to the space constraints of the eastern property line and an existing staircase that is required for building egress. The area between the property line and the existing staircase is only about sixteen (16) feet wide. Therefore, in order to be able to provide the three (3) approved on-site parking spaces, two of the parking spaces must be reduced to eight (8) feet in width. The City of Aspen Community Development Engineer has reviewed the proposed amendment and feels that in this situation, an eight (8) foot wide parking space shall be sufficient. Staff believes that the proposal is consistent with the character of the PUD approval and meets the review standards to grant an insubstantial PUD amendment pursuant to Land Use Code Section 26.445.100(A), PUD Insubstantial Amendments. .- Community Development staff recommends approval of the requested Insubstantial Amendment to the Little Red Ski Haus site specific development plan to allow for the two (2) parking spaces on the northeast portion of the property to be eight (8) feet in width. APPLICANT: Little Red Ski Haus REPRESENTATIVE: David Fiore LOCATION: Little Red Ski Haus, 118 E. Cooper Ave., Lot O and the Western 14 of Lot P, Block 69, City and Townsite of Aspen. ZONING: R/NIF with an Lodge Preservation and PUD Overlay REQUEST: Applicant wishes to reduce the minimum width of the on- site parking spaces within the PUD to eight (8) feet wide. COMMUNITY DEVELOPMENT DIRECTOR DECISION The Community Development Director finds this Insubstantial Planned Unit Development Amendment to the Little Red Ski Haus PUD to be consistent with the review criteria as set forth in Land Use Code Section 26.445.100(A) and hereby approves the amendment to the Little Red Ski Haus as proposed. Attachments: Exhibit A - Review Criteria Exhibit B - Site Plan showing Parking Spaces APPROVED BY: DATE: APPROVED / 1 ~râ‚¬%/66- Juffe Ann Woods, h 444/4/741/4Â«12-4 (*inmunity Development Director CITY OFASPEN 2 EXHIBIT A Parcel ID No. 2735-124-71-005 Zone District R/MF-LP PUD Reviewed By James Lindt Date 10/1/02 Insubstantial PUD Amendment Checklist 26. 445.100 Review Criteria All insubstantial PUD Amendments shall meet the following criteria, pursuant to Section 26.445.100, Amendment to PUD Development Order: Sf The proposed amendment does not change the use or character of the development. w The proposed amendment does not increase by greater than three (3) percent the overall coverage of structures on the land. al The proposed amendment does not substantially increases trip generation rates of the proposed development, or the demand for public facilities. L. The proposed amendment does not decrease the approved open space by greater than three (3) percent. ~ The proposed amendment does not reduce the off street parking and loading space by greater than one (1) percent. 1~ The proposed amendment does not reduce required pavement widths or rights-of-way for streets and easements. 1 The proposed amendment does not increase the approved gross leasable floor area of commercial building by greater than two (2) percent. W<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 of the project's original approval or which requires granting a variation from the project' s approved use or dimensional requirements. 3 i MEMORANDUM TO: Mayor and City Council THRU: Joyce Ohlson, Deputy Director . *D FROM: James Lindt, Planner 2 ~ RE: Little Red Ski Haus Plans Amendment DATE: April 19,2002 Please find attached amended plans for the Little Red Ski Haus for Monday Evening's meeting. The amended plans were received after the Council Packet had been distributed. The Applicant has slightly enlarged the height of the deck railing to provide additional privacy for the neighbors and has changed the location of the proposed bay window in the alley addition from the plans that were supplied in your packet. Please substitute the attached plans for the plans supplied in your packet. 1 , MEMORANDUM TO: Mayor and City Cowncil THRU: Joyce Ohlson, Deputy Director 04Â© FROM: James Lindt,Planner d 6 RE: Little Red Ski Haus Plans Amendment DATE: April 19,2002 Please find attached amended plans for the Little Red Ski Haus for Monday Evening's meeting. The amended plans were received after the Council Packet had been distributed. The Applicant has slightly enlarged the height of the deck railing to provide additional privacy for the neighbors and has changed the location of the proposed bay window in the alley addition from the plans that were supplied in your packet. Please substitute the attached plans for the plans supplied in your packet. 1 MEMORANDUM .Vil b TO: Mayor and City Council RECEIVED THRU: Julie Ann Woods, Community Development Director ~APR 2 4 2002 Joyce Ohlson, Deputy Director ASPEN / Pll KIN COMMUNITY DEVELOPMENT FROM: James Lindt, Planner LJ--~,~ RE: Little Red Ski Haus Lodge Expansion - Rezoning, Lodge Preservation Minor Planned Unit Development- 2nd Reading of Ordinance No. 11, Series of 2002- Public Hearing DATE: April 22,2002 A.J-*-. Fer--9-9 . / 7//6 ../.' fi#--6, , U.Jit Â· 4,1 4.6 : 44.14 . 0 4..r-- I , .1/.2 0--I"" 9,4#~g 1,1154 - --------F- 44. * /. A=H"'/b ~'4' tt*1~ Â· 1 14 93//P 10 4, 11 , 1"1!Iii L -- IllÂ£ i â€¢ APPLICANT: SUMMARY: Little Red Ski Haus LLC. The purpose of this application is to expand the Little Red Ski Haus Lodge. Specifically, the applicant proposes to add REPRESENTATIVE: approximately 518 SF of FAR to the Little Red Ski Haus Carl Darr and reconfigure the existing lodge rooms. The applicant is proposing to reduce the number of lodge rooms from 22 LOCATION: dormitory style rooms to 14 traditional lodge rooms. 118 E. Cooper Ave. CURRENT ZONING: LOT SIZE: CURRENT LAND USE: IUMF (Residential Multi- 4,500 SF 22 Room Lodge (operating Family) pursuant to temporary use PROPOSED FAR: permit) PROPOSED ZONING: 6,035 SF R/MF with PUD Overlay & PROPOSED LAND USE: Lodge Preservation Overlay PROPOSED PARKING: 14 Traditional Lodge Rooms 3 Total On-site Spaces 1 BACKGROUND: The Little Red Ski Haus was used as a lodging establishment for 37 years prior to 1999 when it was converted to a single-family residence. In November of 2001, the Little Red Ski Haus received a 180 day temporary use approval from City Council to allow it to operate as a 22 room lodge. The lodge use is non-conforming in the R/MF (Residential Multi-family) Zone District and requires a rezoning application to permanently legalize the lodge use. The applicant is also requesting to alter the configuration of the current lodging units and expand the FAR on the site. Because the existing structure already exceeds the IUMF Zone District' s allowable floor area ratio, any expansion in FAR requires the allowable dimensional requirements to be set through a Minor PUD. REVIEW PROCEDURE: â€¢ Rezoning & Minor Planned Unit Development Reviews: City Council shall approve, approve with conditions, or deny an application for rezoning and an application for a Minor Lodge Preservation PUD after considering recommendations from the Planning and Zoning Commission and the Community Development Director, and after taking and considering public comment. STAFF COMMENTS: Little Red Ski Haus, LLC (Applicant & Owner), represented by Carl Dam of Gibson/Darr Architecture, have submitted an application to expand the Little Red Ski Haus at 118 E. Cooper Avenue. Specifically, the Applicant is requesting approval to reconfigure the existing lodging units as follows: Proposed Renovation: 1. Remove FAR from the front o f the structure and add it to the rear of the structure to yield a net increase of 518 SF of Floor Area Ratio (please see application and plans attached as Exhibit "CD. a. Removing entry and office additions made to the original house. b. On the alley side, removing the existing one story addition and carport structure and replacing it with a new carport to run the entire width of the property. A new two story lodging room addition is to be built above a new carport. The remaining roof of the carport is to be converted into a small deck. c. Excavating below the original house to enlarge the existing partial basement to a full basement to house a dining facility for guests. d. Providing a handicap accessible ramp to the front porch and adding a new basement entry well for handicap accessibility along the east side of the original house. 2. Convert Little Red Ski Haus from 22 dormitory style rooms to 14 traditional lodge rooms (contains a bathroom and no kitchen in each room). 2 Alley Addition ./*6,8./.81 1-N ./ =-== 0 -0 Office to be to be Removed - 1 1...~= Removed L. r <. I Â£ L Â« 4 V ..I:/ Sk) .12 . 4 -*-0 militium,/Illp n & Proposed New .Me'lill- Basement Area 74.Â£411 KI Mi The application requests the following land use approvals: 1. Rezoning from Residential Multi-family, IUMF, to IUMF with Planned Unit Development (PUD) and Lodge Preservation (LP) Overlays. 2. Minor Planned Unit Development to establish dimensional and parking requirements for the site. 3. Growth Management Quota System (GMQS) exemptions from scoring and competition for the redevelopment and decrease in lodge units pursuant to Land Use Code Section 26.470.070 (M), Lodge Preservation Program. The Planning and Zoning Commission approved a GMQS Exemption for Lodge Preservation with no employee housing mitigation required. Rezoning: Staff believes that the applicant' s proposal to rezone the property, reconfigure the floor area and reduce the room density will eliminate several non-conforming issues in regards to the land use code. It will also reduce some of the negative impacts on the surrounding neighborhood associated with the property's lodge use. The property's use as a lodge is currently non-conforming in the IUMF Zone District. The property is only able to operate as a lodge because it was approved for a 180 day temporary use in late November by City Council. The proposed rezoning to the Lodge Preservation Overlay would legalize the property's use as a lodge as it previously operated as for approximately four decades. The application proposes a dining facility for guests of the lodge that is to be located in the new basement area. The City of Aspen Zoning Officer has made the interpretation that the dining area is an accessory use to the Lodge and would be permitted within the proposed Lodge Preservation Overlay Zoning. (Allowing for a dining facility to be publicly advertised independently of the lodging establishment would require an additional conditional use approval from the Planning and Zoning Commission for which the applicant has not applied). Staff has proposed a condition of approval (No. 16) that requires the use of the dining facility to be linked to the renting of lodge rooms or facilities within the Little Red Ski Haus. Condition No. 16 does not allow the dining facilities to be independently advertised from the lodging establishment. 3 Lodge Preservation PUD: The applicant has applied for a minor PUD approval to vary the allowed dimensional requirements from the underlying IUMF Zone District. The applicant is proposing the following dimensional requirements: Dimensional Requirement Existing Proposed Allowable FAR 5,517 SF 6,035 SF Front Setback 11.33 Feet 11.33 Feet Side Setbacks .5 Feet .5 Feet Rear Setbacks 0 Feet-Existing Encroachment .25 Combined Side Yard Setbacks 8.20 Feet 1 Foot-Cari)ort Building Height 25 Feet 25 Feet % Open Space 30% 33% Staff believes that the proposed design utilizes the existing structure well. Much of the FAR is being transferred from the front of the structure where it is very visible to the rear of the property where it is fairly well hidden from East Cooper Avenue. The Historic Preservation Commission has approved the proposed final design (please see Exhibit "D" for the resolution) and has indicated that they support the proposed dimensional requirements that the Applicant is requesting through the proposed Lodge Preservation PUD process. The applicant has also designed the remodel in a manner that will allow them to increase the number of on-site parking spaces by two, thus helping to alleviate some of the on-street parking congestion on East Cooper Avenue. Several members of the Planning and Zoning Commission and the public expressed concerns about the massing of the alley addition as it relates to the close proximity to the rear property line and the residences across the alley. In response to the aforementioned concerns, the Planning and Zoning Commission requested that the Historic Preservation Commission pay special attention to the design and the massing of the alley addition in their final design review of the project. The Historic Preservation Commission did not feel that it was within their review purview to determine whether the dimensional requirements for the proposal are compatible with the surrounding properties; however, the HPC did feel that the proposed alley addition is compatible with the Historic Structure and is an appropriate place on the site to locate the additional mass. Staff feels that the proposed additions to the lodge are not out of scale or character with the surrounding neighborhood. The Applicant is not proposing to extend above the existing height of the current structure and is actually proposing to rid the parcel of an existing encroachment into the alley. Additionally, The Applicant has moved the windows slightly on the proposed alley addition in an effort to insure that the view plane of the windows is not direct into the residences across the alley. In summary, staff feels that the proposed application meets the applicable review standards (see Exhibit "A") to approve a Minor Lodge Preservation PUD with the conditions set forth in the proposed ordinance. 4 Decision Issues: Throughout the review process on this project thus far, several issues have continued to arise. The neighbors across the alley from the subject site have expressed concerns with the massing and close proximity to the rear property line of the proposed alley addition. The neighbors have also expressed concerns with the Hot Tub that is proposed on the second floor deck. The neighbors' concerns regarding this issue have centered around the fact that the Hot Tub is proposed on the second floor and is level with their living rooms. Staff has proposed Condition No. 24 to help alleviate the noise concerns associated with the proposed Hot Tub. Condition No. 24 requires the Applicant to post hours of use for the Hot Tub and strictly enforce those hours. In the first reading of the ordinance, Staff proposed the hours of use to be between 10 AM. and 8 PM. The Applicant has requested that the hours of use for the Hot Tub be amended to 10 AM to 10 PM. According to the Applicant, the neighbors across the alley that would be most effected by the proposed Hot Tub have requested that the Applicant limit operations of the Hot Tub to the Hours of 10 AM to 9:30 PM and add additional screening to the deck area. The Applicant has amended the proposed deck railing (please see Exhibit "C" for plan revision) to provide more screening around the Hot Tub area to improve the situation, and thus is requesting to allow for use of the Hot Tub until 10 PM. Staff feels that the request is not unreasonable. If Council feels that 10 PM is unreasonable, Staff should be directed to amend Condition No. 24 accordingly. The Planning and Zoning Commission expressed concerns about the possibility of the lodge being able to be converted into a single-family residence after it is allotted additional FAR through the Lodge Preservation PUD Process for a lodge use. In an effort to reduce this concern, Staff has proposed Condition No. 25. Staff has slightly altered the proposed condition from the first reading of the ordinance. Condition No. 25 requires the Applicant to either remove the alley addition or deed restrict it to be included in a Category Affordable Housing Unit (and upgrade such unit to meet the Housing Guideline requirements) prior to being eligible to apply for a change in use from a lodge to an alternative use. This will insure that at a minimum the City will benefit from the proposed alley addition if the lodge use of the structure fails. The lodge's lack of on-site parking was a major issue in the review of the temporary use permit by City Council. The existing lodge contains 22 lodge rooms and only has one on-site parking space. The applicant is proposing to reduce the number of lodge rooms to 14 and increase the number of total on-site parking spaces to 3. An existing deficit of parking spaces may be maintained in a redevelopment of a lodge pursuant to the LP Program. Because the applicant is reducing the number of lodge rooms by 8 and increasing the number of parking spaces by 2, staff feels that the neighborhood parking situation should be improved, although not perfect. The current 22 room lodge would require 15.4 on-site parking spaces if it were being newly constructed in the Lodge Preservation Overlay Zone District. Since there is only one on-site parking space, the property currently has a parking deficit of 14.4 spaces (0.7 spaces are required per lodging room). By reducing the number of rooms in the Little Red Ski Haus from 22 to 14, the parking deficit is actually being reduced to 6.8 spaces. Staff feels that the on-site parking is sufficient given that under the Lodge Preservation program there is flexibility for this standard and overall, the parking is an improvement over the past. 5 The other main issue that surfaced through City Council's review of the temporary use permit request to convert the Little Red Ski Haus back to a lodge use was the Little Red Ski Haus' utilization of the public right-of-way for parking directly in front of the Ski Haus on East Cooper Avenue. In the past, the owners of the Little Red Ski Haus used an informal gravel parking area in the public right-of-way. This gravel parking area created a depression in the ground that often fills up with storm water and then freezes in the winter causing a safety hazard. Staff has proposed Condition No.14 to improve the situation. Condition No. 14 requires the applicant to landscape over the gravel so that it no longer fills with water. Staff has amended Condition No. 14 slightly from first reading by removing the requirement to place a "no parking" sign in the informal gravel parking area. The Applicant felt that lodge patrons would mistakenly perceive the "no parking" sign as not allowing them to park on the street in front of the lodge. Staff feels that the landscaping required in Condition No. 14 is sufficient to keep lodge patrons from parking in the previously misused gravel area. REFERRAL COMMENTS: The proposed lodge expansion application was referred to other City of Aspen agencies for their concerns. Many of the issues brought up by the Development Review Committee centered around construction parking and construction material storage. The City Engineer requested that the applicant submit a construction traffic mitigation plan and recommended that the applicant provide a shuttle service during construction for workers. The Engineering Department also requires that no construction materials, equipment, or dumpsters be allowed to be stored on public right-of-way unless a temporary encroachment license is granted. Condition Nos. 6 through 9 in the resolution address these issues. The City Engineer was also concerned with the site drainage. The site currently drains by sheet flow into the gutter system in front of the property. The City Engineer requests that the applicant prepare and have a drainage plan approved by the Community Development Engineer prior to issuance of a building permit. A wrought iron fence on the south portion of the property is currently encroaching and the City Engineer is requesting that it be brought back within the property boundaries. Ilowever, the Planning Staff feels that the existing fence should be maintained as it exists because it is in line with the fence of the neighboring Snowqueen Lodge. The Planning Staff believes that maintaining the fence will maintain a sense of continuity to the streetscape. At first reading of the proposed ordinance, Councilman McCabe questioned why both of the aforementioned fences could not be removed or moved back within the property lines. Staff feels that it would not be fair to require the neighboring Snowqueen Lodge to remove their eneroaching fence they do not have a development application before City Council. The Planning and Zoning Commission agreed that the placement of the fence should be maintained through the issuance of an encroachment license. The aforementioned comments have been addressed by proposing condition Nos. 2(d) and 3 in the proposed resolution. Condition No. 3 requires the Applicant to obtain an encroachment license for the fence. If Council would like to require the Applicant to remove the encroaching fence, Council should direct Staff to amend condition No. 3 accordingly. 6 The Parks Department has specific concerns about saving and protecting the mature Cottonwood tree located in the southern portion of the property. The City Forester is requiring that construction fencing be installed at the drip line of the tree and that he inspect it prior to commencement of construction. In addition, the City Forester is requesting that any excavation around or near the root system or the drip line of the Cottonwood tree be done by hand rather than with excavation machinery. Staff has addressed these concerns by proposing Condition Nos. 21 and 22 in the proposed resolution. , ~'*j Cottonwood Tree ,-~- 1 -- I01 to be Saved 1-- 02 /1, 14 ....AN""iina-4 4.4 4:,4 . ./'.,- 7" 6444 ./ + e , t ' Informal Gravel Parking Space to be Landscaped Over % -/52*''~~ x****k .lzc> * .. + f ..... . The Environmental Health Department has also expressed concerns about the kitchen and dining facility and is requiring the applicant to obtain a Colorado Retail Food Establishment License prior to serving food that has been prepared on-site. In order to meet the State of Colorado requirements to obtain a commercial food service license, the structure must contain two public restrooms. The current application only includes one bathroom containing one stall. The applicant has submitted an application to the state requesting a variance from the bathroom standard. A condition of approval has also been proposed by staff that requires the applicant to obtain a liquor license prior to serving alcoholic beverages. The other referral agencies' concerns have been addressed as appropriate in the remaining conditions of approval. STAFF RECOMMENDATION: Staff recommends that City Council approve the proposed rezoning to LP Overlay, and a Minor PUD for the Little Red Ski Haus as proposed with the conditions set forth in the proposed Ordinance. PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission recommends that City Council approve the proposed rezoning to LP, and a Minor PUD for the Little Red Ski Haus as proposed with the conditions set forth in the proposed Ordinance. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): 61 move to approve Ordinance No. 11, Series of 2002, approving with conditions the proposed rezoning to IUMF with a PUD and LP Overlay, and a minor lodge preservation PUD for the Little Red Ski Haus Lodge located at 118 E. Cooper Avenue." 7 43 it 1 CITY MANAGER'S COMMENTS ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Amended Alley Elevation Exhibit D -- Resolution Approving Final LIPC Exhibit E -- Planning and Zoning Commission Resolution 8 EXHIBIT A LITTLE RED SKI HAUS LODGE EXPANSION REVIEW CRITERIA & STAFF FINDINGS Section 26.310.020, Standards Applicable to Amendments to the Official Zone District Mae In reviewing an amendment to the official zone district map, the Planning and Zoning Commission shall consider: A. Whether the proposed amendment is in conflict with any applicable portions of this title. Staff Finding: This application requests to rezone from R/A/iF, Residential Multi-family, to R./MF with Planned Unit Development and Lodge Preservation Overlays. Rezoning the property is required to allow the lodge use to be maintained on the site and the PUD allows the Applicant to establish dimensional requirements for the remodeled lodge. Staff does not believe rezoning this parcel would be in conflict with any portions of this title. Staff finds this criterion to be met. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding: Staff believes rezoning the parcel will not conflict with the AACP. The AACP encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to come into zoning conformance in regards to use and dimensional requirements. Staff finds this criterion to be met. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: Staff believes the proposed rezoning is compatible with surrounding zone districts and land uses. The Little Red Ski Haus is located adjacent to the Snow Queen Lodge which is also zoned IUMF with a Lodge Preservation Overlay and operates as a lodging establishment. Many of the other buildings on the surrounding block are multi-family. The Lodge/ Tourist/ Residential Zone District is approximately a block from the Little Red Ski Haus site. Staff finds this criterion to be met. 9 D. The effect of the proposed amendment on traffic generation and road safety. Staff Finding: Rezoning the property will not have a large effect on traffic generation. The Little Red Ski Haus historically existed as a lodging establishment for 37 years prior to converting to a single-family residence in 1999, therefore, the impacts of the lodge use will not be new to the surrounding neighborhood. The reduction in the number of lodging units from 22 to 14 will reduce the amount of traffic created by the Little Red Ski Haus' lodge use. Staff finds this criterion to be met. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding: Staff finds that because the applicant is reducing the number of lodge rooms from 22 to 14, that there will be no increased demand on transportation facilities, parks, schools, or emergency medical facilities. However, because the Little Red Ski Haus used to operate in a dorm style fashion there are only ten bathrooms currently existing in the lodge. The applicant is converting to a traditional style lodge that will include a bathroom in all 14 lodging units. This will be a slight increase in the demand for sewage and water facilities. However, the Sanitation district is not requiring that the applicant increase the size or change the sewer line. Staff finds this criterion to be met. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: Rezoning the property will not in itself create adverse impacts on the natural environment. Conditions have been placed in the proposed ordinance that will protect the mature Cottonwood tree in the front portion of the property during the construction process. The City Forester has recommended that the applicant remove the conifers on-site with no mitigation required. Staff finds this criterion to be met. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: Staff believes rezoning the property is consistent and compatible with the community character in the City of Aspen, particularly because rezoning the parcel will allow for a historically designated lodge to be maintained as a lodging establishment. The Historic Preservation Commission has recommended that the development be approved. Staff finds this criterion to be met. 10 H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. Staff Finding: The community has lost a significant amount of lodge units over the past decade due to redevelopment. Because the Little Red Ski Haus is currently only operating as a lodge under a temporary use permit, the proposed rezoning will allow the property to operate as a lodge permanently and will allow for fourteen lodge units to be included back into Aspen' s lodging base. Staff finds this criterion to be met. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding: Staff does not believe the proposed rezoning would be in conflict with the public interest and believes it is in harmony with the purpose and intent of the Land Use Code. Again, rezoning the property would benefit the City by permanently regaining the lodging units contained within the Little Red Ski Haus. Staff finds this criterion to be met. 11 Review Criteria and Staff Findings 26.445.050 Review Standards: Minor PUD A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD 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 conformity 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. Staff Finding Staff believes the minor PUD would not conflict with the AACP. The AACP's encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to maintain and expand it's lodging use, fulfilling several goals of the AACP. Staff finds this criterion to be met. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding The proposed development would be consistent with the character of existing land uses in the surrounding area, which predominately include lodge and multi-family residential uses. The property directly to the east of the Little Red Ski Haus operates as a lodging establishment and is similar in size and massing to the Little Red Ski Haus. Staff believes that the massing of the proposed additions are appropriate. The alley addition is not increasing the height of the structure or decreasing the existing rear yard setback. The structure currently encroaches into the alley and the proposed development actually locates the structure completely within the confines of the property. The Historic Preservation Commission has reviewed the proposal and approved the final design of the project. Staff finds this criterion to be met. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. The proposal will alleviate some of the parking impacts on the surrounding neighborhood in that the applicant is proposing to reduce the number of lodge rooms significantly and increase the number of on-site parking spaces by two. The Little Red 12 Ski Haus has been operating for a lodge for 37 years and will not negatively impact the surrounding area. Staff finds this criterion to be met. 4. The proposed development has either been granted GMOS 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. Staff Finding The Planning and Zoning Commission has approved a GMQS Exemption for Lodge Preservation to reduce the number of lodging units on-site from 22 to 14. The applicant represents that the proposal will actually reduce the number of full time employees needed to run the property as a lodge. The applicant is requesting to use none of the LP allotments because they receive credit for the existing 22 lodge rooms. Staff finds this 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 intluences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or 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. 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. 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. 13 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. 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. 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, 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. 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. 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. 14 Staff Finding Staff believes that the proposed dimensional requirements are in keeping with the massing and scale of the surrounding area. The applicant is only increasing the FAR by approximately 518 square feet. The proposed renovation is taking FAR from the front, visible portion of the lot and shifting it to the less visible alley portion of the lodge. Staff feels that because the applicant is proposing to reduce the number of lodge rooms from 22 to 14 and add two parking spaces, that the neighborhood parking situation will be improved. The applicant is not required to mitigate for an existing parking deficit pursuant to Land Use Code Section 26.470.070(M)(4). The site coverage is being increased slightly to allow for the increase in on-site parking. The Historic Preservation Commission has indicated that they support the proposed dimensional requirements for the proposed site- specific renovation of the existing lodge as it relates to the historic structure and the design as it relates to the lot. Staff believes that the applicant is improving the existing rear setback situation. The existing structure is encroaching over the property line into the alley and the proposal is actually getting rid of the existing encroachment. 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. Staff Finding The existing landscaping in the front yard is proposed to be maintained and enhanced. The applicant is not proposing to remove any trees as a result of the development. Staff is requiring that a detailed landscaping plan be submitted as part of the PUD Plat and the building permit application. Staff finds this criterion to be met. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The open space on the parcel is proposed to be increased by approximately 3%. There is only one structure on the property. The applicant is not proposing to increase the height of the existing building that would encroach into any vistas. Staff finds this criterion to be met. 15 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 Finding The structure' s entrance is existing and is parallel to E. Cooper Avenue. The street facing historic portion of the house will virtually remain in tact with the addition of a handicap accessible ramp. Staff finds this criterion to be met. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding Access to the property is available on E. Cooper. The alley is also wide enough for the Fire Department to access the rear of the structure. The existing structure encroaches into both side yard setbacks as well as the rear yard setback. The proposed additions to the existing structure will not hamper access to the structure more than already exists. The existing encroachment into the alley will be removed through the proposed renovation. Staff finds this criterion to be met. 5. Adequate pedestrian and handicapped access is provided. Staff Finding The applicant is proposing an ADA access ramp that meets the Building Department' s requirements on the front of the structure. A lift is also proposed within the structure to allow for handicap access into the lower level of the lodge. The building department has reviewed the proposed accessibility and feels that it meets the Uniform Building Code requirements. Currently the structure is not handicap accessible. Staff finds this criterion to be met. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The applicants have proposed site drainage at the sidewalks through downspouts. The city engineering department has reviewed the proposed drainage plans and are requiring that the applicant submit a detailed drainage plan prepared by licensed Colorado Civil Engineer at the time o f building permit. Staff finds this criterion to be met. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding Although the primary use of the property would be lodging, no programmatic functions are proposed. 16 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 features 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 The existing landscaping is not native in nature and the applicant is not proposing to remove any trees during construction. The Parks Department is requiring that the Applicant save the existing cottonwood tree in front yard. However, City Forester Stephen Ellsperman has recommended that the Applicant remove the five existing Conifers on the site. In addition to maintaining the existing Cottonwood Tree, the Applicant is proposing several landscaping areas that would consist of shrubbery and flower plantings. The applicant shall provide a detailed landscaping plan at the time of building permit. Staff finds this criterion to be met. 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 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 an architectural character plan, which adequately depicts the character ofthe 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, 17 represent a character suitable for, and indicative 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 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. Staff Finding Staff believes the architectural character of the proposed addition will enhance the visual character of the City, appropriately relate to the existing architecture of the existing Little Red Ski Haus. Staff feels that the massing and the scale of the proposed renovation is compatible with the structures in the immediate vicinity. The structure will still be similar in size and massing to the historic Snow Queen Lodge that is located directly to the east of the Little Red Ski Haus. The storage and shedding of snow and ice is proposed to be accommodated by roof overhangs, the roof pitches will also help shed snow away from the entrance and walkways. Storage of snow from the proposed sidewalk and handicap ramp will be accommodated for on the lawn portion of the front yard. Staff is concerned about the area of depression directly southwest of the front yard tree that has historically collected storm water and has iced over. Staff has proposed a condition of approval that requires the subject area be graded and landseaped to prevent further collection of storm water. 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. Alllighting 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 prohibited for residential development. Staff Finding All new lighting for the proposed lodge must be in compliance with the City's lighting code adopted in November 1999 and Uniform Building Code for safety. The new lighting shall be designed to minimize glare onto adjacent properties and the public right-of-way. A lighting plan shall be submitted at the time of building permit. Staff finds this criterion to be met. 18 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 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. Staff Finding No common park or open space is included in this application. Staff finds this criterion not to be applicable to the proposal. 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 the following: 1. Adequate public infrastructure facilities exist to accommodate the development. Staff Finding All appropriate utility agencies and the City Engineer were consulted on this application and reported that the existing facilities are sufficient to serve this project. Staff finds this criterion to be met. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. Staff Finding Staff recommends a condition of approval be that the owner(s) mitigate any public impacts that this project causes, including but not limited to utility expenses and sanitary sewer and water lines. 19 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding No oversized utility stubs were requested to be installed with this development. 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. Staff Finding Because only one structure and lot exists in the proposed PUD, it is easily accessible via East Cooper Avenue, as well as, the alley to the rear of the structure. The on-site parking is easily accessible through the alley to the rear of the property. Staff finds this criterion to be met. 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. Staff Finding The applicant is increasing the number of on-site parking spaces from one to three at the rear of the structure. However, staff feels that the traffic congestion will not be significant. An addition of two spaces will not block the alley's traffic flow. Staff finds this criterion to be met. 3. Areas of historic pedestrian or recreational trail use, improvements of, 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 paths, and transportation are proposed to be implemented in an appropriate manner. 20 Staff Finding This criterion does not apply to a Minor PUD Application. 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. Staff Finding This criterion does not apply to a Minor PUD Application. 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 This criterion does not apply to a Minor PUD Application. 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. 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 function as a complete development and shall not be reliant on subsequent phases. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 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 21 mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 22 Ex h c bit * 8,7 MEMORANDUM To: Development Review Committee From: Richard Goulding, Project Engineer Reference DRC Caseload Coordinator Date: February 15, 2002 Re: Little Red Ski Haus The Development Review Committee has reviewed the Little Red Ski Haus at their February 6,2002 meeting, and has compiled the following comments: General 1. Sufficiency of Submittal: DRC comments are based on the fact that we assume the submitted site plan is accurate, that it shows all site features, and that proposed development is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to alleviate problems and delays related to approvals tied to "issuance of building permit." 2. R.O.W. Impacts: If there are any encroachments into the public rights-ofway, the encroachment must either be removed or be subject to current encroachment license requirements. Site Review 1. Site Drainage - Requirement -.The foundation drainage system should be separate from site storm drainage system. Rain and snow melt runoffmust be detained and routed on site. These facilities must be shown on drainage plans and submitted for approval prior to application for building permit. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm Information - The City drainage criteria needs to be implemented completely. This includes but is not limited to erosion control, soil stabilization, and re- vegetation in disturbed areas. Also, there needs to be an analysis of where the drainage will flow 2. Sidewalk, Curb, and Gutter - Requirement- sidewalk, curb, and gutter must be designed using the City of Aspen design standards, which are available in the City Engineering Department. 3. Fire Protection District- Requirement - Fire Protection District requests the following revisions be made: Page 2 of 8 February 7,2002 Little Red Ski Haus a. The entire structure is to be sprinkled and to have a fire alarm system installed 4. Transportation - Requirements- The information were forwarded by Transportation department: a. No comment at this time 5. Building Department - Requirements - The following requirementswere forwarded by the Building Department: a. No comment at this time 6. Parking - Requirement - The following requirement has been forwarded by the Parking Department: a. No comment at this time 7. Engineering Department - Requirement- The following requirements have been provided by the Engineering Department: a. Improvement Survey â€¢ The Improvement survey is required to be stamped by a Colorado P.L.S. and be within the last year b. An encroachment license is to applied for, for the sign and fence south of the property c. A dust and noise mitigation plan is to be submitted during construction d. No construction materials are to be stored on the public ROW e. A construction traffic mitigation plan is to be submitted to the engineering department for review. The provision of a shuttle service for workers is strongly recommended to avoid congestion in the surrounding area, with only specific work vehicle allowed to be on site or in the near surroundings f. All temporary encroachments such as dumpsters or heavy equipment will be required to obtain a license, these will only be granted when it is physically impossible for these items to be stored and operated on site. g. The applicant has two options for mitigating the drainage 1. Onsite system, which would, involves the use of drywells. The use of this method is dependent on soils percolation test results to determine the ability of the soils to absorb this water. 2. To connect the roof drain and surface drains to the cities storm sewer pipe on South Garmisch Street. The foundation drains for the basement will have to use a drywell system. The C.O.A. Engineering department will provide assistance to the applicant on the drainage issues if asked to do so. Page 3 of 8 February 7,2002 Little Red Ski Haus Information - The following information has been provided by the Engineering Department: a. The submittal of the construction plans to Engineering Department for reviews prior to application for building permit will benefit the developer and will facilitate timely processing of the Building Permits. 8. Streets Department - Requirement- The following requirements have been provided by the Streets department a. No comment at this time 9. Housing Office - Requirements - The following requirements have been provided by the Housing Office: a. No comment at this time 10. Community Development - Requirements - The following requirements have been provided by the Community Development Office: a. The sign on Cooper Street will be required to comply with city standards b. Parking in front of the Lodge on Cooper street is to be stopped through the use of a sign or other means such as landscaping 11. Emergency Management Disaster Coordinator - Requirement - The following requirement has been provided by the Pitkin County Disaster Coordinator: a. No comment at this time 12. City Environmental Health Director - Requirements- The following requirements were made by the Environmental Health Director: The City of Aspen Environmental Health Department has reviewed the Little Red Ski Haus Rezoning land use submittal under authority of the Municipal Code of the City of Aspen, and has the following comments. AIR QUALITY: Sections 11-2.1 "Itisthe purpose of [the air quality section of the Municipal Code] to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by protecting the natural air sheds and reducing pollutants". The major air quality impact of a development is the emissions resulting from the traffic generated by this project. PM-10 (83% of which comes from traffic driving Page 4 of 8 February 7,2002 Little Red Ski Haus on paved roads) is a significant health concern in Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health concerns. The municipal code requires developments to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution. The applicant needs to implement measures that will minimize traffic increases of the development, or offset the emissions from the project with PM10 reduction measures elsewhere. In order to do this, the applicant needs to determine the traffic increases generated by the project (using standard ITE trip generation rates), commit to a set of control measures, and show that the control measures offset the traffic or PM10 produced by the project. Standards used for trips generated by new development are the trip generation rates and reductions from the 'Pitkin County Road Standards', which are based on the Institute of Transportation Engineers Trip Generation Report, Fifth Edition. Using these numbers, the Department calculated that the rezoning and remodeling of this site, if the restaurant were open to the public, would generate 8 to 11 trips per day. This includes not just trips of guests, but employees, service vehicles, deliveries, and visitors. However, the applicant has assured us that the restaurant will not serve anyone other than lodge guests. No other visitors or public will be served. If the restaurant were to open to the public, these additional trips would need to be mitigated. However, if the restaurant is open only to lodge guests, using the ITE figures, there will not be an increase in traffic or PM-10 because the number of units is being reduced. A condition of approval is that, if in the future the owners wish to have the restaurant serve the public or patrons other than lodge guests, the owners be required to implement a PM-10 mitigation plan approved by the Environmental Health Department, with enough control measures to offset the increases in traffic generated by the restaurant. TRASH STORAGE AREA: Trash generated by the operation is required to be contained in an approved wildlife-proof container, such as a compactor or bear enclosure. FIREPLACE/WOODSTOVE PERMITS The applicant must file a fireplace/woodstove permit with the Building Department before the building permit will be issued. In the City of Aspen, buildings may have two gas log fireplaces or two certified woodstoves (or 1 of each) and unlimited numbers of decorative gas fireplace appliances per building. New homes may NOT have wood burning fireplaces, nor may any heating device use coal as fuel. FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing, watering of haul 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 line or Page 5 of 8 February 7,2002 Little Red Ski Haus causing a nuisance. Dust control will be crucial due to the closeness of existing homes to the site. A condition of approval should be that the applicant provides a completed fugitive dust control plan to the Environmental Health Department prior to the issuance of a demolition or building permit. ASBESTOS Prior to remodel, expansion or demolition of any public or commercial building, including removal of drywall, carpet, tile, etc., the state must be notified and a person licensed by the state to do asbestos inspections must do an inspection. The Building Department cannot sign any building permits until they get this report. If there is no asbestos, the remodel can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it. ECOLOGICAL BILL OF RIGHTS The applicant failed to submit information addressing compliance with the Ecological Bill of Rights, such as listing energy conservation measures. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health, safety and welfare ofthe residents of the City of Aspen and it its visitors. Accordingly, it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction, noise cannot exceed maximum permissible sound level standards, and construction cannot be done except between the hours of 7 a.m. and 7 p.m., Monday thru Saturday It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood, since residences are so close. The applicant should be aware ofthis and take measures to minimize the predicted high noise levels. We recommend that any particularly loud noises not start before 9 am. POOLS AND SPAS All design, installation and maintenance must comply with "Swimming Pool and Mineral Bath Regulations, Colorado Department ofHealth, Water Quality Control Division, adopted August 15, 1993." A copy can be obtained from our office. FOOD SERVICE FACILITIES Section 10-401 ofthe Rules and Regulations Governing the Sanitation of Food Service Establishments in the State of Colorado requires a review of kitchen plans and specifications by this Department. The Department shall be consulted before preparation of plans and specifications. The Aspen Consolidated Sanitation District must be contacted for their recommendation on the proper size of the grease trap. Page 6 of 8 February 7,2002 Little Red Ski Haus Restaurant grills are regulated by the City ofAspen and the applicant should contact this Department to be sure that if a grill is planned, that it is in compliance with City code. A condition should be approval of both plans and specifications before the building permit is approved. A minimum of two weeks is necessary for the Department to review and approve plans. Also, final approval from this Department is necessary before opening for business and prior to issuance of a Colorado Retail Food Establishment License. a. 13. Parks - Requirement- The following requirements have been made by the Parks Department: a. Due to overcrowding and potential damage to existing and future structure, Parks recommends the removal of existing Conifers (5) located on both the East and West sides of the property. no mitigation will be required for removal b. The owners intent is to save the Cottonwood located out front of property. A construction fence shall be installed at the drip line of any tree to be saved. The city forester or his/her designee( 920 5120) must inspect this fence before any construction activities are to commence c. No excavation, storage of materials, storage of construction equipment, construction backfill, foot or vehicular traffic allowed within the drip line of the tree to be saved d. Parks is concerned about the replacement of the existing walkway. Hand excavation of the walkway will be required in order to prevent damage to the root system of the protected Cottonwood. Same concern should be taken with any repairs and work on the existing wrought iron fence, those parts of the fence which fall within the drip line. e. Planting with in the Public right of way will be subject to landscaping in the public ROW requirements. 14. Utilities: - Water: City Water Department - Requirement - As a request of the City of Aspen Water Department, revisions need to be made as follows: a. All uses and construction will comply with the City of Aspen Water System standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code Page 7 of 8 February 7,2002 Little Red Ski Haus - Wastewater: Aspen Consolidated Waste District - Requirement - The following was provided by the Aspen Consolidated Waste District: a. No comment at this time - Construction: Work in the Public Right of Way Requirement - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: Approvals 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department DRC Attendees Page 8 of 8 February 7,2002 Little Red Ski Haus Staff: James Lindt Applicant's Representative: Nick Adeh Brian Flynn Ed Van Walraven Richard Goulding ORDINANCE N0. 11 (SERIES OF 2002) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING THE LITTLE RED SKI HAUS MINOR PLANNED UNIT DEVELOPMENT, REZONING TO RAMF, RESIDENTIAL MULTI-FAMILY, WITH PLANNED UNIT DEVELOPMENT AND LODGE PRESERVATION OVERLAY ZONE DISTRICTS, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-124-71-005 WHEREAS, the Community Development Department received an application from Little Red Ski Haus LLC, owner, represented by Carl Darr of Gibson/Darr Architecture, for a Growth Management Quota System (GMQS) Exemption for lodge preservation, a Minor Planned Unit Development (PUD), and Rezoning to Residential Multi-family, R/MF, with Planned Unit Development and Lodge Preservation Overlay Zone Districts for a property consisting of Lot O and the western half of Lot P, Block 69, City and Townsite of Aspen; and, WHEREAS, the subject property is approximately 4,500 square feet, and is located in the R/MF Zone District; and, WHEREAS, pursuant to Sections 26.310 of the Land Use Code, the City Council may approve Amendments to the Official Zone District Map, during a duly noticed public hearing after taking and considering comments from the general public, and recommendations from the Planning and Zoning Commission, Community Development Director, and relevant referral agencies; and, WHEREAS, pursuant to Section 26.445, the City Council may approve a Planned Unit Development, during a duly noticed public hearing after taking and considering comments from the general public, and recommendations from the Planning and Zoning Commission, Community Development Director, and relevant referral agencies; and, WHEREAS, the Community Development Director recommended approval of the Minor PUD and Rezoning, finding that the applicable review standards have been met; and, WHEREAS, during a duly noticed public hearing on March 5,2002, the Planning and Zoning Commission approved Resolution No. 9, Series of 2002, by a five to one (5-1) vote, approving a GMQS Exemption for lodge preservation, and recommending City Council approve the Little Red Ski Haus Minor PUD and Rezoning to IUMF/PUD/LP; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Little Red Ski Haus Lodge property, Parcel Number 2735-124-71-005, shall be rezoned from IUMF to IUMF with Planned Unit Development and Lodge Preservation Overlay Zone Districts. Section 2 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Little Red Ski Haus Lodge Minor PUD is approved, subject to the following conditions: 1. A PUD Agreement and Final PUD Plans shall be recorded in the offices of the Pitkin County Clerk and Recorder within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on-site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. The foundation drainage system shall be separated from the site storm drainage system. The drainage system shall meet the City Engineering Department' s drainage criteria. 3. The applicant shall obtain a revocable encroachment license for the existing fence that encroaches into the public right-of-way. 4. The building permit application shall include: a. A copy of the final Ordinance. b. The conditions of approval printed on the cover page of the building permit set. 5. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. The primary contractor shall possess a Historic Preservation Contractor's license. b. All tap fees, impacts fees, and building permit fees shall be paid. 6. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m on Monday thru Saturday. 7. The applicant shall not track mud onto City streets during construction. A washed rock or other style mud rack must be installed during construction. 8. The Applicant shall submit to the Environmental Health Department a fugitive dust control plan which includes, but is not limited to fencing, watering of disturbed areas, continual cleaning of adjacent paved roads to remove mud that has been carried out, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This shall be required prior to the submittal for building permits. 9. The Applicant shall agree that there will be no construction material or dumpsters stored on the public rights-of-way unless a temporary encroachment license is granted by the City Engineer. In addition, the Applicant shall submit a full set of construction management plans as part of the building permit application, and the management plan shall include a noise, dust control, and construction traffic management plan which addresses, at a minimum, the following issues: a. Defining the construction debris hauling routes and impact on local streets; and b. Construction parking mitigation, except for essential trade trucks, no other personal trucks are to parked in the area around the site. The city encourages that site workers be shuttled in from the airport parking area. 10. All uses and construction shall comply with the City of Aspen Water System Standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to utilities. 11. A bear-proof dumpster shall be located on-site meeting the standards of the City of Aspen Wildlife Ordinance. 12. The Applicant shall complete (prior to any of the remodel work, including removal of drywall, carpet, tile, etc.,) the Building Department's asbestos checklist, and if necessary, a person licensed by the state to do asbestos inspections must conduct an inspection. The Building Department cannot sign any building permits until they get this report. If there is no asbestos, the demolition can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it. 13. The Applicant shall install a fire alarm and sprinkler system throughout the entire Little Red Ski Haus lodge as required by the City of Aspen Fire Marshal. 14. The applicant shall landscape over the existing gravel area in the public right-of-way to the southwest of the Little Red Ski Haus to prohibit parking in the front yard. 15. The applicant shall obtain a revocable encroachment license for the existing identification sign. If the applicant would like to replace the existing sign, then the new sign shall be placed within the boundaries of the property and shall require a sign permit. 16. The dining facilities may only be advertised in conjunction with renting lodge rooms or facilities within the Little Red Ski Haus. The dining facilities shall not be independently advertised as a commercial restaurant. 17. The applicant shall obtain a Colorado Retail Food Establishment License prior to serving guests food that has been prepared on-site. This will require kitchen plans and specifications to be submitted to the City of Aspen Environmental Health Department prior to commencement of food service. a. The applicant shall install an oil and grease interceptor as required by the Aspen Consolidated Sanitation District. 18. The applicant shall obtain a liquor license prior to serving alcoholic beverages. 19. The applicant shall adhere to the State of Colorado's Swimming Pool and Mineral Bath Regulations for the proposed Hot Tub. 20. The applicant shall adhere to all conditions set forth in Resolution No. 4, Series of 2002 approved by the Aspen Historic Preservation Commission approving a Final Review request for the Little Red Ski Haus expansion. 21. The applicant shall submit a tree protection plan to the Parks Department for review prior to the application for building permits. An inspection of all tree protection shall take place BEFORE any construction activities begin. 22. A construction fence shall be installed at the drip line of the Cottonwood to be saved to the south of the structure. a. The City Forester or his/her designee must inspect this fence before any construction activities commence. b. No excavation, storage of materials, storage of construction equipment, construction backfill, foot or vehicular traffic shall be allowed within the drip line. c. The applicant shall hand excavate the existing walkway being removed to protect the root system of the protected Cottonwood Tree. 23. The PUD development plans shall establish the dimensional requirements for the Little Red Ski Haus as the following: Dimensional Requirement Approved Minimum Lot Size (square feet) 4,500 Minimum Lot Area per Dwelling Unit N/A Maximum Allowable Density 14 Lodge Units Minimum Lot Width 45 feet Minimum Front Yard Setback 10 feet Minimum West Side Yard Setback . 5 feet Minimum East Side Yard Setback . 5 feet Minimum Rear Yard Setback .25 feet Maximum Height 25 feet Minimum Distance b/w Buildings NA Minimum Percent of Open Space Not Regulated Allowable Floor Area (FAR) 1.35:1 (6,035 sq. ft.) Minimum Off Street Parking 3 on-site spaces 24. The Applicant shall post a sign in the Hot Tub area limiting the hours ofuse to 10 AM to 9:30 PM. The Applicant shall strictly enforce the posted hours of use. 25. The allowable dimensional requirements being established for this property shall be limited as follows: If the use of the property reverts from a lodge to a single-family or multi-family residence, then the alley addition proposed through this PUD that consists of approximately 330 square feet shall either be removed or deed restricted to be applied towards a Category Affordable Housing Unit. Such unit shall meet the Affordable Housing Guidelines requirements without increasing the FAR of the structure and have a separate exterior entrance and no interior door to the rest of the structure. In such case, the Aspen/Pitkin County Housing Authority would determine the appropriate category for the unit. 26. The LIPC Monitor assigned to the project shall approve the deck railing and window changes to the alley addition prior to obtaining a building permit. Section 3: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be construed and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: A public hearing on the ordinance shall be held on the 22nd day of April, 2002, in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 25th day of March, 2002. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved by a four to one (4-1) vote, this 22nd day of April, 2002. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk Approved as to form: John P. Worcester, City Attorney 1 1-3 - //-1 .- 71 FOUND REBAR AND LI 1 1 LE RE KI HAUS RPC LS# 16129 -1 2-1 0 = RENOVATION A ~\ - 4 4- -0 MATERIALS UST: NEW ADDmON AT -NEWADDmON AT SECOND FLOOR AND SECOND FLOOR ALL PLANT MATERIALS SHALL BE APPROVED BY THE ASPEN BAY WN[DOWAT FET FORESTRY DEPARTMENT PRIORTO PURCHASE AND FLOOR UNE OF EX15rING INSTALLAPON CARPORT TO BE RevIOVED / REPLACED TYPE I BO>MOOD SHRUBS 16 e .61 9 ~ A TYPE 2 YELLOW ROSE AT PERJMETER, CANNIS AORENCE VAUG,Â·IN) & rJUPS (TUL]PA AT CENTER TYPE 3 CANNAS INTERSPERSED WI TH 1-LAX. LOBELIAS 0-OBEUA ERIN i.Â·, AND HYACIN TH S (HYACIN THUS ORIEN [AUS) AT ALLEY 13.A f OWNER/CLIENT: 5'-1' XIN I +C LITTLE RED SKI HAUS, L. L.C. 1 .. Lia - 1~ - Â« TYPE 3 J ~ O 41 Ic ..1.2. 3....2...1.ti,2 11.-1. t./ .....:1 - ...,- NEW WOOD DECK OVER . 3% 1 - -/;7 ORPORT. TO REPLACE =C * i F-''KEWAr,[NTIONIA~ 'i:,f) 'Â·~:11:1.-+-11 1 / 121 STING,18 = c~ . ARCHITECT: 4 0 4 .20< : ..:'. IsTS,rinrF,ORS . -Â·Â·Â·Â·Â·00Â· Â·.Â· . ~:91 CD F ...I-1- -7-- 221 LINE OF ONE-STORY /Â«fkc <. Â·9744--0 r-1 &6 12/h,# mpapeal - NEW ADDmON AT ~ GIBSON / DARR SECOND FLOOR .0 - /: ---......7....----0 . Cpf C. WALK . ADDITION TO BE REMOVED -| 1 1 - 1121-1140-1 2<>Â« 4% . % i ARCHITECTURE + CONSULTING 4-4 Â© 2002 41 /34# -- . 4 C 1 - NEWADDmON AT ..2.- FIRST-AND SECOND FLOORS 116 W. ILLINOIS STREET 3=7-_ - 31 f /41 ~ . </3/niâ‚¬2~.~ ~ CHICAGO IL 606 I 0 LAWN 1 2 41\ TEL. 312-467.9790 to - . . r T 09341 / \ --~~ ~ FAX.312-467.9792 64. E.- F TO BE REMOVED AT GRADE UNE OF BUILDING PORTION 4 ful, . - . 1 ~11 MULTISTOREY -4Â¢*---h--4 1 ' 7 9 FKAME LODGE TO BE =e~ 1 3/838*NOMMA?tkiltÂ·~~f>'1~~r "Â·:1#19<49 - I - * .0\'Et )%Â¢ t'EXÂ»21[t,4 REMODELED 0/ lit Tgl LOT N 1 *LOT P L TrpE 2 V \4\:C ~ ,Â· - 6 -' 1 _'.1-.I'.7.i' 0 0.7 , 2 vE/fil-21 TYPE 1 -~ TYPE 1 --j r. +/- Fl'VE FOOT WIDE /f ~-4 -I- _.. / CONCWAL)< TO tal. %\/ M- Â»22==229 - SLOPE DOWN FROM FRONT 4- 1 GRADE TO SIDE ENTRY I /-7 6 +1 . d. LOT O 1 1-* 1 7 2.0 4=~ %-0 - .100 ACHz - i 7 ~- Pt,NTING BED ~~~-1---r-- ~ 4500 SQ.FT.rt ' ~ 2. 7-- 1 -NEWLANDSCAPEWALLAT | 22 i/' GRADE -rRANSITION 0 1 g. P N 1 1# , I -UNEOF A*SEMENT GEINERAL NOTES: | <...---. WALL BELOW -- r-NEWWOODPICKETFENCE / IN SAME STYLE AS FENCE -Ill--Ii----Il--Ill-----i--I.--- 1 AMERICAN INSmUTE OFAROHECTS DOCUMENT(AIAA!01), GENERAL CONDRONS OFTHECONTRACTFORCON5TRUCTION,Â·LATEST EC)mON 1 ALONG THIS UNE BEING ' 14.-5Â«' L.2--- -. / REMOVED FRONT YARD LANDSCAPE PLAN Â¤ ARE HEREBY INCORPORATED AS PART OF Of THESE DOCUMENTS. . - REMODEL PORCH ROOF SCALE: 1/4= 1-0' 2. WORK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCEWITH MANUFACTURER'S RECOMMENDATIONS AND WITH REFERENCED CODES AND 1 l I AND COLUMNS TO REPLI- 5TANDARDS CATE ORIGINAL_ DENOTES AREA SPECIAUY PROVIDED FOR HANDICAP ACCESIBILITY. SIZE OF AREA, LOCATION and CONAGURAT1O14 OF HARDWARE, 3. & ACCESSORIES, HANDRAILS, CONTROLS, ETC. SHALL COMPLY WITH THE REQUIREMENTS rIANDICAP ACCESSIBLE SPACES. BUILDING DEPARTMENT INFORMATION THESE DRAWINGS HAVE BEEN PREPARED UNDER MY SUPERVISION AND. TO THE BEST OF 1NKNOWLEDGE. - 1,1.RGE INDEX OF DRAWINGS APPLICABLE CODES COMPLYWITH THE CODES AND ORDINANCES OF THE Cr17 OF ASPEN, PrTKIN COUNTY IU]NOIS. BUILDING CODE: 1997 UNIFORM Bull.DING CODE AT GARDEN. BERM DOWN - PLUMBJNG CODE: I 997 UNIFORM BUIL-DING CODE FROM RAISED WALK AREAS | | || |% | 1 1 I I I 1 -11 2! ARCHITECTURAL ELECTRICAL. CODE 1997 UNIFORM Bull-DING CODE MECHANICAL CODE: 1997 UNIFORM BUILDING CODE FIRE CODE: ENERGYCODE: A5HRAE 90E , COMCHECK Q A-0 T[TLE SITE MAN. FRONT YARD LANDSCAPE PLAN HOCP COMPLY W;TH AMERICANS MTH DISA81LJnES ACCESS IBLFIY GUIDELINES (AAIDAG) .2002(mSCN.#JbRE+CONal.. A-1 DEMO PLAN OCCUPANCY GROUP: E ( BUISNESS) BOSTING DECORATIVE WROUGHT CONSTRUCTION TYPE: IRON FENCE TO REMAIN - STRIP, A -2 BASEMENT PLAN, FIRST FLOOR REPAIRASNEEDED AND PRNT ~ ~ BUILDING AREA: BACK OF OURB A -3 SECOND FLOOR, ROOF PLAN SECOND FLOOR - 2,371.86 SQ.FT EKN ING 1 HEE 10 REMAIN --/ FIRST Fl OOR - 2304,47 SQ.FT PROTECT DURING TOTAL A- 4 ELEVATIONS BASEMENT - 2301,69 SQ.FT / CONSTRUCTION -I---P----- 6.978.02 SQ.FT. GROSS A- 5 ELEVATIONS & BLDG SECTIONS OCCUPANT LOAD E<15TING SIGN TO REMN 15!. FLOOR AREA: (-/100 FOR BUISNESS) == " PERSONS 1 ST. FLOOR AREA ("/1 00 FOR BUISNESS) = â€¢â€¢ PERS,ONS EX]STING WALK BETWEEN ISSUED FOR: BASEMENT AREA (-/100 FOR BUISNESS) = " PERSONS PUBUC WALKAND CURB ( OCCUPANT LOAD " PEFEONS TO BE REPLAZED WITH NEW | < PAVING 118 COOPER STREET l SITE PLAN ~ 4/22/a2 HEARING 04/09/02 A-0 SCALE: I,tr = I'-0' (J/ }E RESUB. 02/26/02 CONIHACTORSHALLBERESPONSIBLEFORFURNISHINGANDINSTALLINGWORKIN FNZ SLB. 02/20/02 COMP[W\ICE WITH APPLICABLE 8UILDING CODES ORDINANCES PÂ¢Z / ~FC SIB. 01/30/02 (E Â¢ SCS OF BEARING CONC. 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GIBSON/DARR LITTLE RED SKI HAUS Architecture + ConsUting RENOVATION 1 1 6 We* Illinois Street 118 WE5T COOPER STREET \ \ Suite b E #F~Si&~ v Chicago. Ilino,s 60610 Aspen, Colorado TEL: 3 I 2.467,9790 FAX: 3 I 2.467.9792 :~ ISSUED FOR: 3> NOT FOR A-1 BASEMENT DEMOLITION PLAN FIRST FLOOR DEMOLITION PLAN CONSTRUCTION 4/22/02 WEARING CA/CA/02 IE RENE. 02t26/02 SCALE: 3/16'= 1'-0â€¢ SCALE 3/:6" = I'-0' PÂ¢Z / IE SUB. 0120/02 Pe SUB. 02/20/02 ALLEY lili.It i - 17.7 ij 144 I . /7 i:,- al------1---------54-fte-=DECK -f ' 1 r(j / l\/----f~ k '9 ~ LE Ll_ i O 0 I + 1 1 STR'MÂ¢ PILE ( I 2) FOuRFIENDS C ~ FC-1 OEIEE~&~ST<qu p H I --1 DECK k rlorTUB 1 e -EK- of' 1 - 1 #40 1 .Â¢#Â·~W<AW~KNM/* .Wâ€žÂ«â€žm,4 .Â»> - i =[lo (11 IlÂ·~ I -lg[--1 -~ e Â«2Â©,1 p... 1 ' 1 -- ~ C - UP 4R --r 1. C 'IN[*HI 0 IC-- 7 1 . 1- C -7 L- C- / 0 - .B..NEST/* 7 1, 2 - 8UO<HOIN (10) r 1 0-4-0 2 --tfAL il - Â©1 . 01/5...OOLEÂ·(9) / I /- --1 'U// 1 r--4 1 0. 21 124.-L-9.1 2-=l- L la I 11 . NI_ 1 m. \ I r-- Rig~SGOUPTO 1 1 .. i 1 1- 11 ..........J SEOOND FLOOa - Fv'/ CORRDOR -' 1 /4 h 51 el 11 1 1 1- --- P~I70RM j. . -1 i.:.- =~--/~ L.2 ~ -- -----1 I I . C 4 Â·r. 5 0 03 0 Â«-0-1 - a Â¥ holl-1 1=7 m. - DOUA'l - 0Â·!EclaN #--- - -' J. LOBBY -" 4 \ C > 1 A .,t. U /1 Um ENEIL : 7-19* , 0 ;51% 1 ... DINING k t-2 5---8- ' -41 V HALL ~-~~ , C .mnfre .A .......... .... .-- *: 4 I LOUNGE H-4 .S Â« -\Acze % --4 - - 471~ 01 - ~1Â£F ... ./ c . 10]C}{EN NaÂ¥,1 11 1 Â· Â· ... i 'L /MECH. PO),U> O 1* 0 01 I.OP*SE 11 ( I m . - 7=-7->6 7-2.-/9- U NOT FOR I.- 11 * x7:..7Â·., r.1Â·44-14 - , ~ * - I./.Enâ‚¬cx Â· ET 41 /Â»4Â·'.#. / /.0.1 # 4 Â» #-1-4-0 - - . . 4% CONSTRUCTION / 7 .. 4 3 411< [ 1/'#/0,,: - -7 -411 7---r~/ \ -: Ar 21 O 2002 Cla50,4041,8,~0Â·,TEC,AE +CON,U.. 431010 .... . A --7 G]BSON/DARR LITTLE RED SKI HAUS 4% RENOVATION N.lax,re + Cor~2 t. 116 West Illinoh Street 1 18 WEST COOPERSTREET 16*-1.E x)Â¢ Suite SE ' 39'll Chicago, Ilmois 60610 Aspen, Colorado .*f j TEL: 312.467.9790 114Â»211:. Â·i #Â«Â·lkilit'Fll-,~~2,Â·~;1141Â» 1 t.:fr.<<:It~ltÂ¢ r>]E>'43 11Â·~Â·04{9113% FAX: 312.467,9792 C g Â¤ ~ g g 902. 04 U - 1 ISSUED FOR: (\ - Am/02 WEARING 04/OR/02 A-2 LOWER LEVEL FLOOR PLAN FIRST FLOOR PLAN 10:C RE518. 02/26/02 SCALE: 3/16" = 1'-00 PÂ¢Z SUB. 02/20/02 SCALE: 3/16Â· =I'-0Â· MZ / WFâ‚¬ Ela 0\/30/02 0 N./1 I .29?$9%*11 11 1 ... - - 1 1 1 -=Â« 1 1 PBOSPECIORM -- C ....J) - HOT- 1 - 11 . 6 AJ 1 P.Â· Â·.w~ -bu - . Â·".I 0- BELLMOJ/1.li,) 1 ci~ Th &44/ DOG(6) f \\ C.-U U A 17 1 1 oil 1 r --1 01 11 s~o,~oser.m / li# L--1 b~DOER'/SLFFING LOFTABOVEBATHPDOM *AU ' r--1 IT[1Â£ ANNES<4) _ 01 941'Plal m 1 03 IL-1 (Ir - 1 1 1 ----- 1 L---- AUT-IES RUNO) ---%~&-~- 'I-~-2- 1*GULCHO) 1 V ' 1 9 % % 1 .1---- 1-,-=1 1\ ON FWA; 32 951 1 1 1 ~I 1 1 51#-1 . 3 9--0 J ~-11===2~ -- .F9-/'R i ~ Â° NOT FOR I \ CONSTRUCTION 01001(~CN[*,L,â€¢i,O,mCTL,IEÂ«C,al.. GIBSON/DARR LITTLE RED SId HAUS Archipect,re + Cong~ RENOVATION 116 West Illinois 50-eet I l 8 WEST COOPER STREET Su,te SE Chicago, IMinols 60610 Aspen, Colorado TEL: 312.467.9790 FAX ] I 2.467.9792 ISSUED FOR: 4/22/02 HEARING 04/oq/02 A-3 SECOND FLOOR PLAN ROOF PLAN MC RESUB. 02/26/02 SCALE: 3/16" = 1'-0' SCALE: 3/16' = I'-0' FIZ SUB. 02/20/02 MZ / 1*'C SUB. 0\/30/02 Ill]. 0 1 1 1 005nNG CHIMNEY NEWVTH ADD,TION Q TO REMAIN / T.O. ROOF ' EL + 22-61,4 . Â¢ A / L 1 - 1 1 7-- // : .::I 11 1/ \4 /: N / ; i i lili 1 i ' E=&1 -d + . // 1 --- Flu 942. - -- 1 03 1 I nu 1 4/,6 - 1 1 1 1 1 1 i < 'i L.L.: 42 ---4 - SECOND FLOOR * 11 11111 Iii ; *4 f Â«19 11 1 1 1-- -, 1 2~ 3--41.-- ~OD SIDING - ' ~ , EL + 12'-1 4.x-~ -.-- irmj-r Ir-Dme-~~i E Â· _ . 1 2 1 I i '' ' . 327 7 Y<-74 4 4Â»9---------=--j 020 ', =I- i! 1 .1 . 111 \. 1. \KI.. 1 , 1 1 . .j'~IM W 1 .1 1 1--. : 1 1 1 1 t.. 2.:.4 :4... - a r=Â» /11111111 -- -I- -N.-IN 0. !t,1!1, 1 1 i 4 1 \ 1 FIRST FLOOR AN FLR * ~ ' EL. + 4'Â·6' I r-=T \ ..=2.1. 11 1 ==lk\\ 900 .Il. -----4 LATTICE PRIVAG SCIREEN gaptit# pk lili --- -- ..32 - \ ===1 -Li [ ___ AT END RJUNG BAY \ 1-1 f. -- -1 > -1-----1.~- Il 1 El[|i| |11 | I I : ill Iffmm li m -- /1 -- / Eg CÂ«84 1 1 1 - ./...-LTE-- -\--- --- 4 --.-'~ --- -- - =--1 . -I-'-I.-I- ~---~- - ~-11111~ 'Illilillilill111Ill11111 -'-I- - 1 I i LOWER LEVEL FLOOR ~ WOOD STEPS 1 .3 i EL. + 3'-40 ' ' |Ji. ~ EXIgTING WINDOW TO - 1 ' ' J BE REMOVED (np~ i 1 1 I I 1 1 -r-----_+- NEW ENTRY WELLAT SIDE OF ~ ORIGINAL. HOUSE, TO BASEMENT 1: r I i EAST ELEVATION SCALE: 1/4. = 1 -0 805*NINGLE ROOF TO IREMAIN ORNAMENTAL ----1 METAL atESTING â€¢ RIDGE TO REMAIN ~' * T.O ROOF lt,11 1,1ff,fff#fft ftdift:ff f f,ftiffteffitettft~ EL + 22'-3' 1~ & REPLACE E>05TING NON-ORIGINAL , DOUBLE HUNG WINDOWS -- 4% Â« REGEÂ» EXISTING WOOD SIDING TO REMAIN 1~-.. ~ 1 Â«2.ir-4-.1.-~ ,======r ~\ --- /<1 9 A=rÂ· WOOD FRETWORK PANELS TO - -1 DUPUCATE ORIGINAL ~ 1 L-=---- ,...I- - j , \ \1 1 1 ~ SECOND FLOORFIN. FLR. EL + 9'-1 I W' - ORIGiN41 | 1 ../-/5---/1----'=--- -,2---5--2/.....14.1 WOOD BRACKETS SIMILARTO -rli ELONGATED COMPOSilE 1 11 1 111 COLUMNS TO REPUOTE , STEEL ORIGINAL TO ORIGINAL 150- 7 - --101- 74< = ~-44lf 90 COLUMN CONISTRUCTION EXIST. FENCE Tq N 471 R If -- ~- 3 31- r-:r 43616 -t V- Â¢4Â» ~ FIRST FLOO RfIN B 017*4~ tattiiÂ«Â·: . X. SOND,IAR,ifÂ©~TECTLIâ€¢E...LITN- GIBSON/DARR LITTLE RED SKI HAUS ~ -aÂ«=30 EL. + 1-0' -Ardwoecture + Consu# RENOVATION C 2. 71 116 Wat 11.inoh Stmet 118 WEST COOPER STREET Suite SE BERM UP GRA DEM NEEDED - WOOD,rEPS- 1 ' Chicago. Illinois 606I0 Aspen, Colorado FOR H.C. ACCESS & NEW. SEE * PLAN TEL. 312.467.9790 1 1 FAX: 3 I 2.467.9792 1 1 ISSUED FOR: 1 1 1 1 1 1 1 1 4/22/02 EARiNG 04/08/02 A-4 SOUTH ELEVATION FC RESCB. 02/26/02 SCALE: 1/7 = 1 -J PÂ¢Z SUB. 02/20/02 PÂ¢Z / IFC 51.B. 0\/'30/02 PROPERTY LINE L.,344=1 3Nil .UN3dO~Id < . i j ORNAMENTAL METAL CRESTING AT RIDGE TO REMAIN 6= T.O. ROOF ~ v 1 \ h / 20 1 - -4--r#Lijill 1 I Â» P 1 Â« 29 hilliwililli , ': f..f il.// r/;*---- [i~Iril-TTII-1 'W.....).0~~,rÂ· - -p- -1 1 i .. ........:.......... NEEDED REPAIR EXISTING ROOF A5 &11111111!111 1 ! i Â·===== 11[/"111"\111111/111\~111 111 /111\ lilli /11[\ 111 ' illiti 1311' 1 '. -----4-#-- 111. m 411% 111 .111 i 1 --44.4494 -1 11 14 444445% 1~111~1 ~ / ~ / j Ii,1ll1ii!ll / . / I , 1 1 kijill litil INI Â»Â« Ilglul luull E]El El[El ' i - 1 -11 \Â«4\\\ 9 / -,-23-1/f i 1%3329-inÂ·-Â·Â· - ---- -u=zi1361&-zurz-__._____.__., 1 SECOND FLOOR 1 C illtillifi ---- -.~1--I..-------- ---- - -- ---__- iliâ‚¬=En=Un 13 111 11'B' 41Â»j Ir'.1.1 r':Eill LEÂ«63Â»~r---LTIEIUI ZI -iw--w----*;---*-6-=--2-=- -1-----~---Â· I 041 j / REWORKED & RESTORED ~MILAR TO ORIGINAL CONDmON -----m 1 lili 1.1 . Ir------ ------ ------------- -&1 0- | |~~~~~~ ~~191~Di~~ Ill 9 'mit ikEpre:Â«.Ef-=C=e-MEÂ« Eff fzf~Effiff E) C l i l l i 1 -3- :-- *- -Ii 1 [IU.1 j 41- I . --- - - ... .......- 1 ,? 1 1 11 / 11 1 1 . I illill 11'lilli PE---I)= 0 a. 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NEW CARPORT ROOF & K Al#ture + Cons*N RENOVATION 16 West Illinok Street 118 WESI COOPER STREET Suite 5E Chicago, ininois 60610 Aspen, Colorado TEL: 312.467.9790 FAX: 3 ll.467.9792 ISSUED FOR NORTH ELEVATION ( - 1 NOT FOR SCUE, 1 /40 = I'%/ CONSTRUCTION *c Reg. 02/26/02 Am/02 WEARING 04/09/02 A-5 P(Z SUB. 02/20/02 PIZ / IFC SUB. 01/30/02 PROP~ 1 1 ..â€ž.11,4.....07'P.......Sk - -4 - '-3 4_06*Jtl<L KUCHE!~1 - . bMEb Im. * W 1 ./ -1 1 lili 1 1 / \ 3 â‚¬1224Â£*- 1 -- -1-_ // 1 1 I Â· 2 - -14Â« 378'~mene- . P./2 t [6641 19 ..12. Â·Â·Â· - - 1 DIMIMC -4 , FILLIE MErr 1 r 99.,1 , 40.8-7. , f l'...4:4. 0 0 1 J ...'I~:A/"... 4 . ...c ;.7, . ' 111 Â» 111 .'11 0 1 ~ -- t--4-1- -~ ~ ~~ g,ie *Â·e. i., ~ ~ 1 .9 -~t ... * , ..Â·,.~r<.;Â·:ly>Â·fF'~t.*341- ~;49~~ 1. . , - . .:,3...........9,34,1Â»414. E , 1 1 M'P *1 , . . 13 .' 1- ....1.2 .. 1 1 1 - - - - - 1 - -1 1 1 1 . r Q .0. 3, W,4Â¥ .... DI/1 1. #i < j ~ -~. ~ ~3~f}-0 -:.. 1 Â¢9+ .4 - ( 1Oll-El j -1 Â·-- -rr - I - , Al/112EX r 7- 4 ,0 - I 1. 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' I.' ./ I L ___ .1 1 . --- .1 Â·Â· I :r: 4.L 247 I. .:0 0 0 0 0 O -n Dn.baES 8,-0. 9.-0'IN..4: 4 ..''l BEVM:*BOOE t. 12. .N# .5 98,-2. vrrEA E,k;loilÂ· *8* c. 141.4 1 WÂ·RE# 1 F *it:*::0#..:.4'2Ct kek *8 Aspen Consoliclatecl Sanitation -Uistrict Sy Kelly * Chairman John Keleher Paul Smith * T reas Frank Loushin Michael Kelly * Secy Bruce Matherly, Mgr February 15, 2002 James Lindt Community Development 130 S. Galena Aspen, CO 81611 Re: Little Red Ski Haus Rezoning Dear James: The existing structure is currently served by the public system. The renovations proposed would require the installation of an oil and grease interceptor. As usual, service is contingent upon compliance with the District' s rules, regulations, and specifications which are on file at the District office. All fees must be paid prior to the issuance of a building permit. Fees will be estimated once detailed plans are available and a tap permit is completed at our office. Please call if you have any questions. Sincerely, 3,Â·Â» ---P.4 +~L -Lic Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 MEMORANDUM To: James Lindt, Community Development Department Frorn: Jannette Whitcomb, City Environmental Health Department Date: February 13,2002 Re: Little Red Ski Haus Rezoning Parcel ID #2735-124-71-005 The City o f Aspen Environmental Health Department has reviewed the Little Red Ski Haus Rezoning land use submittal under authority of the Municipal Code ofthe City of Aspen, and has the following comments, AIR QUALITY: Sections 11-2.1 "It is the purpose of [the air quality section of the Municipal Code] to achieve the maximum practical degree of air purity possible by requiring the use of all available practical methods and techniques to control, prevent and reduce air pollution throughout the city..." The Land Use Regulations seek to "lessen congestion" and "avoid transportation demands that cannot be met" as well as to "provide clean air by protecting the natural air slieds and reducing pollutants". The major air quality impact of a development is the emissions resulting from the traffic generated by this project. PM-10 (83% of which comes from traffic driving on paved roads) is a significant health concern in Aspen. The traffic generated will also produce carbon monoxide and other emissions that are health concerns. The municipal code requires developments to achieve the maximum practical degree of air purity by using all available practical methods to reduce pollution. The applicant needs to implement measures that will minimize traffic increases of the development, or offset the emissions from the project with PM10 reduction measures elsewhere. In order to do this, the applicant needs to determine the traffic increases generated by the project (using standard ITE trip generation rates), commit to a set of control measures, and show that the control measures offset the traffic or PM10 produced by the project. Standards used for trips generated by new development are the trip generation rates and reductions from the 'Pitkin County Road Standards', which are based on the Institute of Transportation Engineers Trip Generation Report, Fifth Edition. Using these numbers, the Department calculated that the rezoning and remodeling of this site, if the restaurant were open to the public, would generate 8 to 11 trips per day. This includes not just trips of guests, but employees, service vehicles, deliveries, and visitors. However, the applicant has assured us that the restaurant will not serve anyone other than lodge guests. No other visitors or public will be served. I f the restaurant were to open to the public, these additional trips would need to be mitigated. However, if the restaurant is open only to lodge guests, using the ITE figures, there will not be an increase in traffic or PM-10 because the number of units is being reduced. A condition of approval is that, if in the future the owners wish to have the restaurant serve the public or patrons other than lodge guests, the owners be required to implement a PM-10 mitigation plan approved by the Environmental Health Department, with enough control measures to offset the increases in traffic generated by the restaurant. TRASH STORAGE AREA: Trash generated by the operation is required to be contained in an approved wildlife-proof container, such as a compactor or bear enclosure. FIREPLACE/WOODSTOVE PERMITS The applicant must file a fireplace/woodstove permit with the Building Department before the building permit will be issued. In the City of Aspen, buildings may have two gas log fireplaces or two certified woodstoves (or 1 0 f each) and unlimited numbers o f decorative gas fireplace appliances per building. New homes may NOT have wood burning fireplaces, nor may any heating device use coal as fuel. FUGITIVE DUST A fugitive dust control plan is required which includes, but is not limited to fencing, watering ofhaul 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 line or causing a nuisance. Dust control will be crucial due to the closeness of existing homes to the site. A condition of approval should be that the applicant provides a completed fugitive dust control plan to the Environmental Health Department prior to the issuance of a demolition or building permit. ASBESTOS Prior to remodel, expansion or demolition of any public or commercial building, including removal of drywall, carpet, tile, etc., the state must be notified and a person licensed by the state to do asbestos inspections must do an inspection. The Building Department cannot sign any building permits until they get this report. If there is no asbestos, the remodel carl proceed. If asbestos is present, a licensed asbestos removal contractor must remove it. ECOLOGICAL BILL OF RIGHTS The applicant failed to submit information addressing compliance witli the Ecological Bill of Rights, such as listing energy conservation measures. CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: NOISE ABATEMENT: Section 16-1 "The city council finds and declares that noise is a significant source of environmental pollution that represents a present and increasing threat to the public peace and to the health, safety and welfare of the residents of the City of Aspen and it its visitors. Accordingly, it is the policy of council to provide standards for permissible noise levels in various areas and manners and at various times and to prohibit noise in excess of those levels." During construction, noise cannot exceed maximum permissible sound level standards, and construction cannot be done except between the hours of 7 a.m. and 7 p.m., Monday thru Saturday It is very likely that noise generated during the construction phase of this project will have some negative impact on the neighborhood, since residences are so close. The applicant should be aware of this and take measures to minimize the predicted high noise levels. We recommend that ally particularly loud noises not start before 9 am. POOLS AND SPAS All design, installation and maintenance must comply with "Swimming Pool and Mineral Bath Regulations, Colorado Department of Health, Water Quality Control Division, adopted August 15, 1993." A copy can be obtained from our office. FOOD SERVICE FACILITIES Section 10-401 0 f the Rules and Regulations Governing the Sanitation of Food Service Establishments in the State of Colorado requires a review of kitchen plans and specifications by this Department. The Department shall be consulted before preparation ofplans and specifications. The Aspen Consolidated Sanitation District must be contacted for their recommendation on the proper size of the grease trap. Restaurant grills are regulated by the City ofAspen and the applicant should contact this Department to be sure that if a grill is planned, that it is in compliance with City code. A condition should be approval of both plans and specifications before the building permit is approved. A minimum of two weeks is necessary for the Department to review and approve plans. Also, final approval from this Department is necessary before opening for business and prior to issuance of a Colorado Retail Food Establishment License. MEMORANDUM TO: James Lindt, City Planner FROM: Sarah Oates, Zoning Officer 25<23 RE: Little Red Ski Haus Rezoning, Lodge Preservation PUD, GMQS Exemption DATE: February 8,2002 The Little Red Ski Haus, 118 E. Cooper Avenue, is located in the RMF Zone District which has the following dimensional requirements: Setbacks: Front Yard - 10 feet Side Yard - 5 feet minimum, 10 combined Rear Yard - 10 feet The building is currently non-conforming and does not meet the rear setback, west side yard setback and combined setback requirements. The applicant is proposing changes to the building which will encroach further into the rear yard setback and into the east side yard setback. New setback requirements will need to be set through the Lodge Preservation PUD process. The structure on the lot exceeds the allowable FAR for a single family residence and the lodge use does not comply with the uses of the zone district. Both of these issues will be handled through the Lodge Preservation PUD. The proposed accessory use of a dining room area for guests is consistent with the LP Overlay zone district, although any use of the dining room by the general public would require an additional conditional use review. As part of the Temporary Use approval, the applicant was required to receive a GMQS change in use approval for a change in use of a historic landmark. This change in use approval has not been filed and as the code allows for the exemption of a historic landmark that does not increase the building's existing floor area ratio this may be an issue. I f the applicant is unable to qualify for the historic landmark GMQS change in use then review by the GMC will be required. The proposed additions appear to conform to the height requirements. All dimensional requirements established through the Lodge Preservation PUD process will be verified at the time of building permit review. Finally, the applicant will need to apply for an encroachment license through the City Engineering Department for the existing fence. FEB.11.2002 10:06AM ASPEN HOUSING OFC NO.446 P.1 MEMORANDUM TO: James LIndt, Community Development Department FROM: Cindy Christensen, Housing Office DATE: February 11,2002 RE: Little Red Ski Haus Rezoning, Lodging Preservation PUD, GMQS Exemption Parcel ID No, 2735-124-71-005 ISSUE: The applicant is requesting approval to reoonfigure the Little Red Ski Haus Lodge. The proposal includes reducing the lodge from 22 to 13 rooms. BACKGROUND: Currently, the Little Red Ski Haus contains 22 lodge rooms. Since the proposal is to decrease the number of lodge rooms, no employee mitigation is required. However, the applicant has expressed an interest in utilizing one of the 13 lodge rooms as an employee unit. Staff would highly recommend that the applicant reconfigure this room to be 400 square feet, contain a bathroom and a kitchen, and deed restrict the unit as a Category 1 or 2 unit. With the new changes In the Guidelines, the owner can place an employee of their choice in this unit without considering Income and/or assets of that employee. The unit would remain as an employee unit in perpetuity, no matter who owns the lodge. RECOMMENDATIO-N: Although the applicant is not required to provide an employee unit, Staff recommends approval of this request under the following conditions: 1. The applicant provide an employee unit meeting the minimum square footage of a Category 1 or 2 unit, incorporate a bathroom and kitchen within this unit, and deed restrict thls unit in perpetuity. 2. Provide a 1/10th of 1 % interest to the Housing Omce of the employee unit or provide another mechanism to guarantee the affordability of the dead-restricted unit that is agreeable by the Housing Authority and the applicant. 3. A deed restriction for the unit is recorded prior to building permit approval. cioth\word\referral\litteredschmlt MEMORANDUM TO: City of Aspen Historic Preservation Commission THRU: City of Aspen Planning and Zoning Commission Joyce Ohlson, Deputy Director FROM: James Lindt, Planner RE: Little Red Ski Haus Design Referral DATE: March 6,2002 The Planning and Zoning Commission reviewed the proposed Little Red Ski Haus Lodge Preservation PUD and expansion request at a public hearing on March 5,2002. Several members of the Planning and Zoning Commission and the public expressed concerns with the design and the size of the proposed alley addition as it related to neighboring properties. The Planning and Zoning Commission has asked that the HPC specifically review and address in their final significant design review the following concern: > The massing, bulk, and roof design of the proposed alley addition as it relates to the neighbor's (across the alley) view planes. The Planning and Zoning Commission approved the additional square footage (as requested by the Applicant) for the express purpose of allowing the HPC the maximum design flexibility in their review. The Planning and Zoning Commission would not be adverse to a reduction in the additional square footage if the bulk-and-mass concern on the alley side could be alleviated with less square footage. However, the Planning and Zoning Commission does not favor a reduction of the proposed on-site parking for the purpose of alleviating the bulk-and- mass concern; and, The Planning and Zoning Commission approved the proposed PUD and expansion, but have requested that the aforementioned issues get careful consideration by HPC. The Applicant was put on notice at the Planning and Zoning Commission Hearing that the design concerns were HPC' s purview, and that the Planning and Zoning Commission felt that it was inappropriate for P&Zto make any attempts at a redesign ofthe alley fagade. 1 Ex li It b ~ 1 P O V RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE PROPERTY LOCATED AT 118 E. COOPER AVENUE, LOT O AND THE WEST HALF OF LOT P, BLOCK 69, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2002 WHEREAS, the applicant, Little Red Ski Haus, LLC, represented by Gibson/Darr Architects, has requested Final Development approval for the property located at 118 E. Cooper Avenue, Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen, Colorado. The property is a designated landmark; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(13)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated March 13, 2002, performed an analysis of the application based on the standards, and recommended approval of the project with conditions finding that the review standards are met; and WHEREAS, at their regular meeting on March 13, 2002, the Historic Preservation Commission considered the application, found the application met the standards, and was consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application with conditions by a vote of 7 to 0. NOW, THEREFORE, BE IT RESOLVED: That Final Development for the property located at 118 E. Cooper Avenue, Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen, Colorado is hereby approved with the following conditions, to be reviewed and approved by staff and monitor: 1. Use the 1980 photograph, or earlier documentation, to guide the restoration of the porch columns and woodwork. Submit drawings of the replicated elements. 2. Submit a plan for reworking the windows in the upper bay on the front of the house to meet egress requirements. 3. Submit samples of the material proposed for the stone patio at the front of the house, and the front walk. 4. Provide a detail for the foundation treatment on the historic house. 5. Provide information about how the house will be protected from damage during the excavation ofthe basement. (The house is not being lifted up.) 6. Information on all venting locations and meter locations shall be provided when the information is available. 7. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed. 8. Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 9. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 10. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by LIPC staff and monitor. 12. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of March, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk Exhibill \12 0 RESOLUTION N0. 09 (SERIES OF 2002) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL TO CITY COUNCIL OF THE LITTLE RED SKI HAUS MINOR PLANNED UNIT DEVELOPMENT, REZONING TO INCLUDE A LODGE PRESERVATION OVERLAY, AND APPROVING A GMQS EXEMPTION FOR LODGE PRESERVATION FOR LOT O, AND THE WEST HALF OF LOT P, BLOCK 69, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-124-71-005 WHEREAS, the Community Development Department received an application from Little Red Ski Haus LLC, owners, represented by Carl Darr, Gibson/Darr Architecture and Consulting, requesting approval for a Growth Management Quota System (GMQS) Exemption for lodge preservation, a Minor Planned Unit Development (PUD), and Rezoning to Residential Multi-family, IUMF, with Planned Unit Development and Lodge Preservation Overlay for a property consisting of portions of Lots O and P, Block 69, City and Townsite ofAspen; and, WHEREAS, the subject property is approximately 4,500 square feet, and is located in the R/kIF Zone District; and, WHEREAS, pursuant to Section 26.310 of the Land Use Code, the City Council may approve amendments to the Official Zone District Map after taking and considering recommendations from the Community Development Director, the Planning and Zoning Commission made at a duly noticed public hearing, and taking and considering public testimony at a duly noticed public hearing; and, WHEREAS, pursuant to Section 26.445, the City Council may approve a Minor Planned Unit Development, during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and, WHEREAS, the Community Development Director recommended approval of the proposed rezoning and Minor PUD application finding that the respective review standards have been met; and, WHEREAS, pursuant to Section 26.470.070(M), during a duly noticed public hearing, the Planning and Zoning Commission may approve a GMQS Exemption for lodge preservation after considering a recommendation from the Aspen/Pitkin County Housing Authority and Community Development Director; and, WHEREAS, the Aspen/Pitkin County Housing Authority and Community Development Director recommended approval finding that the affordable housing mitigation requirements were met; and, WHEREAS, during a duly noticed public hearing on March 5,2002, the Planning and Zoning Commission approved a resolution, by a five to one (5-1) vote, approving a GMQS Exemption for lodge preservation, and recommending City Council approve the Little Red Ski Haus Minor PUD and Rezoning to Residential Multi- family/PUD/LP; and, WHEREAS, the Planning and Zoning Commission has requested that the Historic Preservation Commission further review the design of the proposed alley addition as is requested in the attached memo addressed to the Historic Preservation Commission (from James Lindt) dated March 6,2002; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the Aspen Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements o f the Aspen Area Community Plan; and, WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION as follows: Section 1 The GMQS Exemption for lodge preservation is approved with no affordable housing mitigation being required and an allocation of zero LP allotments due to the reduction in lodging rooms resulting in no net increase in employee generation. Section 2 That the Planning and Zoning Commission recommends that City Council approve with the following conditions, the proposed rezoning of the subject property to Residential Multi- family/PUD/LP, and the proposed Minor PUD: 1. A PUD Agreement and Final PUD Plans shall be recorded in the offices of the Pitkin County Recorder within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on-site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. The foundation drainage system shall be separated from the site storm drainage system. The drainage system shall meet the City Engineering Department's drainage criteria. 3. The applicant shall obtain a revocable encroachment license for the existing fence that encroaches into the public right-of-way. 4. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval printed on the cover page of the building permit set. 5. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. 6. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. 7. The applicant shall not track mud onto City streets during construction. A washed rock or other style mud rack must be installed during construction. 8. The Applicant shall submit to the Environmental Health Department a fugitive dust control plan which includes, but is not limited to fencing, watering of disturbed areas, continual cleaning of adjacent paved roads to remove mud that has been carried out, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This shall be required prior to the submittal for building permits. 9. The Applicant shall agree that there will be no construction material or dumpsters stored on the public rights-of-way unless a temporary encroachment license is granted by the City Engineer. In addition, the Applicant shall submit a full set of construction management plans as part of the building permit application, and the management plan shall include a noise, dust control, and construction traffic management plan which addresses, at a minimum, the following issues: a. Defining the construction debris hauling routes and impact on local streets; and b. Construction parking mitigation, except for essential trade trucks, no other personal trucks are to parked in the area around the site. The city encourages that site workers be shuttled in from the airport parking area. 10. All uses and construction shall comply with the City of Aspen Water System Standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to utilities. 11. A bear-proo f dumpster shall be located on-site meeting the standards o f the City of Aspen Wildlife Ordinance. 12. The Applicant shall complete (prior to any of the remodel work, including removal of drywall, carpet, tile, etc.,) the Building Department's asbestos checklist, and if necessary, a person licensed by the state to do asbestos inspections must conduct an inspection. The Building Department cannot sign any building permits until they get this report. I f there is no asbestos, the demolition can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it. 13. The Applicant shall install a fire alarm and sprinkler system throughout the entire Little Red Ski Haus lodge as required by the City of Aspen Fire Marshal. 14. The applicant shalllandscape over the existing gravel area in the public right-of-way to the southwest of the Little Red Ski Haus and a "no parking" sign shall be erected in the public right-of-way where the gravel area currently exists, southwest of the Little Red Ski Haus. 15. The applicant shall obtain a revocable encroachment license for the existing sign. I f the applicant would like to replace the existing sign, then the new sign shall be placed within the boundaries of the property and shall require a sign permit. 16. The dining facilities may only be advertised in conjunction with renting lodge rooms or facilities within the Little Red Ski Haus. The dining facilities shall not be independently advertised as a commercial restaurant. 17. The applicant shall obtain a Colorado Retail Food Establishment License prior serving guests food that has been prepared on-site. This will require kitchen plans and specifications to be submitted to the City of Aspen Environmental Health Department prior to commencement of food service. a. The applicant shall install an oil and grease interceptor as required by the Aspen Consolidated Sanitation District. 18. The applicant shall obtain a liquor license prior to serving alcoholic beverages to guests of the lodge. 19. The applicant shall adhere to the State of Colorado's Swimming Pool and Mineral Bath Regulations for the proposed Hot Tub. 20. The applicant shall adhere to all conditions set forth in Resolution No. , Series of 2002 approved by the Aspen Historic Preservation Commission approving a Conceptual Review request for the Little Red Ski Haus expansion. 21. The applicant shall submit a tree protection plan to the Parks Department for review prior to the application for building permits. An inspection of all tree protection shall take place BEFORE any construction activities begin. 22. A construction fence shall be installed at the drip line of the Cottonwood to be saved to the south of the structure. a. The City Forester or his/her designee must inspect this fence before any construction activities commence. b. No excavation, storage of materials, storage of construction equipment, construction backfill, foot or vehicular traffic shall be allowed within the drip line. c. The applicant shall hand excavate the existing walkway being removed to protect the root system of the protected Cottonwood Tree. 23. The PUD development plans shall establish the dimensional requirements for the Little Red Ski Haus as the following: Dimensional Requirement Approved Minimum Lot Size (square feet) 4,500 Minimum Lot Area per Dwelling Unit N/A Maximum Allowable Density 14 Lodge Units Minimum Lot Width 45 feet Minimum Front Yard Setback 10 feet Minimum West Side Yard Setback . 5 feet Minimum East Side Yard Setback . 5 feet Minimum Rear Yard Setback .25 feet Maximum Height 25 feet Minimum Distance b/w Buildings N/A Minimum Percent of Open Space Not Regulated Allowable Floor Area (FAR) 1.35:1 (6,035 sq. ft.) Minimum Off Street Parking 3 on-site spaces Section 4: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 5: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 6: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity o f the remaining portions thereof. APPROVED by the Commission at its regular meeting on March 5,2002. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Jasmine Tygre, Chair ATTEST: Jackie Lothian, Deputy City Clerk AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 1 11 9 0 6Â©pe-lf A\) e. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: ,200 1 ~21/On - STATE OF COLORADO ) ) SS. County of Pitkin ) / r I, J--04 0,1 â‚¬_9> l.- L LÂ·1 Clo~-7~- (flame, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: ./1 Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty.two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not ... .- less than one inch in height. Said notice was posted at least ten ( 1 0) days 4.r~Â· 4.i prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public 1 C. hearing. A photograph of the posted notice (sign) is attached hereto. 1 1.3 ' Ilâ€¢ ' I Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners o f property within three hundred (300) feet o f the.property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns , property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision o f this Title, or whenever the text o f this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses o f owners o f real property in the area o f the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Ceu*L#k114*j ~gnature The foregoing 'Affidavit of Notice" was acknowledged before me thiscitlday Of 3.--20 2- , 2001, by Tz- -r_- 9 1.3 ad-JI- PUBLIC NOTICE RE: 118 E. COOPER AVENUE (LITTLE RED SKI WITNESS MY HAND AND OFFICIAL SEAL HAUS) LODGE PRESERVATION PUD, REZONING TO LODGE PRESERVArION OVERLAY NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, Aprâ‚¬ 22,2002 at a meet- My commission expires: -4 713 /6330 -3 EQUEEJEEtEE 9 > 3Â»+~ ~c ted by Little Red Ski Haus, LLC, requesting appro- , , -- --/1 val of a Lodge Preservation PUD and rezoning to Notary Public -,-e=a==â„¢- include a Lodge Preservation Overlay. The appli- .#0790Â»bw cant is proposing to convert the lodge from 22 rooms to 14 rooms and expand the existing ..4.4 397..... lodge. The property is located at 118 E. Cooper ~ Avenue, and is legally described as Lot O and the ; No: \ west half of Lot K Block 69. City and Townsite of- 1 , M ZE -04 10 Aspen. ~i t I~ 5/~res j: For further information, contact James Lindt at the Aspen/Pitkin County Community DevelopÂ· ~ ment Department, 130 S. Galena St., Aspen, CO (970) 920-5095. jamesl@ci.aspen.co.us. s/Helen Kalin K]anderud, Mayor ~ ATTACHMENTS: .......0.40 i Â·oF 0 Aspen City Council Published in The. Asp.-n Ti/.s on March 30,20027 (8555 late replacement for 8557 Timeshare) COPY OF THE PUBLICATION . PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL -1 -- AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OFPROPERTY: fig EAsT Cooper , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Af r 1 1 5-2 i , 2001 STATE OF COLORADO ) ) SS. County of Pitkin ) 1, Bever 4 F ; D' â‚¬ (name, please print) being or represetiting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of As~giLLeast fifteen (15) days prior to the public hearing. A copy of the pitb~0~ hereto. W Posting of notice: By posting of notice, which In)'was,Qbtained from the Community Development Department, which Vak)#ladÂ¢,ef suitable, waterproof materia!â‚¬, which was not less than td~*-two (22) inches wide and twenty-six (26) inches high, and which was tb*ip'?sed of letters not less than one inch in height. Said notice was post@40-;least ten (10) days prior to the public hearing and was continuously visible frem the,?ndday of April , 200 A , to and including the date and time of the public hearing.,4 photograph of the posted notice (sign) is attached hereto. ,~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) o f the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners o f property within three hundred (300) feet o f the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses o f property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or othenvise, the requirement of an accurate survey map or other sufficient legal description ott and the notice to and listing of names and addresses o f owners of'real properry in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 4-eeÂ«,29 44 71.n-2 S ignature L-1 The furegoing 6Affidavit ofNotice" was acknowledged before me this ~04+ day of Apo 1 , 200.2, by .gi-ep 0 li e ,~ 1 6-6.1 ad câ€ž-1 0 1 WITNESS MY HAND AND OFFICIAL SEAL Ke< Of/L :-1 e . ' *30'.4 Â» My commission expires: 9-27-05 .rÂ§ 24,90 &-0 0Â»wn 0 Notary PubÂ¢b ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED B Y MAIL PUBLIC NOTICE RE: 118 E. COOPER AVENUE (LITTLE RED SKI HAUS) LODGE PRESERVATION PUD, REZONING TO LODGE PRESERVATION OVERLAY NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, April 22,2002 at a meeting to begin at 5:00 p.m. before the Aspen City Council, Council Chambers, City Hall, 130 S. Galena St., Aspen. to consider an application submitted by Little Red Ski Haus, LLC, requesting approval of a Lodge Preservation PUD and rezoning to include a Lodge Preservation Overlay.. The applicant is proposing to convert the lodge from 22 rooms to 14 rooms and expand the existing lodge. The property is located at 118 E. Cooper Avenue, and is legally described as Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen. For further information, contact James Lindt at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5095, jamesl@ci.aspen.co.us. s/Helen Kalin Klanderud, Mayor Aspen City Council Published in the Aspen Times on March 30,2002 City of Aspen Account r CHALET Lia PARTNERSHIP LTD WINKELMAN WENDY L BEVERS ROCHELLE C REAL ESTATE 100 E HYMAN AVE 108 W HYMAN AVE #8 TRUST ASPEN,CO 81611 ASPEN,CO 81611 8701 BLUFFSTONE CV APT 1104 AUSTIN,TX 78759-7820 'PERREAULT GEORGE C CRETE ASSOCIATES LP BEVERS ROCHELLE C REAL ESTATE 7336 CAPTAIN KIDD AVE C/O UNIVERSITY CITY HOUSING CO TRUST SARASOTA,FL 34231-5442 PO BOX 1524 BRYNMAWR,PA }9010 8701 BLUFFSTONE CV APT 1 104 AUSTIN,TX 78759-7820 PERREAULT GEORGE C IVES THEODORA H LIPTON DONN H & MARILYN G 7336 CAPTAIN KIDD AVE 1 874 SPINDRIFT DR TRUSTEES SARASOTA,FL 34231-5442 LA JOLLA,CA 92037 LIPTON DOUGLAS GREGG&RANDALL CO TRUSTEES 1600 WOODSON RD ST LOUIS,MO 63114 TANGUAY MICHAEL LAWRENCE GLICKENHAUS & CO WHITMAN WENDAUN 319 AABC STE G 6 E 43RD ST 210 E HYMAN AVE #101 ASPEN,CO 81611-3516 NEW YORK,NY 10017 ASPEN,CO 81611 LAW GLENN EUGENE RENO ASPEN PROPERTIES LLC BRALVER RICHARD PO BOX 2537 210 E HYMAN AVE #202 PO BOX 10605 ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81612 DALTON CHARLES O & SUSNNA C RASMUSSEN DAVID L & RITA M RK LAND & CATTLE CO LLC 4406 N OCEAN BLVD 2907 LUCERN CT C/O RON KANAN MYRTLE BEACH,SC 29577 ARLINGTON,TX 76012 PO BOX 649 ASPEN.CO 816]2 LAW GLENN EUGENE MACDONALD VALERIE DAVIS BRUCE L PO BOX 2537 PO BOX 1681 PO BOX 8851 ASPEN,CO 81612 ASPEN,CO 81612 ASPEN,CO 81612-8851 DIAGNOSTIC IMAGING ASSOCIATES SCHIFFER SPENCER F BARNES JACK & BONITA 3900 S WADSWORTH #250 985 CEMETERY LN 125 WEST HYMAN - 2A LAKEWOOD,CO 80235 ASPEN,CO 81611 ASPEN,CO 816] 1 HALE TERRY L W/STERN MURRAY ELIZABETH JACKSON KATHIE 104 W COOPER AVE #3 PO BOX 10459 P O BOX 1667 ASPEN,CO 81611 ASPEN.CO 81612 SOLANA BEACH,CA 92075-7667 11ARTMAN FAMILY PARTNERSHIP RUTLEDGE WILLIAM O IV HEALY JOSEPH E TD 305 S ASPEN #2 104 W COOPER AVE APT 4 109 W FELICITY ST ASPEN,CO 81611 ASPEN,CO 816]1-]764 ANGOLA,IN 46703 WHITE JALEH NOONAN ELIZABETH A TRUST KING RICHARD & LAUREN 960 E DURANT #7 C/OAUSTINE NOONAN ST'llT 1017 N ROXBURY DR ASPEN,CO 81611-2024 TRUSTEE BEVERLY HILLS,CA 90210-3021 1450 SILVER KING DR ASPEN,CO 51611 CURRAN CHRISTINA H COLEMAN ISAIAH POPK]N PHILIP G CO MR. & MRS. R.WE. NEILSON PO BOX 11239 PO BOX 7956 DUKES HOUSE SANDY LANE ASPEN,CO 81612 ASPEN,CO 81612 BLAZEFIELD HARROGATE, HG3 5DT UK CROCKETT RUFUS BINSTOCK ABBE I HERRON SANDRA PO BOX 3837 FLAT2 1]9 E COOPER ST #19 ASPEN,CO 81612 2 EGERTON PLACE LONDON ASPEN,CO 81611 ENGLAND,UK SW32EF RUMSEY DANIEL W OTT JOHN GUBSER NICHOLAS J 10}84TH STREET- #103 P O BOX I 004 PO BOX 870 SANTA MONICA,CA 90403-6127 BENSALEM,PA 19020-5004 ASPEN,CO 81612 DEWIND JODETTE L WEINGLASS LEONARD FENZL SUSAN 1 19 E COOPER - APT 12 PO BOX 11509 119 E COOPER AVE UNIT 11 ASPEN,CO 81611-1772 ASPEN.CO 81612 ASPEN,CO 81611 ALLEN DOUGLAS P LIMELITE INC BOVINO FAMILY INVESTMENTS LLC 520 E COOPER AVE STE 230 228 E COOPER 2201 S OCEAN BLVD APT 2803 ASPEN,CO 81611 ASPEN,CO 81611 HOLLYWOOD,FL 33019 MILLER R GREG LEBBY ERIN LONE EAGLE TRUST PO BOX 4577 PO BOX 1352 PO BOX 3550 ASPEN,CO 81612 ASPEN,CO 81612 ASPEN,CO 81612 VANOVER STEFANIE KA] UMBLITE INC FUQUA ALVAH D JR & DIANNE L PO BOX 3394 PAAS LEROY G 446 LAKE SHORE DR ASPEN,CO 81612 228 E COOPER AVE ASPEN,CO 81611 SUNSET BEACH,NC 28468 BRUMDER PHILIP G & ASMUTH WICHMANN VICTORIA PRODINGER IRMA ANTHONY 119 E COOPER AVE #4 PO BOX 1245 QUARLES & BRADY C/O ASPEN,CO 81611 ASPEN,CO 81612 411 E WISCONSIN AVE STE 2500 MiLWAUKEE,W! 53202 NELSON ARLENE BLACKWELL CLARENCE A & ANNE ALH HOLDING 119 E COOPER ST #6 H COMPANY/INVERNESS LODGE INC ASPEN,CO 816 1 1 PO BOX 3180 435 W MAIN ST ANNAPOLIS,MD 2 ] 403 ASPEN,CO 816/1 GLISMANN JOHN P NORRIS JOAN 1999 REV TRUST CHICAGO SNOWFLAKE INVESTMENT PO BOX 4999 3334 E COAST HWY PMB 145 GROUPINC ASPEN,CO 81612 CORONA DEL MAR,CA 92625 C/O SHELL PROPERTIES CORP 40 SKOKIE BLVD - STE 330 NORTHBROOK.IL 60062 SARICK SHEREEN CLAIRE GOLDMAN SHERYL LYNN BRALVER BETTY SUSANNE 95 BARBER GREEN ROAD 520 ECOOPER ST STE 210 POBOX 11571 AFT 305 DON MILLS,ONTARIO ASPEN,CO 8]611 ASPEN,CO 81612 CANAD MORGAN LUCINDA P STARRINC A NEVADA 1115RNEY MICHAEL P & ANNE 100 E COOPER #10 CORPORATION PO BOX 2391 ASPEN,CO 81611 PO BOX 11980 ASPEN,CO 81612 ASPEN,CO 816]2 LARKIN FRED C KESSELRING ROBERT D BABCOCK MARJORIE TRUSTEE LARKIN LUCETTA M 100 E COOPER AVE #]2 2161 KALIA RD #412 ONE COVE LN LITTLETON.CO 80123 ASPEN,CO 81611 HONOLULU,H] 96815 STUNDA STEVEN R SIRKINALAN & ALICIA LEDINGHAM LARRY 45% 513 5TH ST 3500 S BAY HOMES DR 124 E COOPER AVE ANNAPOUSMD 21403 M]AM[.FL 33133 ASPEN,CO 81611 FULSTUNE AMY HAYDEN DOLLENORMA BECK GLENNIS GEORGE 31 RIVERS RD 124 E COOPER AVE 2928 SNOWMASS CREEK RD SMITH.NV 89430 ASPEN,CO 81611 SNOWMASS,CO 81654 KEALY MARGE A*/A KNAPP MICHAEL DEW[ND JOI}ETTE L KEALY MARGARET 137 PEARL ST 100 E COOPER AVE #3 150 E HARTSDALE AVE APT4D GRAND RAPIDS,M! 49503-2808 ASPEN,CX) 81611 HARTSDALE,NY !0530-3527 SCHEUER KIM PRODINGER IRMA THALBERG KAâ„¢ARINE 100 E COOPER #2 PO BOX 1245 00 EXPLORE BOOKSELLERS ASPEN,CO 81611 ASPEN,CO 81612 221 E MAIN ASPEN,CO 81611 CITY OF ASPEN SHENNAN MELISSA A BRAYMAN WALTER W & PATRICIA 130 S GALENA ST 2036 N BISSELL ST JT ASPEN,CO 81611 CHICAGO,IL 60614 5530 FAIRWAY SHAWNEE MISSION,KS 66205 SCULL JAMES E CLASEN NORMAN E & LAURA B LAMAN WILLIAM H AND E MARGRIT PO BOX 2051 PO BOX 1135 2301 CALLE LOS ALTOS ASPEN,CO 81612 BASALT,CO 81621 TUCSON,AZ 85718 GLISMANN JOHN P NORRIS JOAN 1999 REV TRUST CHICAGO SNOWFLAKE INVESTMENT PO BOX4999 3334 E COAST HWY PMB ]45 GROUPINC ASPEN,CO 81612 CORONA DEL MAR,CA 92625 C/O SHELL PROPERTIES CORP 40 SKOKIE BLVD - STE 350 NORTHBROOK,IL 60062 SARICK SHEREEN CLAIRE GOLDMAN SHERYL LYNN BRALVER BETTY SUSANNE 95 BARBER GREEN ROAD 520 E COOPER ST STE 210 PO BOX 11571 APT 305 DON MILLS,ONTARIO ASPEN,CO 81611 ASPEN,CO 81612 CANAD MORGAN LUCINDA P STARR INC A NEVADA 11ERNEY MICHAEL P & ANNE 100 E COOPER #10 CORPORATION PO BOX 2391 ASPEN,CO 81611 PO BOX 11980 ASPEN,CO 81612 ASPEN,CO 816]2 LARKIN FRED C KESSELRING ROBERT D BABCOCK MARJORJE TRUSTEE LARKIN LUCETTA M 100 ECOOPERAVE#]2 2161 KALIA RD #412 ONE COVE LN LITTLETON.CO 80123 ASPEN,CO 81611 HONOLULU,H] 96815 STUNDA STEVEN R SIRKIN ALAN & ALICIA LEDâ„¢GHAM LARRY 45% 515 5TH ST 3500 S BAY HOMES DR 124 E COOPER AVE ANNAPOLISMD 21403 MIAMI,FL 33133 ASPEN,CO 81611 FULSTONE AMY HAYDEN DOLL,E NORMA BECK GLENNIS GEORGE 31 RIVERS RD 124 E COOPER AVE 2928 SNOWMASS CREEK RD SMITH,NV 89430 ASPEN,CO 81611 SNOWMASS,CO 81654 KEALY MARGE A/K/A KNAPP MICHAEL DEW[ND JODETTE L KEALY MARGARET 137 PEARL ST 100 E COOPER AVE #3 150 E HARTSDALE AVE APT 4D GRAND RAPIDS,MI 49503-2808 ASPEN,CO 81611 HARTSDALE,NY 10530-3527 SCHEUER KIM PRODINGER 1RMA THALBERG KATHARINE 100 E COOPER #2 PO BOX 1245 C/O EXPLORE BOOKSELLERS ASPEN,CO 81611 ASPEN,CO 81612 221 E MAIN ASPEN,CO 81611 CITY OF ASPEN SHENNAN MELISSA A BRAYMAN WALTER W & PAIRICIA 130 S GALENA ST 2036 N BISSELL ST JT ASPEN,CO 816 } I CHICAGO,IL 606I4 5530 FAIRWAY SHAWNEE MISSION,KS 66205 SCULL JAMES E CLASEN NORMAN E & LAURA B LAMAN WILLIAM H AND EMARGRIT PO BOX 2051 PO BOX 1155 2301 CALLE LOS ALTOS ASPEN,CO 81612 BASALT,CO 81621 TUCSONAZ 85718 SHENK ROBERT D SHENK JAMES R UHLFELDER FAMILY INVESTMENTS 0304 HWY 133 TRUSTEE OF SHENK TRUST RLLP CARBONDALE,CO 8}623 0304 HWY ]33 CARBONDALE,CO 633 N 4TH ST 81623 ASPEN.CO 8161 1 GNSBURG ANNE C & ROBERT B PINES LODGE DEVELOPMENT LLC HEIM WILLIAM D 17309 WHITE HAVEN DR 960 E DURANT AVE #7 124 E DURANTAVE APT 1 BOCA RATON,FL 33496 ASPEN,CO 81611 ASPEN,CO 8161]-1769 KIRSCHNER CAROLE J ROSEJONE TAYLOR HARVEY C 300 PUPPY SMITH #203 PMB 278 ROSE RITA L W 301 N 9430 HWY E ASPEN,CO 81611 303 MAGNOLIA LAKE DR HARTLAND,Wl 53029 LONGWOOD,FL 32779 SE'VERY CHARLES L 70.39% ALYEMENI MOHAMMED & ALICE 30 DEXTER ST 8 19 LINWOOD RD DENVER.CO 80220 MOORESVILLE,NC 28 115 b. 6 7/.31 0 7 1CE ** i ; ...4, - *. 1,1,4 ' .4 I 'li< 2 - 1 11 m id -â€¢ T - . - , Â¥ --+ -Â·.-~.câ€ž*g.â€ž,_. '9- , 44. L - 111116 . 1-1- .y , 1 7 - f r +8 f $*Lr</EÂ· --~ ~Â»LA â€ž; i 4 6 7'URPOt-' f ?' 'p'-3, ,>, - 5 /- ' i /' '~''fl + f mil 1.. I h 1' - 4- * /h / u,F _0x~~:e:~ zz, gg zi, b. jtfuta,246 Af.*; Page I of 1 ' -46; MEMORANDUM vile TO: Mayor and City Council too THRU: Julie Ann Woods, Community Development Direct~ Joyce Ohlson, Deputy Director FROM: James Lindt, Planner 4-: RE: Little Red Ski Haus Lodge Expansion - Rezoning, Lodge Preservation Minor Planned Unit Development- 1St Reading of Ordinance No. 1\ , Series of 2002 DATE: March 25,2002 I Â· -0~.*:4~*&:At. - 02 ......4 VI'lilill'llill"billilillillillillill. .4 t. . th. -. 4.>: 4 $/0 + - f 1 1..: lili!11; TPli~11+ 4 . ~~ f _t *~~Nia.~*~ :,4-. 2$/ mrlig/# I . 4 2.- 1 6 . 4-, - 13 .' 4.1,1 1- APPLICANT: SUMMARY: Little Red Ski Haus LLC. The purpose of this application is to expand the Little Red Ski Haus Lodge. Specifically, the applicant proposes to add REPRESENTATIVE: approximately 518 SF of FAR to the Little Red Ski LIaus Carl Darr and reconfigure the existing lodge rooms. The applicant is proposing to reduce the number of lodge rooms from 22 LOCATION: dormitory style rooms to 14 traditional lodge rooms. 118 E. Cooper Ave. CURRENT ZONING: LOT SIZE: CURRENT LAND USE: R/NiF (Residential Multi- 4,500 SF 22 Room Lodge (operating Family) pursuant to temporary use PROPOSED FAR: permit) PROPOSED ZONING: 6,035 SF RfMF with PUD Overlay & PROPOSED LAND USE: Lodge Preservation Overlay PROPOSED PARKING: 14 Traditional Lodge Rooms 3 Total On-site Spaces 1 BACKGROUND: The Little Red Ski Haus was used as a lodging establishment for 37 years prior to 1999 when it was converted to a single-family residence. In November of 2001, the Little Red Ski Haus received a 180 day temporary use approval from City Council to allow it to operate as a 22 room lodge. The lodge use is non-conforming in the R/MF (Residential Multi-family) Zone District and requires a rezoning application to permanently legalize the lodge use. The applicant is also requesting to alter the configuration of the current lodging units and expand the FAR on the site. Because the existing structure already exceeds the R/MF Zone District's allowable floor area ratio, any expansion in FAR requires the allowable dimensional requirements to be set through a Minor PUD. REVIEW PROCEDURE: . Rezoning & Minor Planned Unit Development Reviews: City Council shall approve, approve with conditions, or deny an application for rezoning and an application for a Minor Lodge Preservation PUD after considering recommendations from the Planning and Zoning Commission and the Community Development Director, and after taking and considering public comment. STAFF COMMENTS: Little Red Ski Haus, LLC (Applicant & Owner), represented by Carl Darr, of Gibson/Darr Architecture, have submitted an application to expand the Little Red Ski Haus at 118 E. Cooper Avenue. Specifically, the Applicant is requesting approval to reconfigure the existing lodging units as follows: Proposed Renovation: 1. Remove FAR from the front of the structure and add it to the rear o f the structure to yield a net increase of 518 SF of Floor Area Ratio (please see application and plans attached as Exhibit "C"). a. Removing entry and office additions made to the original house. b. On the alley side, removing the existing one story addition and carport structure and replacing it with a new carport to run the entire width of the property. A new lodging room is to be built above a new carport on both of the above floors. The remaining roof of the carport is to be converted into a small deck. c. Excavating below the original house to enlarge the existing partial basement to a full basement to house a dining facility for guests only. d. Providing a handicap accessible ramp to the front porch and adding a new basement entry well for handicap accessibility along the east side of the original house. 2. Convert Little Red Ski Haus from 22 dormitory style rooms to 14 traditional lodge rooms (contains a bathroom and no kitchen in each room). 2 Alley Addition . ---=| Office to be to be Removed A' If J ...20:724/liz *IM.'/.A 7~i 737/ + .4.-2. 2=L . ErLâ€žRNIE--9 .._;* IN<Aiy - J , . â€¢/MI'll.'/1 + 4â€¢ '1. 1 1 . t ..â€ž s., -k,4Â¢. 5 .$ P 4/ Â·i 1 11Â».Â·, Proposed New--~ L - - .... 7...... 4. : ~6'42 Basement Area / rvil~l',~,ZttJili~blf,1 4,1,9 The application requests the following land use approvals: 1. Rezoning from Residential Multi-family, IUMF, to R./MF with Planned Unit Development (PUD) and Lodge Preservation (LP) Overlays. 2. Minor Planned Unit Development to establish dimensional and parking requirements for the site. 3. Growth Management Quota System (GMQS) exemptions from scoring and competition for the redevelopment and decrease in lodge units pursuant to Land Use Code Section 26.470.070 (M), Lodge Preservation Program. The Planning and Zoning Commission approved a GMQS Exemption for Lodge Preservation with no employee housing mitigation required. Rezoning: Staff believes that the applicant's proposal to rezone the property, reconfigure the floor area and reduce the room density will eliminate several non-conforming issues in regards to the land use code. It will also reduce some of the negative impacts on the surrounding neighborhood associated with the property's lodge use. The property's use as a lodge is currently non-conforming in the IUMF Zone District. The property is only able to operate as a lodge because it was approved for a 180 day temporary use in late November by City Council. The proposed rezoning to the Lodge Preservation Overlay would legalize the property's use as a lodge as it previously operated as for approximately four decades. The application proposes a dining facility for guests of the lodge only that is to be located in the new basement area. The City of Aspen Zoning Officer has made the interpretation that the dining area is an accessory use to the Lodge and would be permitted within the proposed Lodge Preservation Overlay Zoning. (Allowing for a restaurant to be publicly advertised independently of the lodging establishment would require an additional conditional use approval from the Planning and Zoning Commission for which the applicant has not applied). Staff has proposed a condition of approval (No. 16) that requires the use of the dining facility to be linked to the renting of lodge rooms or facilities within the Little Red Ski Haus. Condition No. 16 does not allow the dining facilities to be independently advertised from the lodging establishment. 3 Lodge Preservation PUD: The applicant has applied for a minor PUD approval to vary the allowed dimensional requirements from the underlying IUMF Zone District. The applicant is proposing the following dimensional requirements: Dimensional Requirement Proposed Existing Allowable FAR 6,035 SF 5,517 SF Front Setback 11.33 Feet 11.33 Feet Side Setbacks .5 Feet .5 Feet Rear Setbacks .25 Feet 0 Feet-Existing Encroachment Combined Side Yard Setbacks 1 Foot 8.20 Feet Building Height 25 Feet 25 Feet % Open Space 33% 30% Staff believes that the proposed design utilizes the existing structure well. Much of the FAR is being transferred from the front of the structure where it is very visible to the rear of the property where it is fairly well hidden from East Cooper Avenue. The Historic Preservation Commission has approved the proposed final design (please see Exhibit "D" for the resolution) and has indicated that they support the proposed dimensional requirements that the applicant is requesting through the proposed Lodge Preservation PUD process. The applicant has also designed the remodel in a manner that will allow them to increase the number of on-site parking spaces by two, thus helping to alleviate some of the on-street parking congestion on East Cooper Avenue. Several members of the Planning and Zoning Commission and the public expressed concerns about the massing of the alley addition as it relates to the close proximity to the rear property line and the residences across the alley. In response to the aforementioned concerns, the Planning and Zoning Commission requested that the Historic Preservation Commission pay special attention to the design and the massing of the alley addition in their final design review of the project. The Historic Preservation Commission did not feel that it was within their review purview to determine whether the dimensional requirements for the proposal are compatible with the surrounding properties; however, the HPC did feel that the proposed alley addition is compatible with the Historic Structure and is an appropriate place on the site to locate the additional mass. Staff feels that the proposed additions to the lodge are not out of scale or character with the surrounding neighborhood. The applicant is not proposing to extend above the existing height of the current structure and is actually proposing to rid the parcel of an existing encroachment into the alley. In summary, staff feels that the proposed application meets the applicable review standards (see Exhibit "A") to approve a Minor Lodge Preservation PUD with the conditions set forth in the proposed ordinance. 4 Decision Issues: Throughout the review process on this project thus far, several issues have continued to arise. The neighbors across the alley from the subject site have expressed concerns with the massing and close proximity to the rear property line of the proposed alley addition. The neighbors have also expressed concerns with the Hot Tub that is proposed on the second floor deck. The neighbors concerns regarding this issue have centered around the fact that the LIot Tub is proposed on the second floor and is level with their living rooms. Staff has proposed condition number 24 to help alleviate the noise concerns associated with the proposed Hot Tub. Condition No. 24 requires the Applicant to post hours of use for the LIot Tub and strictly enforce those hours. In the condition. staff proposes hours of use to be between 10 AM. and 8 PM. The Planning and Zoning Commission expressed concerns about the lodge being able to be converted into a single-family residence after it is allotted additional FAR through the Lodge Preservation PUD Process for a lodge use. In an effort to reduce this concern, Staff has proposed a condition of approval that would require a PUD Amendment be approved to establish an appropriate FAR for the parcel to be used as a single-family residence prior to being able to receive a change in use approval to legally amend the use to a single-family residence. Condition No. 25 is intended to alleviate the aforementioned issue. The lodge's lack of on-site parking was a major issue in the review of the temporary use permit by City Council. The existing lodge contains 22 lodge rooms and only has one on-site parking space. The applicant is proposing to reduce the number of lodge rooms to 14 and increase the number of total on-site parking spaces to 3. An existing deficit of parking spaces may be maintained in a redevelopment of a lodge pursuant to the LP Program. Because the applicant is reducing the number of lodge rooms by 8 and increasing the number of parking spaces by 2, staff feels that the neighborhood parking situation should be improved, although not perfect. The current 22 room lodge would require 15.4 on-site parking spaces if it were being newly constructed in the Lodge Preservation Overlay Zone District. Since there is only one on-site parking space, the property currently has a parking deficit of 14.4 spaces (0.7 spaces are required per lodging room). By reducing the number of rooms in the Little Red Ski Haus from 22 to 14, the parking deficit is actually being reduced to 6.8 spaces. Staff feels that the on-site parking is sufficient given that under the Lodge Preservation program there is flexibility for this standard and overall, the parking is an improvement over the past. The other main issue that surfaced through City Council's review of the temporary use permit request to convert the Little Red Ski LIaus back to a lodge use was the Little Red Ski Haus' utilization of the public right-of-way for parking directly in front of the Ski Haus on East Cooper Avenue. In the past, the owners of the Little Red Ski Haus used an informal gravel parking area in the public right-of-way. This gravel parking area created a depression in the ground and often fills up with storm water and then freezes in the winter causing a safety hazard. Staff has proposed Condition No.14 to improve the situation. Condition No. 14 requires the applicant to landscape over the gravel so that it no longer fills with water. Condition of No. 14 also requires the applicant to erect a "no parking" sign in the public right-of-way where the gravel depression currently exists that has informally been used as a parking space. Staff feels that the aforementioned proposed conditions will be sufficient to prevent parking on this gravel area. 5 REFERRAL COMMENTS: The proposed lodge expansion application was referred to other City of Aspen agencies for their concerns. Many of the issues brought up by the Development Review Committee centered around construction parking and construction material storage. The City Engineer requested that the applicant submit a construction traffic mitigation plan and recommended that the applicant provide a shuttle service during construction for workers. The Engineering Department also requires that no construction materials, equipment, or dumpsters be allowed to be stored on public right-of-way unless a temporary encroachment license is granted. Condition Nos. 6 through 9 in the resolution address these issues. The City Engineer was also concerned with the site drainage. The site currently drains by sheet flow into the gutter system in front of the property. The City Engineer requests that the applicant prepare and have a drainage plan approved by the Community Development Engineer prior to issuance of a building permit. A wrought iron fence on the south portion of the property is currently encroaching and the City Engineer is requesting that it be brought back within the property boundaries. However, the Planning Staff feels that the existing fence should be maintained as it exists because it is in line with the fence of the neighboring Snowqueen Lodge. The Planning Staff believes that maintaining the fence will bring a sense of continuity to the streetscape. The Planning and Zoning Commission agreed that the placement of the fence should be maintained through the issuance of an encroachment license. The aforementioned comments have been addressed by proposing condition Nos. 2(d) and 3 in the proposed resolution. Condition No. 3 requires the applicant to obtain an encroachment license for the fence. The Parks Department has specific concerns about saving and protecting the mature Cottonwood tree located in the southern portion of the property. The City Forester is requiring that construction fencing be installed at the drip line of the tree and that he inspect it prior to commencement of construction. In addition, the City Forester is requesting that any excavation around or near the root system or the drip line of the Cottonwood tree be done by hand rather than with excavation machinery. Staff has addressed these concerns by proposing Condition Nos. 21 and 22 in the proposed resolution. Â¥. .... 1...11 \ *sad Cottonwood Tree ' h *3 to be Saved 1.-â€¢ i ..--.../1.1,&.Ii; lipillillil".Ill/11"/1/1//limak ...tiffint/Â¥0~ -7., '69. - limi fall .147 Â£*Vijgull li'Ju Informal Gravel Parking Space &2 l,6 L# Al blIN #-14112 to be Landscaped Over 1-1 8.&"w- â€¢9~, 5 1 it ~~ ,.140. .... 0-,li The Environmental Ilealth Department has also expressed concerns about the kitchen and dining facility and is requiring the applicant to obtain a Colorado Retail Food Establishment 6 License prior to serving food to their guests that has been prepared on-site. In order to meet the State of Colorado requirements to obtain a commercial food service license, the structure must contain two public restrooms. The current application only includes one bathroom containing one stall. The applicant has submitted an application to the state requesting a variance from the bathroom standard. A condition of approval has also been proposed by staff that requires the applicant to obtain a liquor license prior to serving alcoholic beverages to guests. The other referral agencies' concerns have been addressed as sappropriate in the remaining conditions of approval. STAFF RECOMMENDATION: Staff recommends that City Council approve the proposed rezoning to LP, and a Minor PUD for the Little Red Ski Haus as proposed with the conditions set forth in the proposed Ordinance. PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission recommends that City Council approve the proposed rezoning to LP, and a Minor PUD for the Little Red Ski Haus as proposed with the conditions set forth in the proposed Ordinance. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Ordinance No. Il , Series of 2002, approving with conditions the proposed rezoning to IUMF with a PUD and LP Overlay, and a minor lodge preservation PUD for the Little Red Ski Haus Lodge located at 118 E. Cooper Avenue." CITY MANAGER'S COMMENTS ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Resolution Approving Final LIPC Exhibit E -- Planning and Zoning Commission Resolution 7 EXHIBIT A LITTLE RED SKI HAUS LoDGE EXPANSION REVIEW CRITERIA & STAFF FINDINGS Section 26.310.020, Standards Applicable to Amendments to the Official Zone District Ma In reviewing an amendment to the official zone district map, the Planning and Zoning Commission shall consider: A. Whether the proposed amendment is in conflict with any applicable portions of this title. Staff Finding: This application requests to rezone from R/MF, Residential Multi-family, to R/MF with Planned Unit Development and Lodge Preservation Overlays. Rezoning the property is required to allow the lodge use to be maintained on the site and the PUD allows the Applicant to establish dimensional requirements for the remodeled lodge. Staff does not believe rezoning this parcel would be in conflict with any portions of this title. Staff finds this criterion to be met. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding: Staff believes rezoning the parcel will not conflict with the AACP. The AACP encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to come into zoning conformance in regards to use and dimensional requirements. Staff finds this criterion to be met. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: Staff believes the proposed rezoning is compatible with surrounding zone districts and land uses. The Little Red Ski Haus is located adjacent to the Snow Queen Lodge which is also zoned R/MF with a Lodge Preservation Overlay and operates as a lodging establishment. Many of the other buildings on the surrounding block are multi-family. The Lodge/ Tourist/ Residential Zone District is approximately a block from the Little Red Ski Haus site. Staff finds this criterion to be met. 8 D. The effect of the proposed amendment on traffic generation and road safety. Staff Finding: Rezoning the property will not have a large effect on traffic generation. The Little Red Ski Haus historically existed as a lodging establishment for 37 years prior to converting to a single-family residence in 1999, therefore, the impacts of the lodge use will not be new to the surrounding neighborhood. The reduction in the number of lodging units from 22 to 14 will reduce the amount of traffic created by the Little Red Ski Haus' lodge use. Staff finds this criterion to be met. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding: Staff finds that because the applicant is reducing the number of lodge rooms from 22 to 14, that there will be no increased demand on transportation facilities, parks, schools, or emergency medical facilities. However, because the Little Red Ski Haus used to operate in a dorm style fashion there are only ten bathrooms currently existing in the lodge. The applicant is converting to a traditional style lodge that will include a bathroom in all 14 lodging units. This will be a slight increase in the demand for sewage and water facilities. However, the Sanitation district is not requiring that the applicant increase the size or change the sewer line. Staff finds this criterion to be met. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: Rezoning the property will not in itself create adverse impacts on the natural environment. Conditions have been placed in the proposed ordinance that will protect the mature Cottonwood tree in the front portion of the property during the construction process. The City Forester has recommended that the applicant remove the conifers on-site with no mitigation required. Staff finds this criterion to be met. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: Staff believes rezoning the property is consistent and compatible with the community character in the City of Aspen, particularly because rezoning the parcel will allow for a historically designated lodge to be maintained as a lodging establishment. The Historic Preservation Commission has recommended that the development be approved. Staff finds this criterion to be met. 9 H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. Staff Finding: The community has lost a significant amount of lodge units over the past decade due to redevelopment. Because the Little Red Ski Haus is currently only operating as a lodge under a temporary use permit, the proposed rezoning will allow the property to operate as a lodge permanently and will allow for fourteen lodge units to be included back into Aspen' s lodging base. Staff finds this criterion to be met. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding: Staff does not believe the proposed rezoning would be in conflict with the public interest and believes it is in harmony with the purpose and intent of the Land Use Code. Again, rezoning the property would benefit the City by permanently regaining the lodging units contained within the Little Red Ski Haus. Staff finds this criterion to be met. 10 Review Criteria and Staff Findings 26.445.050 Review Standards: Minor PUD A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD 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 conformity 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. Staff Finding Staff believes the minor PUD would not conflict with the AACP. The AACP's encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to maintain and expand it's lodging use, fulfilling several goals of the AACP. Staff finds this criterion to be met. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding The proposed development would be consistent with the character of existing land uses in the surrounding area, which predominately include lodge and multi-family residential uses. The property directly to the east of the Little Red Ski Haus operates as a lodging establishment and is similar in size and massing to the Little Red Ski Haus. Staff believes that the massing of the proposed additions are appropriate. The alley addition is not increasing the height of the structure or decreasing the existing rear yard setback. The structure currently encroaches into the alley and the proposed development actually locates the structure completely within the confines of the property. The Historic Preservation Commission has reviewed the proposal and approved the final design of the project. Staff finds this criterion to be met. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. The proposal will alleviate some of the parking impacts on the surrounding neighborhood in that the applicant is proposing to reduce the number of lodge rooms significantly and increase the number of on-site parking spaces by two. The Little Red 11 Ski Haus has been operating for a lodge for 37 years and will not negatively impact the surrounding area. Staff finds this criterion to be met. 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. Staff Finding The Planning and Zoning Commission has approved a GMQS Exemption for Lodge Preservation to reduce the number of lodging units on-site from 22 to 14. The applicant represents that the proposal will actually reduce the number of full time employees needed to run the property as a lodge. The applicant is requesting to use none of the LP allotments because they receive credit for the existing 22 lodge rooms. Staff finds this 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 of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or 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. 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. 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. 12 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. 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. 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, 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. 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. 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. 13 Staff Finding Staff believes that the proposed dimensional requirements are in keeping with the massing and scale of the surrounding area. The applicant is only increasing the FAR by approximately 518 square feet. The proposed renovation is taking FAR from the front, visible portion of the lot and shifting it to the less visible alley portion of the lodge. Staff feels that because the applicant is proposing to reduce the number of lodge rooms from 22 to 14 and add two parking spaces, that the neighborhood parking situation will be improved. The applicant is not required to mitigate for an existing parking deficit pursuant to Land Use Code Section 26.470.070(M)(4). The site coverage is being increased slightly to allow for the increase in on-site parking. The Historic Preservation Commission has indicated that they support the proposed dimensional requirements for the proposed site- specific renovation of the existing lodge as it relates to the historic structure and the design as it relates to the lot. Staff believes that the applicant is improving the existing rear setback situation. The existing structure is encroaching over the property line into the alley and the proposal is actually getting rid of the existing encroachment. 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. Staff Finding The existing landscaping in the front yard is proposed to be maintained and enhanced. The applicant is not proposing to remove any trees as a result of the development. Staff is requiring that a detailed landscaping plan be submitted as part of the PUD Plat and the building permit application. Staff finds this criterion to be met. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The open space on the parcel is proposed to be increased by approximately 3%. There is only one structure on the property. The applicant is not proposing to increase the height of the existing building that would encroach into any vistas. Staff finds this criterion to be met. 14 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 Finding The structure' s entrance is existing and is parallel to E. Cooper Avenue. The street facing historic portion of the house will virtually remain in tact with the addition of a handicap accessible ramp. Staff finds this criterion to be met. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding Access to the property is available on E. Cooper. The alley is also wide enough for the Fire Department to access the rear of the structure. The existing structure encroaches into both side yard setbacks as well as the rear yard setback. The proposed additions to the existing structure will not hamper access to the structure more than already exists. The existing encroachment into the alley will be removed through the proposed renovation. Staff finds this criterion to be met. 5. Adequate pedestrian and handicapped access is provided. Staff Finding The applicant is proposing an ADA access ramp that meets the Building Department's requirements on the front of the structure. A lift is also proposed within the structure to allow for handicap access into the lower level of the lodge. The building department has reviewed the proposed accessibility and feels that it meets the Uniform Building Code requirements. Currently the structure is not handicap accessible. Staff finds this criterion to be met. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The applicants have proposed site drainage at the sidewalks through downspouts. The city engineering department has reviewed the proposed drainage plans and are requiring that the applicant submit a detailed drainage plan prepared by licensed Colorado Civil Engineer at the time of building permit. Staff finds this criterion to be met. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding Although the primary use of the property would be lodging, no programmatic functions are proposed. 15 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 features 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 The existing landscaping is not native in nature and the applicant is not proposing to remove any trees during construction. The Parks Department is requiring that the Applicant save the existing cottonwood tree in front yard. However, City Forester Stephen Ellsperman has recommended that the Applicant remove the five existing Conifers on the site. In addition to maintaining the existing Cottonwood Tree, the Applicant is proposing several landscaping areas that would consist of shrubbery and flower plantings. The applicant shall provide a detailed landscaping plan at the time of building permit. Staff finds this criterion to be met. 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 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 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, 16 represent a character suitable for, and indicative 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 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. Staff Finding Staff believes the architectural character of the proposed addition will enhance the visual character of the City, appropriately relate to the existing architecture of the existing Little Red Ski Haus. Staff feels that the massing and the scale of the proposed renovation is compatible with the structures in the immediate vicinity. The structure will still be similar in size and massing to the historic Snow Queen Lodge that is located directly to the east of the Little Red Ski Haus. The storage and shedding of snow and ice is proposed to be accommodated by roof overhangs, the roof pitches will also help shed snow away from the entrance and walkways. Storage of snow from the proposed sidewalk and handicap ramp will be accommodated for on the lawn portion of the front yard. Staff is concerned about the area of depression directly southwest of the front yard tree that has historically collected storm water and has iced over. Staff has proposed a condition of approval that requires the subject area be graded and landscaped to prevent further collection of storm water. 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 prohibited for residential development. Staff Finding All new lighting for the proposed lodge must be in compliance with the City's lighting code adopted in November 1999 and Uniform Building Code for safety. The new lighting shall be designed to minimize glare onto adjacent properties and the public right-of-way. A lighting plan shall be submitted at the time of building permit. Staff finds this criterion to be met. 17 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 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. Staff Finding No common park or open space is included in this application. Staff finds this criterion not to be applicable to the proposal. 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 the following: 1. Adequate public infrastructure facilities exist to accommodate the development. Staff Finding All appropriate utility agencies and the City Engineer were consulted on this application and reported that the existing facilities are sufficient to serve this project. Staff finds this criterion to be met. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. Staff Finding Staff recommends a condition of approval be that the owner(s) mitigate any public impacts that this project causes, including but not limited to utility expenses and sanitary sewer and water lines. 18 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding No oversized utility stubs were requested to be installed with this development. 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. Staff Finding Because only one structure and lot exists in the proposed PUD, it is easily accessible via East Cooper Avenue, as well as, the alley to the rear ofthe structure. The on-site parking is easily accessible through the alley to the rear of the property. Staff finds this criterion to be met. 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. Staff Finding The applicant is increasing the number of on-site parking spaces from one to three at the rear of the structure. However, staff feels that the traffic congestion will not be significant. An addition of two spaces will not block the alley's traffic flow. Staff finds this criterion to be met. 3. Areas of historic pedestrian or recreational trail use, improvements of, 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 paths, and transportation are proposed to be implemented in an appropriate manner. 19 Staff Finding This criterion does not apply to a Minor PUD Application. 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. Staff Finding This criterion does not apply to a Minor PUD Application. 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 This criterion does not apply to a Minor PUD Application. J. Pliasing 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. 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 function as a complete development and shall not be reliant on subsequent phases. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 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 20 mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 21 Fdo 22 02 01:42p GIBSON/DARR 312.467.9792 p.1 Ek &1&654- t f 1 GIBSON / DARR Architecture + Consulting 1 16 West Illinois Slreet I Suite SE Chicago. Illinois 60610 22 February 2002 Mr. James Lindt, Planner City of Aspen Fax: 970.920,5439 Re: Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Dear James: We are hereby amending our application to have, instead of 13 lodging rooms and one staff room, 14 lodging rooms. In addition, with the latest plans we sent to you, dated 02/20/02, the proposed total floor area was changed to 6,035 square feet and the proposed rear yard setback to 0.25 feet. As part of this we have also amended the proposed F.A.R., from 1.33, to 1.35. I have attached a revised copy of Attachment 2, Dimensional Requirements Form reflecting these changes. Should you have any questions please don't hesitate to contact me. Sin*~lÂ¥, Carl Darr Phone: 312.467.9790 Fax: 312.467.9792 1 1 GIBSON / DARR @ Architecture + Consulting 116 West Illinois Street Suite 5E ~ Chicago, Illinois 60610 23 January 2002 LITTLE RED SKI HAUS RENOVATION STREET ADDRESS & LEGAL DESCRIPTION Street Address: 118 East Cooper Avenue Aspen, Colorado Legal Description: Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen Phone: 312.467.9790 Fax: 312. 467.9792 N I. ... u 40 Â° Zj Â£ 1} k- 4 ..I-, R 11 Â£11 IT-~ 1 .y k 1 9 1,/ 1 11 4 , L B P --F. .M- re, u 1-3-1-22 23 -- 1, O 61 -_ wN r U - I b. 1 4 8"FAIC 9 -,1 r= .7 [4 0 61. r J f '1 - A - -- - == g EM 0 -6 -tly i SIR -- 1 W.* 1 A 2 1 1 11 r . liD 14 4 0 00 O |LE D li at Z 0. a . 0 81 -n'l ;3 - Eajf --47 1 6- er W. Ho. s r-iu~ -r]- 4 0 -D 0 00 - U - - 16-L' 20., 119.11.:5 1- 11 >4 9 11 /60 â€¢ 11 405 403 401 4 â€¢dâ€ž. 319 317 .315 38 311 - 309 307 305 303 301 U . 12 H \. 21& 97- / U \ H /0%72\ . u (ASPEN ) ~ U .â€ž1&-,9./fl~Z----- " -35*/EN. ~04- COLO. -/4/ 11- - 1. Cal. U , . 1 r- , 7, 1 11 1 - 11 / 1 6.8.8 11 taV6 401 402 400 % 618 316 30 312 310 308 306 304 302 300 8 11 0 u e fs 0 U 1- -71 N . M - U N * 1 1, --7, 3 1 71 - 11 1 1 1,1 - L A~ 11 11 6!LE 1-7 0 U '8 14 ' D 121 M , A - ,_.J D J ~ ' D â„¢ â‚¬0 6 94 n - kit â€¢14 2 1 1, Al I Q? 17-7 2.1 R -11 V O N L 11 U :wix N -7-y 4 H E g % U 7-9 ZE-2 E R =hm rE- 0 ~-L_r-L~1 2 ~ '77 e u~ r--i:1 %1* : 8 69 . P 1 8.1 9 : h P '2 - F - F Fr--' . U B r m - L-1 L .a . h 11 U -1, 9 , a U 0 83/ .:311=-FE' 0 E 3 D /&' A to rr - i 4 '. e, 17-9 k- 6 1 - h Ii: I -D e, 2- 8 / .2. U. lAg r ' 0 : 1 12- SDVEDiSH ilryk v/ 1.1- t,4.GHURCHÂ·.0 R H 12-4 9 1 3 0 0 6;m)&,p,â€¢r 7< 1 'ner . 14 11 U . .A. 1 .- A .1 -- 11 LW 9 : 4 ..17.11 -- 0 . 5 Edi.. 1 4 --20 43- ' v 99}JI 11 5 61; U . PL A\. , C 5 U V .--- - 111 601 601 1 LAND USE APPLICATION PROJECT: Name LITTLE KED Â«141 HAUS RENOVATIOA U*:06=. HZ E AGT COOPEK, LOT O+ W EST HALF 0Â¥LOT F; Block tl (Indicate street address, lot & block num6er, legal description where appropriate) APPUCANT: Nmne DAVID Etc>RE ; MANAGING FARTNat ~ LFTZE RED<SKI Â·HAUS; LLC_ Address-- 3640 FALKNER NAPERVILLE . IL 66564 I 1 Phone#: (630) 235 3604 REPRESENTATIVE: -A=-- CARL DARK. ABSoW/DAeR. AROUTECIURE + (loNSULTING, ) AMIess. 116 W. ILLINOIS. ST; FOURIN FLE. i(11-11(.AGO, IL 60610 Pbone#: (3/27 46-1 9790 TYPE OF APPLICATION: (please check all that apply): Conditional Use Ef' Conceptual PUD Â¤ Conceptual Historic Devt Special Review Â£ Final PUD (& PUD Amendment) Â¤ Final Historic Development Design Review Appeal I Conceptual SPA Â¤ Minor Historic Devt GMQS Allotment Â¤ Final SPA (& SPA Amendment) Â£ Historic Demolition GMQS Exemption Â¤ Subdivision Â¤ Historic Designation ESA - 8040 Greenline, Stream Â¤ Subdivision Exemption (includes 12' Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane El Lot Split O Temporary Use El Other: ~1 Lot Line Adjustment 1200' Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) E XGTING WOOD FRAMEÂ· 22:-UN Tr LODaE i WRRENTW 0 PERAT, A[4 UNDUE TEMPORARY 6166 Ll CENEE. PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) RENOVATION| OP EXIST#14(1 LODGE TO A iS UNIT FACILEN GAME 01& te Have you attached the following? FEES DUE: $ 344039 G)'re-Application Conference Summary lif Attachment #1, Signed Fee Agreement [3<Responseto Attachment #2, Dimensional Requirements Form U Response to Attachment #3, Minimum Submigsion Contents'l Nor REQuimED PÂ£72 4,24/02_ El Response to Attachment #4, Specific Submiqsion Contents J Â£*Weaes/177Â£,V #fdmVES UND T r-v... . I .. .1 ____. llc n -1.... O,-_.1-. Z.. Van.. A--Union. mmmmmm 1 GIBSON / DARR Architecture + Consulting 116 West Illinois Street Suite 5E Chicago, Illinois 60610 23 January 2002 Re: Little Red Ski Haus Renovation 118 East Cooper Avenue Aspen, Colorado PROPOSAL DESCRIPTION Existing Building: The oldest portion of the existing building is a two-story wood frame structure, with a partial basement, that was built in 1888. It comprises roughly the front (south) half of the total building. Architectural features of the original building, that are still wholly or partially intact, include a covered porch at the front of the building, a rounded bay at the east side of the front fagade, wood bevel siding on all exposed sides, and decorative shingles and diagonal siding at the front fagade. The original porch has been modified extensively. The east half of the front porch roof has been extended +/- 5 feet to the south and has also been carried around to the east side of the house. Also, two additions have been added to the original house at the first floor. A vestibule was added to the front entry and a one-room office was added at the east side. Both additions are visible from Cooper Street. The newer portion of the building consists of a three-story (including basement) wood frame structure north of the original house. This portion of the building is significantly different in character from the original. The rooflines are higher, the roof slope is flatter, and the windows are of different types and sizes. The finish floor of the basement level is +/-one foot below grade at the rear yard. Phone: 312.467.9790 Fax: 312.467.9792 Feb 22 02 01:42p GIBSON/DARR 312.467.9792 P.2 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: Lgrl.9 <En Sk.4 -~A,~S FErÂ·leâ€¢rq ATmo~~ 4 Applicant: tzÂ»Â·.41.0 E,c,KE r+A,1â€¢, GA A.'h ram-At EYC . Location: C-re-K AVE, hs ee J Zone District: K +1 G Lot Size: 1-6 er- x toO FT. Lot Area: A-, 680 9 Â· IF (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slope Please refer to the definition ofLot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Eocisting: - st, - Proposed: - e.sh - Number of bedreoms: Existing: Proposed: Proposed% ofdemolition (Historic properties only): te,Â·2'4 epe- LJÂ·vah,alt WAL#t,s AT .*9r-4/0 FWFF.,Pa. DIMENSIONS: Floor Areat Existing: 9, en Allowable. 4.uote> Proposed: G.944 Principal bldg. height: Existing: 16~. Allowable: '26 ..r Proposed. 0 45 wr Access.bldg.height. Existing: A16 Allowable: Proposed: On-Site parking: Existing: C Required: e Proposed: 9% % Site coverage: Existing: Required: 11..Ae. Proposed: S V-/. % Open Space: Existing: 60 9- Required: 54 06 Proposed: 6,4 -(8 Front Setback: Existing.- .lf .Â·44 Required: lo,W Proposed: It,514 Rear Setback: Existing: a.o' Required: 12, 2 Proposed: 0.1.4 Comb\nedÂ¥fk. Existing: i\,54 Required: d. U- Proposed: \41&> Jes,r Side Setback: Existing. Required. 19,2 Proposed: 6.4 C.r t,414â€ž. E-54,- Side Setback: Existing. Required: i: e' Proposed: e .4 (49-?65:r p Combined Sides: Existing: 1.'22 Required: \D. e' Proposed: i.2 4-r-Â· ~*~-6 Al Existing non-conforrnities or encroachments: k F.AK 4 4 t.tr 1 0 2- ~6'213 5â€¢},C.Feâ€¢rt Â¥4 -1-11 Variations requested: roÂ·K E eaa- .00(.mej 12.evic,t>el.4<~ e baST k UE,7 Cit>E ~6Â«1> *+~r,Ap*c,,~ME.rr, AAÂ·ke YAM:> tkÂ¥.gear,~4il*r. 23 January 2002 Page 2 SCOPE DESCRIPTION Proposed Renovation: The design scheme that is being contemplated proposes to make the following revisions to the existing building: 1 Modifying, to reduce their scale, the porch roof additions. At the front side the porch will be brought back to its original footprint. At the east side, the porch roof depth will be reduced +/- 4 feet. 2. Adding a ramp, for handicap accessibility, at the southwest corner of the building. 3. Removing the entry and office additions made to the original house. Also, removing approximately 100 square feet at the southeast corner of the newer portion of the existing building. 4. Providing a new basement entry well, for handicap accessibility, along the east side of the original house. 5. At the north side of the new building to remove, and rebuild, the existing one- story addition and carport structure. A new carport will be rebuilt along the entire width of the site at the alley. A new lodging room will be constructed above at each of the second and third floors. The roof of the carport, at the area not being covered by the room addition, will include a deck and hot tub 6. Along the east side of the existing building grade will be reduced, as needed to ramp down for handicap accessibility, to the basement floor level of the new portion. 7. Interior renovation of the entire building for use as a lodge facility. 8 Excavation below the original house to enlarge the existing partial basement to a full basement. This portion of the building will be used as a dining room for the lodge facility. 9. Variances required: At the north end of the site, variances will be required for encroachment of the rear and side yards a. At the northwest corner, the lodge room addition (second and third floors) and the carport addition will encroach 4.50 feet into the 5 feet deep side yard, and 8.15 feet into the ten feet deep rear yard. At the side yard, the addition wall will be located 2'-7" from the property line but the eave and gutter will project further into the yard. At the rear yard, the face of the building will be located 2'-4" from the property line but the roof rake will project further into the yard. b. At the northeast corner, the carport/deck addition will encroach 4.50 feet into the 5 feet deep side yard, and 7.67 feet into the 10 feet deep rear yard. Phone: 312.467.9790 Fax: 312.467.9792 1 GIBSON / DARR Architecture + Consulting 116 West Illinois Street Suite 5E Chicago, Illinois 60610 23 January 2002 Proposed Renovation Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Response to Planning and Zoning Department's Review Standards regarding Development Application for Amendment to Text or Map A. The proposed Lodge Use will conform to applicable zoning use as permitted under the Lodge Preservation Overlay zone district. Side yard and rear yard variances for new construction will be needed at the northeast and northwest corners of the site. In addition a variance will be needed for the Maximum Building Height limitation, at the rear yard addition, in order to match the roofline of the existing building. B. The proposed amendment is compatible with the surrounding land use. The building was historically operated as a 22-unit lodge. This redevelopment will reduce the number of lodge units to 13 plus one staff unit. There is a similar lodge immediately east of this facility. There is a multi-family housing complex immediately to the west. C. The proposed redevelopment will reduce the amount of traffic because the number of lodging units is being reduced from 22 units to 13 units. Also most guests do not arrive in cars. D. Since the number of lodging units is being reduced, with the redevelopment, there should be no increase in the demand of public facilities. E. The redevelopment is occurring primarily within the existing building footprint. There should be no adverse impact on the natural environment. In addition, the two significant trees on the site, a large cottonwood at the west side of the parkway and a pine tree at the southeast corner, will be protected during construction. F. The original portion of the building is an historic structure dating back to 1888. The proposed redevelopment will bring the exterior of this building back, as close as possible, to its original Victorian condition. Both the use and the scale of the building are compatible with the community character. Phone: 312.467.9790 Fax: 312. 467.9792 23 January 2002 Page 2 Little Red Ski Haus G. Not applicable to this project. H. The purpose of the Lodge Preservation overlay zone district is to provide for and protect small lodge uses on properties historically used for lodge accommodations, and to permit redevelopment of these properties to accommodate lodge uses. This redevelopment is continuing a lodge use on a property historically used as a small lodging facility. [ GIBSON / DARR Architecture + Consulting 116 West Illinois Street Suite 5E Chicago, Illinois 60610 23 January 2002 Proposed Renovation Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Response to Planning and Zoning Department's Review Standards regarding Lodge Preservation Program 1. The Lodge Preservation overlay zone district seeks to provide for and protect small lodge uses on properties historically used for lodge accommodations, and to permit redevelopment of these properties to accommodate lodge uses. The community Plan also seeks to restore and protect historically significant structures within the city. The proposed development is consistent with both of those goals. 2. The proposed development is compatible with the character of the land use in the surrounding area. There is a similar lodge immediately east of this facility. There is a multi-family housing complex immediately to the west. In addition, the proposed development continues the use of, and protects, a small lodge that historically has been used as a lodge facility. 3. As an historic structure the lodge is exempt from employee housing mitigation. In addition, the redevelopment of this property will reduce the number of lodging units. Therefore, there will be a reduction in the number of employees required to operate this facility. Regardless, one staff-housing unit, to accommodate two people, is being provided as part of the facility. 4. The total number of lodging units will be reduced from 22 units to 13 with this redevelopment. Therefore, no additional parking should be required. Under the P.U.D., the one parking space, at the rear, will be increased to three parking spaces. Also, most guests do not arrive in or have cars, 5. The number of lodging units is being reduced from 22 units to 13 units. Therefore, no additional GMQS allotments should be required for this facility. Phone: 312.467.9790 Fax: 312.467.9792 1 GIBSON / DARR . Architecture + Consulting 116 West Illinois Street Suite 5E Chicago, Illinois 60610 23 January 2002 Proposed Renovation Little Red Ski Haus 118 East Cooper Avenue Aspen, Colorado Response to Planning and Zoning Department's Review Standards regarding Development Application for Planned Unit Development General Provisions A. Use: The land use is permitted under the Lodge Preservation Overlay zoning district. B. Density: The site parcel is not on a slope so no reduction in density is required. Also, since this is a lodging unit there are no dwelling units on the site. C. Dimensional Requirements: 1. The lot size, 4,500 s.f. does not conform to the minimum lot requirement of 6,000 s.f. We are proposing that the minimum required lot area for this site be reduced to 4,500 s.f. 2. Not applicable since this is a lodge and not a residential dwelling unit. 3. Not applicable since this is a lodge and not a residential dwelling unit. 4. Not applicable since the proposed development utilizes an existing building and site. 5. The existing building conforms to the front yard requirements. 6. At the west side of the lot the existing building is non-conforming. At the northwest and northeast corners of the site the new additions will require a variance for encroachment into the side yards. 7. At the north end of the site, the expanded carport roof and second and third floor addition will require a variance for encroachment into the rear yard. Phone: 312.467.9790 Fax: 312.467.9792 23 January 2002 Page 2 Little Red Ski Haus 8. Not applicable since there are no maximum site coverage restrictions in this area. 9. Not applicable at the existing building. At the new rear addition, the building height will be 25 feet above the alley grade to match the roofline of the adjacent existing building. 10. Not applicable since there is only one building on this lot. 11. The open space being provided will be 28.75% of the lot area. At the front of the building, the existing porch roofs are going to be scaled back and hence will increase the amount of open space in these areas. 12. Trash Access Area: Space will be provided at the rear of the lot for a trash dumpster. Access to this area will be via a dumpster at the rear of the building. Again, the number of lodging units will be reduced from the existing and the amount of trash storage will be increased. 13. The amount of floor area at the existing building is: 1,058 s.f. above grade at the basement, 2,424 s.f. at the first floor, 2,035 s.f. at the second floor; for a total F.A. R. floor area of 5,518. Some existing space is being removed and new floor area being added. There will be a net increase in the amount of F.A.R. floor area to a total of 5,969 s.f. We are proposing a F.A.R. for this site of 1.33. 14. The number of lodge units will be decreased. Therefore, no increase in the number of parking spaces should be required. Regardless the number of parking spaces provided on-site will be increased from one to three. Also, most guests do not arrive in or have cars. 15. Not applicable. 26.445.050 A. General Requirements: 1. The Lodge Preservation overlay zone district seeks to provide for and protect small lodge uses on properties historically used for lodge accommodations, and to permit redevelopment of these properties to accommodate lodge uses. The community Plan also seeks to restore and protect historically significant structures within the city. The proposed development is consistent with both of those goals. 2. The proposed development is compatible with the character of the land use in the surrounding area. There is a similar lodge immediately east of this facility. There is a multi-family housing complex immediately to .. 23 January 2002 Page 3 Little Red Ski Haus the west. In addition, the proposed development continues the use of, and protects, a small lodge that historically has been used as a lodge facility. 3. The proposed development will protect an existing historic structure that exists. The number of lodging units will be reduced from the current total. This development will facilitate future development in the area and, therefore, will not have an adverse impact on it. 4. The number of lodging units is being reduced from 22 units to 13 units. Therefore, no additional GMQS allotments should be required for this facility. B. Establishment of Dimensional Requirements: The scale of the project conforms to the scale of the original historic structure. The new additions, at the side and rear, will match the scale of the existing. The existing additions and the porch addition at the front will be removed or reworked to conform to the scale of the original house. The proposed development will maintain lodging units, which are needed in this area, in a manner that is in character with the neighborhood. C. Site Design: The natural trees on the site will be maintained; the original house will be restored; a decorative planting garden will be added at the west side of the front yard, handicapped access is being added to the site, and site drainage at the walks and downspouts will be provided. D. Landscape Plan: At the front yard an ornamental planting area will be added. In addition, the two significant trees existing on the site will be preserved. E. Architectural Character: The original historic house will, as close as possible be restored to its original condition. F. Lighting: Low-level lighting will be provided around the exterior of the lodge. Up lighting of site features will be kept at a minimum. G. Common Park, Open Space or Recreation Area: Not applicable to this project. H. Utilities and Public Facilities: The number of lodging units is being reduced, from 22 units at the existing facility, to 13 units. Therefore, there will be a decrease on the demand of public utilities serving the site. 1. Access and Circulation: Pedestrian access to the site is being increased by the introduction of handicap accessible ramps to the First Floor and rear Lower Level. Since the number of lodging units is being reduced the amount 23 January 2002 Page 4 Little Red Ski Haus of vehicular traffic congestion related to this facility will be, likewise, reduced. J. Phasing of Development Plan: Not applicable to this application. MEMORANDUM TO: City of Aspen Historic Preservation Commission THRU: City of Aspen Planning and Zoning Commission Joyce Ohlson, Deputy Director FROM: James Lindt, Planner RE: Little Red Ski Haus Design Referral DATE: March 6,2002 The Planning and Zoning Commission reviewed the proposed Little Red Ski Haus Lodge Preservation PUD and expansion request at a public hearing on March 5,2002. Several members of the Planning and Zoning Commission and the public expressed concerns with the design and the size of the proposed alley addition as it related to neighboring properties. The Planning and Zoning Commission has asked that the HPC specifically review and address in their final significant design review the following concern: > The massing, bulk, and roof design of the proposed alley addition as it relates to the neighbor's (across the alley) view planes. The Planning and Zoning Commission approved the additional square footage (as requested by the Applicant) for the express purpose of allowing the HPC the maximum design flexibility in their review. The Planning and Zoning Commission would not be adverse to a reduction in the additional square footage if the bulk-and-mass concern on the alley side could be alleviated with less square footage. However, the Planning and Zoning Commission does not favor a reduction of the proposed on-site parking for the purpose of alleviating the bulk-and- mass concern; and, The Planning and Zoning Commission approved the proposed PUD and expansion, but have requested that the aforementioned issues get careful consideration by HPC. The Applicant was put on notice at the Planning and Zoning Commission Hearing that the design concerns were HPC' s purview, and that the Planning and Zoning Commission felt that it was inappropriate for P & Zto make any attempts at a redesign of the alley faGade. 1 MEMORANDUM To: Carl Darr, Gibson/Darr Architecture From: James Lindt, Planner Date: August 23,2002 Re: Little Red Ski Haus Final PUD Plans- Community Development Department's Comments Please make the following changes to Little Red Ski Haus PUD Plans prior to submitting for signatures: 1. Amend the title to state; "Little Red Ski Haus Final PUD Plan". 1/0 1-~~ J t J 2. Include purpose statement under the title that states the following: Mv T,Tl t- 9/ "This PUD Plan represents the final development plan o f the Little Red Ski Haus Lodge Preservation PUD as was approved by City Council pursuant to Ordinance No. 11, Series of 2002." .1 -b I 3. Include legal description o f property below purpose statement. NO ) \-Mâ‚¬ 4 4. Remove building code information from plat f 5. Include Vicinity Map on Title Page. ,(,/â‚¬9 4-2*lt,4 - 6. Include approved dimensional requirements on Title Page \ \0~ 4- \~ 7. Change Mayor's name on the title page to Helen Kalin Kianderud. 7I 4-f't J 8. Change City Clerk's name to read Kathryn S. Koch. 1,1-lt V 9. Include the location and dimensions ofthe three approved parking spaces on the site plan. 10. Include the location and dimensions of the bear proof dumpster on theok- site plan. -c F--) t- 11. Add a Notary Public Signature Block on Certificate of Ownership. ), 12. All of the Community Development Engineer's Comments must be reflected on the final set of two mylar plats in additionto the Community Development Department's comments. 13. Obtain all signatures with the exception of the City Community Development Director, Community Development Engineer, and Pitkin County Clerk and Recorder prior to submitting mylars to Community Development Department. f Aft qfflog 111Â« 4 v el;'imi M - 00. 9 6â‚¬5 A ), ) â‚¬ *00 t 1 \A--P~_ v \ o v â‚¬,~ Â«va fjou s f 4 140 Ve fab A 4,6 Alt-,9~fl,j G &53 1.54 % M l i MAE- ~ Â» , c / 52 A, i 4- 2,1 /WAE- 2, 1 4 2 -/MAE / & M PE- 2% 12 N FE- 3 , 1 M FL- 4,2 , L'' FOUND REBAR AND â€¢ RPC LS# 16129 //--t - 1 --4 c LI 1 1 LE RD SKI HAUS - RENOVATION MA-rERLALS UST: | ~ C 1 Z r- NEWADDIT]ON AT - NEWADDITONAT SECOND FLOOR *ID SECOND FLOOR ALL PimT MATERIALS 9 Wl BE APPROVED BY THE ASPEN BAY WINDOWAT FIRST FORESTRY DEPARTMENT PRIORTO PURCHASE AND 1 -4 Liu FLOOR UNE OF EXISTING INSTALLATION FOUND REBAR AND ~OBE 1 OWNER/CLIENT: ALU CAP 02-~ ~ ALLEY RevIOVED / REPLACED TYPE I BO>WOOD SHRUBS le-7 Â£ TYPE 2 YULC,NRO*SAT~MErEKCAN~SA~NCEVAUG,N)&TULI~(RJUPA>ATCENTER | LITTLE RED SKI HAUS, L, L.C 7 - TYPE 3 CANNAS INTERSPERSED MTH FLÂ« LOBEUAS (LOREIJA ERINUS) AND HYACINTHS MUS ORIENLIUS) AT FOREGROUND T/ \ N75Â°09'11"W N/5Â°09'11'W ~-~ , i ~~ 12.0<X..4193&00: 4011 15.00 - N TYPE 3 --1 -4-NEWWOODDECI<CMER CARPORT. TO ReLACE D05TING, Vâ€¢TTH HOTTLIB 4 ARCH ITECT: 0 C w--~ SECOND FLOOR 2 VAL 7-OR, ~ | ~>- NEWADDITIONAT 33 377:~ 1 - UNE OF ONE-STORY 51-ONE PAVING GIBSON / DARR ARCHITECTURE + CONSULTING Â©2002 - - NEWADDrTION AT ' %~< FIRST AND SECOND - FLOORS 0 ---65492;fA -~ 116 w. ILLINOIS STREET - ~ f //NO// A LA',~ V CHICAGO IL 60610 33 Â»C \ \097 -- 1 - 4 TEL. 312-467,9790 h UNE OF BULDING PORTION f 6,4, 4 F TO BE REMOVED AT GRADE .~AX>43<1 N-1Â«411>066%- m.31 7 0% - FAX.312-467.9792 - 2%1\49&10*IR<011340*:5-411%14>Â»Â»1 [44- POR . / \B,EL 1~ _~_ 0 MULTSTOREY N \:~ ~ -, - 9 FRAME LODGE TO BE 1 O - TYPE 2 5**W g -,3 / o REMODELED 1 137 0 + LOT N i L- 1-k @,e LOT P -1 2 / f 1 1 ,0 .1 0 w 0.7 HI 2 1 DOSTING TREE TO REMAIN Z. - - PROTECT DURING ~ 5/ + - ~-1--7/ .- +/ FIVE FOOT Â¥MDE CON5TRUCT-ION J ~ ~ _ -3 LOT O ~ ~ I â‚¬-- Q , SLOPE DOWN FROM FRONT - DECORATIVE CONCWALK TO 2.0 _._..4. u \ GRADE TO SIDE ENTRY - .100 ACdz -p-- 4 4500 SQ.FT.* -44+991 -t 1 1- 4,/ GENERAL NOTES: 1. AMERICAN NSTrrUTEOFARCHITECTS DOCUMENT(AIAA;04'GENERALCONDITiONS OF THECONTRACT FORCONSTRUCnON LATE5T EC)mON ----J N AAE HEREBY INCORPOFWrED AS PART OF OF THESE DOCUMENTS. N h-/1=122---1 - f â€¢ './6 ....'.. FRONT YARD LANDSCAPE PLAN -40-4--_ _ -_%EE= SCALE I /4. = 1.-O. ~1,/ 2. WORKSHALLBEFURNISHEDANDINSTALLEDINACCORD*ICE'MTHMANUFACTURERSRECOMMENDATIONSANDVATIÂ·IFEERENCEDCO[)6*ID STANDARDS / 3. 1 DENOTES AREASPEaAUY PROVIDED FOR HANDICAPACCESSIBIL.rrY. 5[ZE OF AREA LOCATION md CONFIGURATION OF HARDWARE 3 ACCESSORIES.HANDRAILS,CONTROLS,ETC. 5-1 COMPLY MTH THE itEQUIREMENTS HANDICAPACCESSIBLE SPACE. - BUILDING DEPARTMENT INFORMATION THESE DRAWINGS HAVE BEEN PREPARED UNDER R 1 ~1,3~1 1 1 â€¢câ€¢El-,a .~PPLICABLE CODES COMPLY 10.~THTHBONESANDORDINANCEOFTHECITY SUPERVISION AND, TO THE BMT OF MY KNOWLEDGE. OF ASPEN, P[TION COUNTY ILUNOIS, 1,1- Â»ty- -- - INDEX OF DRAWINGS BUILDING CODE: 1997 UNIFORM BULDING CODE . oIl- ...0.-' -30:004 1 [ 15.00 v ARCHITECTURAL PLUM8JNG CODE: 1997 UNIFORM BUILDING CODE 1-,4..~D-- /1, U ELECTRICAL CODEÂ· 1997 UNIFORM BUILDING CODE MECHANICAL CODE. 1997 UNIfORM BUILDINGCODE /0,-04/,1 4449 0 - ARECODE ENERGY CODE: ASHRAE 90E / COMCHECK G A-0 lmE, SITE PLAN. FRONT YARD LANDSCAPE PLAN HDCP COMPLYMTH AMERICANS MTH DISABILITIES ACCESS- 3-= IBUTY GUIDELINES eADAG) ...C-satC*~u~3Â·Â·rrECI/COÂ»al.. A-1 DEMO PLAIN OCCUPANCY GROUP: E (BUISNESS) l'.1.:.XÂ»JI'*.I:IT 1 -/ 8 1 CONSTRUCTION TYPE: - -T ---- A -2 EPSEMENT PLAN. FIRST FLOOR SIDE WALK A -3 SECOND FLOCK ROOF PLAN 5ECOND FLOOR - 2,33125 SQ.FT. BUILDINGAREA BACK OF CURB L J .QI[TER / A- 4 ELEVATIO14S - 2.277.73 SQ.FT, FIRST FLOOR 1 AGEMENT 2.225.39 SQ.FT. TOTAL 6.835.37 SQ.FT. GROSS A- 5 ELEVATIONS & BLDG SECTIONS OCCUPANT LOAD 1 ST. FLOORAREA: 7/100 FOR BUISNESS) == 0* PERSONS 1 ST. FLOOR AREA: e/100 FOR 8UISNESS) = â€¢â€¢ PERSONS ASEMENT AREA: eÂ·,400 FOR BUISNESS) == - PERSONS Â®*11-Â£*-1-4 =..PErGONS ISSUED FOR: OCCUP*ir LOAD ~C-* -LA*Dâ‚¬1* 118 COOPER STREET rÂ·.1 SITE PLAN A-0 SCALE: 1/8' = 1'-1 K~.D' CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING AM) INSTALUNG WORK IN FIZ SUB. 02/20/02 COMPL IANCE Wl 1 H APPUCABLE Al l!1 DING CODFâ‚¬ ORT)!NANCM F >Â·.1>.*k f,::.*ft *AR EL *5Â·-10Â· ABOVE GRADE N 14Â°50'49"E CONC. WALK 12.0 ALLEY 41.-11Â· 7'-.Illil --I 7 17-11* --I I ..7 6. 1 '' -1 UNE.DECK 1 C 1-4 1 / 4 +I I- -IÂ»-3-2 O CD i 1 11 + 41 m. FN +-----4 1 V-4 11 r-----1 ~ ...423= N4===:50 1 C# 0 1 7. LL '_1=Â«, I ..1.,~ 0 ..1 11 .4 16 - ! 1 -rio O ICE 1 -r- 1-97' , ~<<1 L -*J -Il UP. - m-ON[.Sol) 1 - 1 1 NIÂ© A. 1 1-4 C 1 I I -r-ru-31Â® I - 1 I.'/INB(141, ------ r Â¤' 0-6 C Buoo.,01â„¢10) 1 im.-1 C 7% //1 .1 EB . 0,~~r=(9) ~oc2. 1 0 - - 17/1 r-+ 11 - ' ....01,0 t SECOND nool ./i' 89 /1 - i 1 1 9 L--] PLA~ORM . d. E-3 1,1=2~ . i |- nu ! -1 85- j 12 1 -- 1 LISTOOLLIA - 060<. LOB* .- 2 0 0 0.119 - 4 1 1- 111-- 1 /, 6 :~ - LrIT. NaL 7* '1/4,- DINNG &; M ..u E-- 1- .71 'r==- r 'i UTTU.. L) - <CU ' WIR ' 21 1 W N 000 _ O #i Pclof I 0 -- .OR~GE I , J / 1 , 1 1 dil. Id.Z'L~/-*.. Ic.vE DECK NOT FOR - CONSTRUCTION - 1 1_. Cd-Â«4 -_ 7 1 Architect,re + Cormitilg RENOVATION m 0~2(~SOND-â€¢MO,Ir,L-+Co-1% GIBSON/DARR LITTLE RED SIC HAUS /3 34 k-14 ... 0/ - Â£0/11'2 .-. 116 West 11*'oks Sblet 118 VGT COOPERSTREET Suite 5E 4 491*8*Ri~RN[k51113551FRUI,14%%21%1 FgH'NMMFMMWB - Chicago, Illino,5 60610 Aspen. Colorado U FAX: 3 I 2.1679792 TEL: 312.467.9790 ISSUED FOR: 1 1 -7 A-2 LOWER LEVEL FLOOR PLAN FIRST FLOOR PLAN SOLE: 3/16' = 1'-0' PÂ¢Z SUB. 02/20/02 SCALE: 3/16' = 1Â· 0' Nl///1//1/////////////f r , 1. Â· . - I < OE 0 2 - 1 - - It,/ N 11 0 1 1 PROSPECTOR Â® - 1 HOTTUB 1 ELTIC 1 . E- , 3 . j di-- . - IPo . leÂ¥ 0.46) 881 M0lNT*HD 1 11 / LE= (10 9 1 1 L- A-t ' 1 c- 1 ali El I 5....../.* / L. L 6 LIDDERTOSLEPING - U 110 t,OFT ABO~E~1'1-*2..-. i 11, rTLE *,414 ~ E Â© 4-Ij[><till_. F -11 1 1 -, - AL .-_1 1 1Â«~i------ 9 _=J 1\ / ON 1 4 01 1 9-11{ J I E-|LL.- 3 All C NOT FOR Al 0 1 X CONSTRUCTION ...<-CND-ARSÂ·rEC'Â·JIE+CO,8.IL-NG GIBSON/DARR LITTLE RED SIC HAUS ArdÂ·,rbern,re + Cons~ RENOVATION 116 West Illinoks Street i 18 WEST COOPER 5TREET Sote SE Chgo, Illinois 60610 Aper. Colorado TEL 312.467.9790 FAX: 3 1 2.467.9792 ISSUED FOR A-3 SECOND FLOOR PLAN ROOF PLAN SCALE: 3/ 16- = 1 '41 Â¥47 qp. mon/m SCALE: 3/I 6Â· =lLCâ€¢ E)OSTING CHIMNEY f BKIM ADal'RON,[ TOREMNN ' NEW ADDmON AT 151- & ZND R.OOR 6/IN '~ -EL+22-61,1, T.O. ROOF 1 1 Ill /ll[\ "Il,/ll[\ "'i // iÂ·- 12 - ------ IiI 111 \1111' ..111 1 : Ir:,n.il ~111 --///-- ./1\ 61 1\ Ilk 111 /11 Â£ 111 A 111 ~ 111 / lili , 111 111 1 ~~Â«,13\-1 f f>:19 44 1- - -.- .- ------ - IMNMM-1 1 011 - -- - ...--*--. - L-- 11=11 , ' 1 1-1\\ N. SECOND FLOOR 1///31 ---- ----------------- ------- WOODSDIKE==r=-'----6--2. .-4 EL + 12-t ---- 1 ---- ---- 1 11 --- ii v --- 11\ 1. 1 1 ill\Ill>,MEEE --- 112] X. 0 1 0 V V 0. IE 08 FE U 1 FNET FLDORAN FLR Â©Mocolue -- ------ ------------------- --- -------------- =======----lif-----1.-.1--Effififil EL + 44' V.C. cy I Ze. 9, -| OPEN 1 -- J 1 1 m, -- 1 | | --------9 EL.-3'-f - , LOWER LEVEL FLOOR DOSITING WINDOWTO 1 I BE R[MoVED (rm 1 i Il i Â£ SLI i 1 NEWWOOD COLUMNS f | TO SUPPORT ADDmoN 1 ABOVE I I i ~ ORIGINAL HOUSE, TO BASEMENT 1 3 r-------1- NEW ENTRY WELL AT SIDE OF= EAST ELEVATION SCALE: 1/f = 1'-0, EX]STING SHINGLE ROOF TO REMAIN L NEW MAâ„¢ ADDInON ORNAMENTAL METAL- CIRE5TNG AT , RIDGE TO REMAIN 1 1 I I. 9 6 Tn ROOF 0 REPLACE EXET]NG NON-ORIGINAL , DOUBLE HUNG WINDOWS 1.11 -4 EXISTING WOOD gDING TO REMAIN ... *'-AE**w Â·- I -- n 1, ' \ WOOD PRETWORKPANEUTO DUPLICATE ORIGINAL. ----- 1 SECOND FLOORAN. FLA Ul' EL-VE-V/- WOOD BRACKETE SIMILARTO ml ORIGINAL -- @l UCeÂ· â€¢ ..44=04.44 22Â·Â·'- .C~UÂ·=4.4Au ,*1=A.4Â»1t'"' 4/-' UmÂ¤;4Â» Â· 2. ELONGâ€¢TED COMPOSTE - COLUMNSTO REPLICATE 0 --_ . STEEL ORIGINAL TO ORIGINAL COLUMN E)OST. FENCET ..02 (*SCND.-A,OCE,7//al-r. 494 GIEONDARR-UTTLE-RED-SE-HAUS FIFET FLOOR FIN. ~\4 - - 1 ]1 1 2 vr Zk. Archrecture + CorEgiu | RENOVATION EL + O-0' c --' Z 47 - 116 Wet Illino. St,eet 118 WEST COOPER STREET Suite 5E BERM UP GRADE AS NEEDED ' | | C~hicago, 1110= 60610 Aspen, Colorado WOOD STEPS fORH.C.ACCESS&NEW-SEE ~ PLAN 1 1 TEL: 312.467.9790 FAX: 3 1 2.467.9792 1 1 ~ ISSUED FOR: 1 1 1 1 NOT FOR A-4 SOUTH ELEVATION CONSTRUCTION M..1./M NEW ADDmON AT IST& 2ND FLOORS ORNAMENTAL METAL. CRESTING AT RIDGE TO REMAIN * Â«fiff:f.--- i TO. ROOF 1 -*--.-------.---.-------- /9 LA* / REPAIR EXISTING ROOF AS .:t\,L - 4 , 6---2-1-#2-22--22_4 1 F z'--1 7---7 ~ lili /~ [Fit,HTFT/7, i NEEDED ~,i , iii ~ m i~~ u Al < 1 IF 11 111'F 111 NI' 3 .~9\ \1 r // / - 4 1 1.. n /11.. I /11 Ik Ill :Ip iii .1. 1 ILULE]111|...]|l/'*|1| i Ill_NIE_Il Ill_NILE-Il I | ' Icall[Ill 'En'Ii:lk---1 1- ----- , 11, 1 SECOND FLOOR EL + 12-r BOSTINGPORCHROOFTOBE ~~'~~ REWORKED & RESTORED RMILAR Â· !=-611----EZE31 i i TO ORIGIN,L CONDmON 1 1 N W Z BEVELSIDING-1 1 . 4--- .-' ri -Â·---.- --.-0--- ------Il 11 -------- ------------ -- 401>10.1 ,/Â»95Â»-g 496Â» 2 1 1 FI~ 11 lEi [7]~ 2%5~~ **63***in . --ip- /3 /222 1 FIRST FLOOR EL+4'-e -I------ r --7 ,-M- -3 r- - [ieii] r // CARPORT 1 2 --1 11 1 1 1 1 1 m. - .... .. -----------------r --17-7-=- =... -7-7.-- ... .---..- ----- L.22-2.12==1_-221-LE -u.ZE_2.-12211 _. _.22_222_._a__.-_-U_. 1 111/111 11 11'all -'-1.--W-1- 1-----*.. - 1 M Ill /11 1 11~11 -- ------------------------ 6 LOAJER LEVEL FLOOR, REPLAGE EXISTING NON- ORIGINAL. WINDOWS AT 1 1 ORJG1144 BUILDING 1 1 1 1 1 1 1 1 1 1 ------------------- -___3 WESILE!=EMATIONscw v 11 UNE OF MS+ING WINÂ®OW& TO BE REMOVED | WOODSIDING NEW ,â€¢DDITIOIN 1 - 1 J---- 1 lili ,// ... *R~ili I 3--7 /\/ h 1 I. 1 \ / 2,---.4' !1 1 L -- J \ ./ / 1 '1 1 ./1 1 -4---1 H CI] 222 L _.3 010 03 | ------------3 ---------------- SECONDFLOOR 6 ------ - ---- ------ E-ELI-12% r - I NEW CARPORT ROOF'& DECK ....4 -23!El 1 1 I i ./ I. I. : 1 ./. ,1 1 /0/' 1 % // \ / â‚¬33 L __2 ./ El 2 [IJ E]El Ull 8 1 i' - - - -+U-##-**1*1--I- IIJ ARE FLOOR AN FLR 1 ...â‚¬=SON,t~~4~2)Â·rEm*+a>EUTNR 1 ... GRSONDARK---TIFT-TLE-RED-SA1RAUS I I 1 RENOVATION NaaeK... c.'83' CARPORT 1 1 1 1 y 116 Wdt Illinok StÂ·eet 118 WEr COOPER STREET Sute 5E Chic* 1~nots 60610 Aspen, Colorado L_ __------- TELÂ· 312.467.9790 FAX 3 Il.467.9792 ISSUED FOR: NORTH ELEVATION SCALE. 1/41Â»= 1'-0' NOT FOR A-5 CONSTRUCTION P47 418 00,00/m PROPERIY UNE Ex A I lo it "fÂ° RESOLUTION N0. 09 (SERIES OF 2002) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL TO CITY COUNCIL OF THE LITTLE RED SKI HAUS MINOR PLANNED UNIT DEVELOPMENT, REZONING TO INCLUDE A LODGE PRESERVATION OVERLAY, AND APPROVING A GMQS EXEMPTION FOR LODGE PRESERVATION FOR LOT O, AND THE WEST HALF OF LOT P, BLOCK 69, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel No. 2735-124-71-005 WHEREAS, the Community Development Department received an application from Little Red Ski Haus LLC, owners, represented by Carl Darr, Gibson/Darr Architecture and Consulting, requesting approval for a Growth Management Quota System (GMQS) Exemption for lodge preservation, a Minor Planned Unit Development (PUD), and Rezoning to Residential Multi-family, IUMF, with PIanned Unit Development and Lodge Preservation Overlay for a property consisting of portions of Lots O and P, Block 69, City and Town Townsite o f Aspen; and, WHEREAS, the subject property is approximately 4,500 square feet, and is located in the IUMF Zone District; and, WHEREAS, pursuant to Section 26.310 of the Land Use Code, the City Council may approve amendments to the Official Zone District Map after taking and considering recommendations from the Community Development Director, the Planning and Zoning Commission made at a duly noticed public hearing, and taking and considering public testimony at a duly noticed public hearing; and, WHEREAS, pursuant to Section 26.445, the City Council may approve a Minor Planned Unit Development, during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and, WHEREAS, the Community Development Director recommended approval of the proposed rezoning and Minor PUD application finding that the respective review standards have been met; and, WHEREAS, pursuant to Section 26.470.070(M), during a duly noticed public hearing, the Planning and Zoning Commission may approve a GMQS Exemption for lodge preservation after considering a recommendation from the Aspen/Pitkin County Housing Authority and Community Development Director; and, WHEREAS, the Aspen/Pitkin County Housing Authority and Community Development Director recommended approval finding that the affordable housing mitigation requirements were met; and, WHEREAS, during a duly noticed public hearing on March 5,2002, the Planning and Zoning Commission approved a resolution, by a five to one (5-1) vote, approving a GMQS Exemption for lodge preservation, and recommending City Council approve the Little Red Ski Haus Minor PUD and Rezoning to Residential Multi- family/PUD/LP; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the Aspen Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements ofthe Aspen Area Community Plan; and, WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION as follows: Section 1 The GMQS Exemption for lodge preservation is approved with no affordable housing mitigation being required and an allocation of zero LP allotments due to the reduction in lodging rooms resulting in no net increase in employee generation. Section 2 That the Planning and Zoning Commission recommends that City Council approve with the following conditions, the proposed rezoning of the subject property to Residential Multi- family/PUD/LP, and the proposed Minor PUD: 1. A PUD Agreement and Final PUD Plans shall be recorded in the offices of the Pitkin County Recorder within 180 days of the final approval by City Council and shall include the following: a. The information required to be included in a PUD Agreement, pursuant to Section 26.445.070(C). 2. A Final PUD Plan shall be recorded within 180 days of the final approval granted by City Council and shall include: a. A final plat meeting the requirements of the City Engineer and showing easements, encroachment agreements and licenses with reception numbers for physical improvements. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer which maintains sediment and debris on-site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. The foundation drainage system shall be separated from the site storm drainage system. The drainage system shall meet the City Engineering Department's drainage criteria. 3. The applicant shall obtain a revocable encroachment license for the existing fence that encroaches into the public right-of-way. 4. The building permit application shall include: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval printed on the cover page of the building permit set. 5. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that the conditions of approval have been read and understood. b. All tap fees, impacts fees, and building permit fees shall be paid. 6. The applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m. 7. The applicant shall not track mud onto City streets during construction. A washed rock or other style mud rack must be installed during construction. 8. The Applicant shall submit to the Environmental Health Department a fugitive dust control plan which includes, but is not limited to fencing, watering of disturbed areas, continual cleaning of adj acent paved roads to remove mud that has been carried out, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This shall be required prior to the submittal for building permits. 9. The Applicant shall agree that there will be no construction material or dumpsters stored on the public rights-of-way unless a temporary encroachment license is granted by the City Engineer. In addition, the Applicant shall submit a full set of construction management plans as part of the building permit application, and the management plan shall include a noise, dust control, and construction traffic management plan which addresses, at a minimum, the following issues: a. Defining the construction debris hauling routes and impact on local streets; and b. Construction parking mitigation, except for essential trade trucks, no other personal trucks are to parked in the area around the site. The city encourages that site workers be shuttled in from the airport parking area. 10. All uses and construction shall comply with the City o f Aspen Water System Standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code as they pertain to utilities. 11. A bear-proof dumpster shall be located on-site meeting the standards of the City of Aspen Wildlife Ordinance. 12. The Applicant shall complete (prior to any of the remodel work, including removal of drywall, carpet, tile, etc.,) the Building Department's asbestos checklist, and if necessary, a person licensed by the state to do asbestos inspections must conduct an inspection. The Building Department cannot sign any building permits until they get this report. Ifthere is no asbestos, the demolition can proceed. If asbestos is present, a licensed asbestos removal contractor must remove it. 13. The Applicant shall install a fire alarm and sprinkler system throughout the entire Little Red Ski Haus lodge as required by the City of Aspen Fire Marshal. 14. The applicant shalllandscape over the existing gravel area in the public right-of-way to the southwest o f the Little Red Ski Haus and a "no parking" sign shall be erected in the public right-of-way where the gravel area currently exists, southwest o f the Little Red Ski Haus. 15. The applicant shall obtain a revocable encroachment license for the existing sign. If the applicant would like to replace the existing sign, then the new sign shall be placed within the boundaries of the property and shall require a sign permit. 16. The dining facilities may only be advertised in conjunction with renting lodge rooms or facilities within the Little Red Ski Haus. The dining facilities shall not be independently advertised as a commercial restaurant. 17. The applicant shall obtain a Colorado Retail Food Establishment License prior serving guests food that has been prepared on-site. This will require kitchen plans and specifications to be submitted to the City of Aspen Environmental Health Department prior to commencement of food service. a. The applicant shall install an oil and grease interceptor as required by the Aspen Consolidated Sanitation District. 18. The applicant shall obtain a liquor license prior to serving alcoholic beverages to guests of the lodge. 19. The applicant shall adhere to the State of Colorado's Swimming Pool and Mineral Bath Regulations for the proposed Hot Tub. 20. The applicant shall adhere to all conditions set forth in Resolution No . , Series of 2002 approved by the Aspen Historic Preservation Commission approving a Conceptual Review request for the Little Red Ski Haus expansion. 21. The applicant shall submit a tree protection plan to the Parks Department for review prior to the application for building permits. An inspection of all tree protection shall take place BEFORE any construction activities begin. 22. A construction fence shall be installed at the drip line of the Cottonwood to be saved to the south of the structure. a. The City Forester or his/her designee must inspect this fence before any construction activities commence. b. No excavation, storage o f materials, storage of construction equipment, construction backfill, foot or vehicular traffic shall be allowed within the drip line. c. The applicant shall hand excavate the existing walkway being removed to protect the root system of the protected Cottonwood Tree. 23. The PUD development plans shall establish the dimensional requirements for the Little Red Ski Haus as the following: Dimensional Requirement ; , : ':, Â·- : /Approved Minimum Lot Size (square feet) 4,500 Minimum Lot Area per Dwelling Unit N/A Maximum Allowable Density 14 Lodge Units Minimum Lot Width 45 feet Minimum Front Yard Setback 10 feet Minimum West Side Yard Setback .5 feet Minimum East Side Yard Setback .5 feet Minimum Rear Yard Setback .25 feet Maximum Height 25 feet Minimum Distance b/w Buildings NA Minimum Percent of Open Space Not Regulated Allowable Floor Area (FAR) 1.35:1 (6,035 sq. ft.) Minimum Off Street Parking 3 on-site spaces Section 4: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 5: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 6: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity o f the remaining portions thereof. APPROVED by the Commission at its regular meeting on March 5,2002. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Jasmine Tygre, Chair ATTEST: Jackie Lothian, Deputy City Clerk CERTIFICATION OF DEDICATION AND OWNERSHIP KNOW ALL MEN BY THESE PRESENTS THAT THE LITTLE RED SKI HAUS LLC BEING THE OWNER AND HINSBROOK BANK & TRUST BEING THE MORTAGEE OR LIEN HOLDER OF CERTAIN LANDS IN THE CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO, DESCRIBED AS FOLLOWS: LOT 0, AND THE WEST ONE-HALF OF LOT P, BLOCK 69, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO DOES HEREBY PLAT THIS REAL PROPERTY UNDER THE NAME AND STYLE OF THE LITTLE RED SKI HAUS PLANNED UNIT DEVELOPMENT, CITY OF ASPEN, PITKIN CO. COLORADO. EXECUTED THIS ~/-~pAY OF SEPTEMBER, A.D. 2002 OWNERS: MORTAGEES OR LIEN HOLDER: LITTLE RED SKI HAUS, LLC HINSBROOK BANK & TRUST / C Al OUL -'DAVID R. M REGINA R. MILLER PRINCIPAL MANAGING PARTNER SENIOR VICE PRESIDENT STATE OF ILLINOIS ) )SS. COUNTY OF DuPAGE ) tt THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS N DAY OF SEPTEMBER, 2002, BY DAVID R. FIORE, PRINCIPAL MANAGING PARTNER, LITTLE RED SKI HAUS, LLC AND REGINA R. MILLER, SENIOR VICE PRESIDENT, HINSBROOK BANK & TRUST. WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: 'OFFICIAL SEAL" Marcia T. Ryba NOTARY PUBLIC Notary Public, State of Illinois My Commiwion Expires 116-04 MEMORANDUM TO: City of Aspen Historic Preservation Commission THRU: City of Aspen Planning and Zoning Commission Joyce Ohlson, Deputy Director FROM: James Lindt, Planner RE: Little Red Ski Haus Design Referral DATE: March 6,2002 The Planning and Zoning Commission reviewed the proposed Little Red Ski Haus Lodge Preservation PUD and expansion request at a public hearing on March 5, 2002. Several members of the Planning and Zoning Commission and the public expressed concerns with the design and the size of the proposed alley addition as it related to neighboring properties. The Planning and Zoning Commission has asked that the HPC specifically review and address in their final significant design review the following concern: > The massing, bulk, and roof design of the proposed alley addition as it relates to the neighbor's (across the alley) view planes. The Planning and Zoning Commission approved the additional square footage (as requested by the Applicant) for the express purpose of allowing the HPC the maximum design flexibility in their review. The Planning and Zoning Commission would not be adverse to a reduction in the additional square footage if the bulk-and-mass concern on the alley side could be alleviated with less square footage. However, the Planning and Zoning Commission does not favor a reduction of the proposed on-site parking for the purpose of alleviating the bulk-and- mass concern; and, The Planning and Zoning Commission approved the proposed PUD and expansion, but have requested that the aforementioned issues get careful consideration by HPC. The Applicant was put on notice at the Planning and Zoning Commission Hearing that the design concerns were HPC's purview, and that the Planning and Zoning Commission felt that it was inappropriate for P & Z to make any attempts at a redesign of the alley fai:ade. 1 Page 1 of 1 / Â· -1.47. h ,. //"16 i PUBLIC NOTICE ~ DATE.4.3 - TIME- INg dz : -2.- 46/4 â€¢4' 1 PLACE . :_ ~ . . :. *Â·4 "URPOSE._ ~ - ..i Â·444. -4.0. t.. 1-2 1 9 C Ir .1 '1-1 .1-1 f lEt $ *49 =. 1.1 4*. 11Â« j. *%d>.N- ,-. & F 17 1 - // A.\ 1 , 1 T /1 A 1 A O 7-n r, 1 /2 /Al MEMORANDUM TO: Mayor and City Council THRU: Jasmine Tygre, Planning and Zoning Commission FROM: James Lindt, Planner RE: Little Red Ski Haus Amended Resolution DATE: March 25,2002 The Planning and Zoning Commission has asked that Staff replace the P&Z Resolution that you have received attached as Exhibit "E" in your packet with an amended copy of the resolution attached hereto. The Planning and Zoning Commission has suggested that the P & Z Resolution make reference to the memo that the Commission requested Staff draft to the HPC regarding the proposed alley addition on the Little Red Ski Haus. The Planning and Zoning Commission felt that the aforementioned memo citation is necessary to accurately represent their recommendation on the Little Red Ski Haus proposal. Attachment: Exhibit A- Amended P&Z Resolution 1 MEMORANDUM TO: City of Aspen Historic Preservation Commission THRU: City of Aspen Planning and Zoning Commission Joyce Ohlson, Deputy Director FROM: James Lindt, Planner RE: Little Red Ski Haus Design Referral DATE: March 6,2002 The Planning and Zoning Commission reviewed the proposed Little Red Ski Haus Lodge Preservation PUD and expansion request at a public hearing on March 5,2002. Several members of the Planning and Zoning Commission and the public expressed concerns with the design and the size of the proposed alley addition as it related to neighboring properties. The Planning and Zoning Commission has asked that the HPC specifically review and address in their final significant design review the following concern: 1 The massing, bulk, and roof design of the proposed alley addition as it relates to the neighbor's (across the alley) view planes. The Planning and Zoning Commission approved the additional square footage (as requested by the Applicant) for the express purpose of allowing the HPC the maximum design flexibility in their review. The Planning and Zoning Commission would not be adverse to a reduction in the additional square footage if the bulk-and-mass concern on the alley side could be alleviated with less square footage. However, the Planning and Zoning Commission does not favor a reduction of the proposed on-site parking for the purpose of alleviating the bulk-and- mass concern; and, The Planning and Zoning Commission approved the proposed PUD and expansion, but have requested that the aforementioned issues get careful consideration by HPC. The Applicant was put on notice at the Planning and Zoning Commission Hearing that the design concerns were HPC's purview, and that the Planning and Zoning Commission felt that it was inappropriate for P & Zto make any attempts at a redesign of the alley faGade. 1 PUBLIC NOTICE RE: 118 E. COOPER AVENUE (LITTLE RED SKI HAUS) LODGE PRESERVATION PUD, REZONING TO LODGE PRESERVATION OVERLAY, AND GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR LODGE PRESERVATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 5,2002 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 Little Red Ski Haus, LLC. requesting approval of a Lodge Preservation PUD, rezoning to include a Lodge Preservation Overlay, and GMQS Exemption for Lodge Preservation. The applicant is proposing to convert the lodge from 22 rooms to 14 rooms. The property is located at 118 E. Cooper Avenue, and is legally described as Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen. For further information, contact James Lindt at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5095, jamesl@ci.aspen.co.us. s/Jasmine Tygre, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on February 16,2002 City o f Aspen Account 6HkÂ»d Sk; Ha. s THELâ‚¬ITYOF-A?mv 130 50UTH G.At ENA STREET p.z Pholâ€¢s SM: ASPEN, COLORADO 81611-1975 41; '9.dll ././.-./. , t. ..... + ma-7-629 "No. 1 1 UNe U Sla Nus <<4 1-44 Yl 57 Â»WHAN 90/ 44, Â»4. L r 1 1 J r, j . 11 U 1 Â·C' 03 CA FC'i l-~1+It Ited 544 1'6/45 3(2002_ , t - /7 /7/ ,\ 1- \ 4. ic,fi.{,34~~ 5'A#. , \ 998-2.45 <No. 1 ina ' Li+1+L {2.U sk, Â·N-0,Â» 3/Zoo L . i. D _Mffli-- .. 098-445 240. 1 2 ~ Lr#fs, Zed %44 (1$445 242-6021 9. . 7 9 9. - ./.JÂ».9 l 3 1-1 .*ft /* . -:All.'llf :*al 1.2 s./ , I . --- 9 . -. 098-44=. NO. 1 4 LtÂ¥.Ne- 241 94 /408 3- f Loo-2L . , . I $1/t:-Â¥ 1 , t e~-ve . , 4 4 008-445 <No. 2 4,4110 Ked *AL,t- Aw-,3 5/2_002- 46- Jk i, . Â¥ -al- rÂ« -,-t 4. C 1.3.- 1 L#Le 24 64 06*[5 6/ 2-002- , - , 7 -1 -7 -4--..â€ž2,_:,, 04 42 IC / 1: 1 U i "j 12.j \_rtbit Reel SIC; -14-cuÂ»5 3 1 2 00 2 tly' Â·" Nky'., Â·6#vi.-'t , 1 '1 g A ' A AlL .... # 1 * ,r - 1 /1 c *Ki- r-, 64 124 Ek<Â· 46(AÂ» 3 /2-eÂ° L I I. i .111 11 , 4 4 41'. â€¢Â·â€¢t:././.- ' }Â¥ 41@=Warl:'ll:kill'll/Ell:/Till '.E: 1 I.-Il- 1.-Ii'll'-/- ,= 1 098- 445 <No. ES 4044 14Â·11 E Ece:1 514 Â·Ni<-,q 3 6 /20Â©z- Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision o f this Title, or whenever the text o f this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 1 SignatureC- 1 1 The foregoing "Affidavit of Notice" was acknowledged before me this 5 day of U\C..4 \n , 200&,by 3â‚¬944 R\,44 4.,h ,150 F-. WITNESS MY HAND AND OFFICIAL SEAL My.gon'1~4~~*frpires: My Commission Expires 9/27/2003 4 /1/ A. (14,494< 11473*Ljki~-0-~ % 1 ~far/Ab#c e fai I W /1 1Â¥. 0 ' .4Â¥ ...4 ........ %. ............40, ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OFPROPERTY: 1% O 0 C Efrer Ave , Aspen, CO SCHEDULED PUBLIC HEARING DATE: .e 4 r , 200 4 STATE OF COLORADO ) ) SS. County of Pitkin ) I, ,8 e ce .- C q f? gre (name, please print) being or represehting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. A Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made o f suitable, waterproof materials, which was not less than twenty-two (22) inches wide - and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days prior to the public hearing and was continuously visible from thel& clay of fe_6 , 2002-, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. RECEIVED (continued on next page) MAR - 5 2002 ASPEN / PITKIN COMMUNITY DEVELOPMENT WHITE JALEH NOONAN ELIZABETH A TRIjST , KING RICHARD & LAUREN 960 E DURANT #7 , CO AUSTINE NOONAN STrEr 1017 N ROXBURY DR ASPEN,CO 81611-2024 TRUSTEE ~ BEVERLY HILLS,CA 90210-3021 1450 SU.VER KING DR ASPEÂ¥,CO 51611 ..JRRAN CHRISTINA H COLEMAN ISAIAH POPKIN PHILIP G C./O MR. & MRS. R.W.E. NEILSON PO BOX 11239 PO BOX 7956 DUKES HOUSE SANDY LANE ASPEN,CO 81612 ASPEN,CO 81612 BLAZEFIELD HARROGATE, HG3 5DT UK CROCKETT RUFUS BINSTOCK ABBE I HERRON SANDRA PO BOX 3837 FLAT 2 119 E COOPER ST #19 ASPEN,CO 81612 2 EGERTON PLACE LONDON ASPEN,CO 81611 ENGLAND,UK SW32EP RIJMSEY DANIEL W OTT JOHN GUBSER NICHOLAS J 1018 4TH STREET - #103 P O BOX 1004 PO BOX 870 SANTA MONICA,CA 90403-6127 BENSALEM,PA 19020-5004 ASPEN,CO 81612 DEWIND JODETTE L WEINGLASS LEONARD FENZL SUSAN I 19 E COOPER - APT 12 PO BOX 1 1 509 119 E COOPER AVE UNIT 11 ASPEN,CO 81611-1772 ASPEN,CO 81612 ASPEN.CO 81611 ALLEN DOUGLAS P LIMELITE INC BOVINO FAMILY INVESTMENTS LLC COOPER AVE STE 230 228 E COOPER 2201 S OCEAN BLVD APT 2803 N,CO 81611 ASPEN,CO 81611 HOLLYWOOD,FL 33019 MILLER R GREG LEBBY ERIN LONE EAGLE TRUST PO BOX 4577 PO BOX 1352 PO BOX 3550 ASPEN,CO 81612 ASPEN,CO 8 1612 ASPEN,CO 81612 VANOVER STEFANIE KAI LIMELITE INC FUQUA ALVAH D JR & DIANNE L PO BOX 3394 PAAS LEROY G 446 LAKE SHORE DR ASPEN,CO 81612 228 E COOPER AVE ASPEN,CO 81611 SUNSET BEACH,NC 28468 BRUMDER PHILIP G & ASMUTH WICHMANN VICTORIA PRODINGER IRMA ANTHONY 119 E COOPER AVE #4 PO BOX 1245 QUARLES & BRADY C/O ASPEN,CO 8161 1 ASPEN,CO 81612 4 11 E WISCONSIN AVE STE 2500 MILWAUKEE,WI 53202 NELSON ARLENE BLACKWELL CLARENCE A & ANNE ALH HOLDING 119 E COOPER ST #6 H COMPANY/INVERNESS LODGE INC ,CO 81611 PO BOX 3180 435 W MAIN ST ANNAPOLIS,MD 21403 - - : ASPEN,CO 81611 DLISMANN JOHN P NORRIS JOAN 1999 REV TRUST CHICAGO SNOWFLAKE INVESTMENT PO BOX 4999 3334 E COAST HWY PMB 145 GROUP INC ASPEN.CO 81612 CORONA DEL MAR,CA 92625 C/O SHELL PROPERTIES CORP 40 SKOKIE BLVD - STE 350 NORTHBROOK,IL 60062 SARICK SHEREEN CLAIRE GOLDMAN SHERYL LYNN BRALVER BETTY SUSANNE 95 BARBER GREEN ROAD 520 E COOPER ST STE 210 PO BOX 11571 APT 305 DON MILLS,ONTARIO ASPEN,CO 81611 ASPEN,CO 81612 CANAD MORGAN LUCINDA P STARR INC A NEVADA TIERNEY MICHAEL P & ANNE 100 E COOPER #10 CORPORATION PO BOX 2391 ASPEN,CO 81611 PO BOX 11980 ASPEN,CO 81612 ASPEN.CO 81612 LARKIN FRED C KESSELRING ROBERT D BABCOCK MARJORIE TRUSTEE LARKIN LUCETTA M 100 E COOPER AVE #12 2161 KALIA RD #412 ONE COVE LN LITTLETON.CO 80123 ASPEN,CO 81611 HONOLULU.HI 96815 SlljNDA STEVEN R SIRKIN ALAN & ALICIA LEDINGHAM LARRY 45% 515 5TH ST 3500 S BAY HOMES DR 124 E COOPER AVE ANNAPOLIS.MD 21403 MIAMI,FL 33133 ASPEN,CO 81611 FU' aTONE AMY HAYDEN DOLLE NORMA BECK GLENNIS GEORGE 3 RS RD 124 E COOPER AVE 2928 SNOWMASS CREEK RD ,NV 89430 ASPEN,CO 81611 SNOWMASS,CO 81654 KEALY MARGE A/K/A KNAPP MICHAEL DEWIND JODET'IE L KEALY MARGARET 137 PEARL ST 100 E COOPER AVE #3 150 E HARTSDALE AVE APT 4D GRAND RAPIDS:MI 49503-2808 ASPEN,CO 8161] HARTSDALE,NY 10530-3527 SCHEUER KIM PRODINGER IRMA THALBERG KATHARINE 100 E COOPER #2 PO BOX 1245 C/O EXPLORE BOOKSELLERS ASPEN,CO 81611 ASPEN,CO 81612 221 E MAIN ASPEN,CO 81611 DITY OF ASPEN SHENNAN MELISSA A BRAYMAN WALTER W & PATRICIA i 30 S GALENA ST 2036 N BISSELL ST JT ASPEN,CO 8161 I CHICAGO,IL 60614 5530 FAIRWAY SHAWNEE MISSION,KS 66205 1(DULL JAMES E CLASEN NORMAN E & LAURA B LAMAN WILLIAM H AND E MARGRIT 'O 2051 PO BOX 1155 2301 CALLE LOS ALTOS A 0 81612 BASALT,CO 81621 TUCSON,AZ 85718 LADD EDWIN V JR & WILMA C FYRWALD JON ERIK & GUDRUN L COHEN FRANK R 51 GREAT MEADOW LN 915 CECIL ROAD 335 DETROIT ST #504 AVE*tCT 06001-4549 WILMINGTON,DE 19807 DENVER,CO 80206 ANDERSEN PAUL EGON LIMELITE INC CLAUSEN FAMILY TRUST NO 1 488 CASTLE CREEK RD A COLORADO CORPORATION C/O HYNDS JOHN W TRUSTEE ASPEN.CO 81611-3110 228 E COOPER AVE ASPEN,CO 81611 PO BOX 685 MORRIS,IL 60450 DOLLE NORMA CLARK ANDREA SULLIVAN JOHN B 124 E COOPER AVE P O BOX 6452 SULLVAN JUNE A ASPEN,CO 81611 CHICAGO,IL 60680-6452 PO BOX 367 SAVA-NNA,IL 61074-0367 STROH GEORGE C SAUNDERS-WHITE CAROL REV NEWMAN KERRY J & RICKI R 8525 SKYLAND DR TRUST 617 PRINCE DR NIWOT,CO 80503 PO BOX 8100 NEWBURGH,IN 47630 ASPEN:CO 81612 SHAW ROBERT W GUTNER KENNETH H REVOCABLE ZAUNER HEINZ JURGEN PO BOX 121157 TRUST C/O BARBARA ELIAS FORT WORTH,TX 76121 GUTNER KENNETH H TRUSTEE 0451 STAGECOACH LANE PO BOX 11001 ASPEN.CO 81612 CARBONDALE,CO 81623 CA nni GAN RICHARD A JR LEATHERMAN ROBERT D CARRUTHERS MARILYN F ABS PO BOX 1]930 101 E COOPER #301 ND WILSON ROADS ASPEN,CO 81612 ASPEN,CO 81611 BAuAVIA,IL 60510 SUMMIT VIEW INC JACOBSON FAMILY TRUST TYLER BERIT G & TYLER CHARLES E 248 WASHINGTON ST 2168 SANTA MARGARITA DR 101 E COOPER A.VE #302 TOMS RIVER,NJ 08754 FALLBROOK,CA 92028 ASPEN,CO 81611 BOGIN ROBERT M & KIMBERLY B KEITH JOHN lII HOUGH HAZEL C 17 APPLE LN 300 PUPPY SMITH ST #205-230 1 BEACH DR APT #1002 CALIFON,NJ 07830 ASPEN,CO 816 11 ST PETERSBURG,FL 33701 CALLAHAN PATRICIA MACALPINE KENDRA M ]991 TRUST GILBERT CHARLENE B )184 MOUNTAIN LAUREL DR 101 E COOPERAVE - APT 201 P O BOX 35 ASPEN,CO 8161 1 ASPEN,CO 8 1 61]-1758 CARBONDALE,CO 81623-0035 CAUFMAN STEVEN B TRUST JOBE MARCIA GEORGIEFF KATHERINE TRUSTEE OF 30 - -- GINIA HARLOW P O BOX M-3 THE 5 ALANTE CARBONDALE,CO ASPEN,CO 81612 KATHERINE GEORGIEFF 1 70 -REVOCABLE LIVING TRS #11 TOPPING LN ST LOUIS,MO 63131 f CHALET LISL PARTNERSHIP L'ID WINKELMAN WENDY L BEVERS ROCHELLE C REAL ESTATE 100 E HYMAN AVE 108 W HYMAN AVE #8 TRUST ASPEN.CO 81611 ASPEN,CO 81611 8701 BLUFFSTONE CV APT 1104 AUSTIN,TX 78759-7820 'PERREAULT GEORGE C CRETE ASSOCIATES LP BEVERS ROCHELLE C REAL ESTATE 7336 CAPTAIN KIDD AVE C/O UNIVERSITY CITY HOUSING CO TRUST SARASOTA,FL 34231-5442 PO BOX 1524 BRYNMAWR,PA 19010 8701 BLUFFSTONE CV APT 1104 AUSTIN,TX 78759-7820 PERREAULT GEORGE C IVES THEODORA H LIPTON DONN H & MARILYN G 7336 CAPTAIN KIDD AVE 1874 SPINDRIFT DR TRUSTEES SARASOTA,FL 34231-5442 LA JOLLA,CA 92037 LIPTON DOUGLAS GREGG&.RANDALL CO TRUSTEES 1600 WOODSON RE) ST LOUIS,MO 63114 TANGUAY MICHAEL LAWRENCE GLICKENHAUS & CO WHITMAN WENDALIN 319 AABC STE G 6 E 43RD ST 210 E HYMAN AVE #101 ASPEN,CO 81611-3516 NEW YORK,NY I 0017 ASPEN,CO 81611 LAW GLENN EUGENE RENO ASPEN PROPERTIES LLC BRALVER RICHARD PO BOX 2537 210 E HYMAN AVE #202 PO BOX 10605 ASPEN,CO 81612 ASPEN,CO 8161] ASPEN,CO 81612 DALTON CHARLES O & SUSNNA C RASMUSSEN DAVID L & RITA M RK LAND & CATTLE CO LLC 4 OCEAN BLVD 2907 LUCERN CT C/O RON KANAN IE BEACH,SC 29577 ARLINGTON,TX 76012 PO BOX 649 ASPEN,CO 81612 LAW GLENN EUGENE MACDONALD VALERIE DAVIS BRUCE I, PO BOX 2537 PO BOX 1681 PO BOX 8851 ASPEN,CO 81612 ASPEN.CO 81612 ASPEN,CO 81612-8851 MAGNOSTIC IMAGING ASSOCIATES SCIiIFFER SPENCER F BARNES JACK Ec BONITA 6900 S WADSWORT'H #250 985 CEMETERY LN 125 WEST HYMAN - 2A LAKEWOOD,CO 80235 ASPEN,CO 81611 ASPEN,CO 81611 [ALE TERRY- L W/ STERN MURRAY ELIZABETH JACKSON KATHIE 04 W COOPER AVE #3 PO BOX 10459 P O BOX 1667 \SPEN,CO 81611 ASPEN,CO 81612 SOLANA BEACH.CA 92075-7667 ARTMAN FAMILY PARTNERSHIP RUTLEDGE WILLIAM O IV HEALY JOSEPH E TD 305 S ASPEN #2 104 W COOPER AVE APT 4 )9 .ICITY ST ASPEN,CO 81611 ASPEN,CO 81611-1764 ,IN 46703 SHENK ROBERT D SHENK JAMES R UHLFELDER FAMILY INVESTMENTS 0304 HWY 133 TRUSTEE OF SHENK TRUST RLLP CARBONE)ALE.CO 8 ] 623 0304 HWY 133 CARBONDALE,CO 633 N 4TH ST 81623 ASPEN,CO 81611 GINSBURG ANNE C & ROBERT B PJNES LODGE DEVELOPMENT LLC HEIM WILLIAM D 17309 WHITE HAVEN DR 960 E DURANT AVE #7 124 E DURANT AVE APT 1 BOCA RATON,FL 33496 ASPEN,CO 81611 ASPEN,CO 81611-1769 KIRSCHNER CAROLE J ROSE JON E TAYLOR HARVEY C 300 PUPPY SMITH #203 PMB 278 ROSE RITA L W 301 N 9430 HWY E ASPEN,CO 81611 303 MAGNOLIA LAKE DR HARTLAND,WI 53029 LONGWOOD,FL 32779 SEVERY CHARLES L 70.39% ALYEMENI MOHAMMED & ALICE 3Â·0 DEXTER S T 819 LINWOOD RD DENVER.CO 80220 MOORESVILLE,NC 28 1 15 Page 1 of 1 PUBLIC NOTICE DATE TIME:: E - PLACE -_a . -Il PURPOSE. 4, ./- 7 1 - . // A . \ 1 r, 7/1 A 1 1 ,-1 Tr, 7 1 0//Al Page l of l , - : 4,4 09Â¥ I 7 / % t f . f 5,?Â¥./ , 4.- y , 1./. 11 35*14Â» , 4 & 1.-2 4 4,1.1, i. 4% Â· 7 -ir/-:1., 4 1 . i ./ WIIL # a A. 1 h Â»mi, . 11. 11 .-.. 9 -41 12,16. Ak/ A. a. , I III 14 2 f + IM*,4 J r AR Â·124~ 1-7 1 :. ' =aTE.W.A j :r .1 ! 1, I ,,. A . C.,4,-1 /..4.-I-.. S , i 171 - . / / A .\ 1 /1 Tn A 1 1 0 rn 0 1 1/ 'Al Ille: //A. \M VL-U-,33.Ji'LT j/J/UZ *0/.My AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: Â£ 1% a, (f' C)(741 -â‚¬ C A*1/0 ,Aspen,CO - SCHEDULED PUBLIC HEARING DATE: 31 a vcR 6, ,200 2 STATE OF COLORADO ) ) SS. County of Pitkin ) I, j a: &61 â‚¬-S 1,Â« LA Â«t-- (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: <Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained fron. the Community Development Department, which was made of suitable, waterproo f materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days ' prior to the public hearing and was continuously visible from the clay of , 200 , to and including the date and time of the public hearing. t photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) U J Rezoning or text amendment. Whenever the official zoning district map is in J any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 11_ ~#Flature The foregoing "Affidavit of Notice" was ackns*ledged before Te this )7_ #ay of 92% p , 2002, by 4 36 2 K WITNESS MY HAND AND OFFICIAL SEAL fJ- ~ DIZA> ~ 22*-*US1--,3 , My commission expires: / J f?) 3 y P, Notary Public . ~ 0 1\ 04788 4 416Â·c64Â¥O ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL JI Irom th# 160371/i25-to the underside of the floor decking or walls of the projection An alternative construcQon method for such pro- jecti'Ons would requim, use of noncombustible building materials, or heavy timber or log wail construction, if the underside of the projecting portion is covered with materials approved for one-hour {ire-resistive coMBtruction and if there are no inside angles of less than seventy-{ive dtÂ» 1:rees (75 ). Areas below such projections shall De void of vegetative or â€žther con,bustible mate- rials. These areas below projections shall be pro- tected Irom accumulation of vegetative Inaterials by placement 01 a vegetative barrier covered Nith rocks ar gravel or by coverage with con- rete or stone. There shall be no storage of com- ,ustible matedals under projections. The walls inderneath projections shall be constructed with naterials approved for one-hour fire-resistive oustructiw on the exterjor side 01 the wall. Vindow openings in walks below pinjections hall be teinpered glass, Doors shall be no,com ustible or one and three-fourths inch (1 3/4") ~lid wood. b. Windows and Glass: Glazed openings tall be provided with ckisable, solid, exterior in- flammable shutter; or shall be tempered INS. PUBUC NOTICE 'REI 118 E COOPER AVENUE (UTTLE RED SKI ~ HAUS) LODGE. PRESERVEION PUD. REZONING TO LODGE PRESERVATION OVERLAY, AND GROWTH MANAGEMENT QUOTA SYSTEM EX- EMPTION FOR LODGE PRESERVATION NOTICE IS HEREBY GIVEN that a public hearing ~ will be held on Tuesdai March 5,2002 at a meet- ing to begin at 4:30 p.m. before the Aspen Plan- ning and Zoning Commission. Sister Cities Room, City Hall, 130 S. Galena St., Aspen, 40 consider an application submitted by Little Red Ski Haus, LLC, requesting approval of a Lodge Preservation PUD, rezoning to include a Lodge Preservation Overlay, and GMQS Exemption for Lodge Preser- vation. The applicant is proposing to convert the lodge from 22 rooms to 13 with an on-site staff unit. The property is located at 118 E. Cooper Avenue, and is legally described as Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen. For further information. contact James Lindt at the Aspen/Pitkin CountÂ·4 Con,munity Develop- ment Department. 130 S. Galena St., Aspen, CO (970) 920-5095, jamesl@ci.aspen.co.us. s/Jasmine Tygre, Chatr 4 Aspen Plannung and Zoning Commission ~ Published in The Aspenâ€¢ Times on February 1~ 2002.(83721 1~ - AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 15>Do Coe per Aue , Aspen, CO SCHEDULED PUBLIC HEARING DATE: ),4 c.re 4 / .3 , 200-2 STATE OF COLORADO ) ) SS. County of Pitkin ) 15 R Quer<4 12;0 8 2 (name, please print) being or repre*nting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. 24 copy of the publication is attached hereto. ~>( Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproo f materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days prior to the public hearing and was continuously visible from the-34 day of Fe-6 r .,4.z 4 , 200 2, to and including the date and time ofthe public hearing. A ph*tograph of the posted notice (sign) is attached hereto. ~>< Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet ofthe property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) RECEIVED MAR - 5 20ul ASPEN i Pi [KIN COMMUNITY DEVELOPMENT 1.2.** 19 7 ., '1*: -1. + Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement o f an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. 72Â£ L.-4Â«~ Â·97 7>Le Signature <23 The foregoing "Affidavit of Notice" was acknowledged befoge me this 4 day of h\71't l-. , 2001, by ja.4- ~-el,sli,~~cf / Â·J06,nful.. WITNESS MY HAND AND OFFICIAL SEAL -41.- MyE&5~8siop expires:MY Commiosion Expires 9/27/2003 - 2 'v... 2,/ e RA L 2 7 - - f 6*dihty Public : i -. 0440 : ' ... ~ \ 44Â¥10~/c f . ..Â» e "4 427033\-e 404/4"1"'ll""10.0.. ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL ..Al:%34 Ilill""I'lililijm PUBLIC NOTICE RE: 118 E. COOPER AVENUE-FINAL HPC DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 13, 2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Little Red Ski Haus, LLC, requesting final design approval. The property is located at 118 E. Cooper Avenue, and is legally descibed as Lot O and the west half of Lot P, Block 69, City and Townsite ofAspen. For further information, contact Amy Guthrie at the Aspen/Pitkin County Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5096, amyg@ci.aspen.co.us. s/Suzannah Reid, Chair Aspen Historic Preservation Commission Published in the Aspen Times on February 23,2002 City of Aspen Account WHITE JALEH NOONAN ELIZABETH A TRUST KING RICHARD & LAUREN 960 E DURANT #7 C/O AUSTINE NOONAN ST.I~ 1017 N ROXBURY DR ASPEN,CO 8 i611-2024 TRUSTEE I BEVERLY HILLS,CA 90210-3021 1450 SILVER KING DR ASPE~,CO 51611 CURRAN CHRISTINA H COLEMAN ISAIAH POPKIN PHILIP G C/O MR. & MRS. R.W.E. NEILSON POBOX 11239 PO BOX 7956 DUKES HOUSE SANDY LANE ASPEN,CO 81612 ASPEN,CO 81612 BLAZEFIELD HARROGATE. HG3 5DT UK CROCKETT RUFUS BINSTOCK ABBE I HERRON SANDRA POBOX 3837 FLAT2 119 E COOPER ST #19 ASPEN.CO 81612 2 EGERTON PLACE LONDON ASPEN,CO 81611 ENGLAND,UK SW32EF RUMSEY DANIEL W OTT JOHN GUBSER NICHOLAS J 1018 4TH STREET - #103 P O BOX 1004 PO BOX 870 SANTA MONICA,CA 90403-6127 BENSALEM,PA 19020-5004 ASPEN,CO 81612 DEWIND JODETTE L WEINGLASS LEONARD FENZL SUSAN 119 E COOPER - APT 12 PO BOX 11509 119 E COOPER AVE UNIT 11 ASPEN,CO 81611-]772 ASPEN,CO 81612 ASPEN,CO 81611 EN DOUGLAS P LIMELITE INC BOVINO FAMILY INVESTMENTS LLC COOPER AVE STE 230 228 E COOPER 2201 S OCEAN BLVD APT 2803 LN,CO 81611 ASPEN,CO 81611 HOLLYWOOD,FL 33019 MILLER R GREG LEBBY ERIN ' LONE EAGLE TRUST POBOX 4577 PO BOX 1352 PO BOX 3550 ASPEN.CO 81612 ASPEN,CO 81612 ASPEN,CO 81612 VAN(AER STEFANIE KAI LIMELITE INC FUQUA ALVAH D JR & DIANNE L PO BOX 3394 PAAS LEROY G 446 LAKE SHORE DR ASPEN,CO 81612 228 E COOPER AVE ASPEN,CO 81611 SUNSET BEACH,NC 28468 BRUMDER PHILIP G & ASMUTH WICHMANN VICTORIA PRODINGER. IRMA ANTHONY 119 E COOPER AVE #4 PO BOX 1245 ,QUARLES & BRADY C/O ASPEN,CO 81611 ASPEN,CO 81612 41 1 E WISCONSIN.AVE STE 250.0 MILWAUKEE,WI 53202 NELSON ARLENE BLACKWELL CLARENCE A & ANNE ALH HOLDING 1 COOPER ST #6 H COMPANY/INVERNESS LODGE INC i,CO 81611 PO BOX 3 180 435 W MAIN ST ANNAPOT-.IS.MD 2.1403 , __ ASPEN,CO.816 1 1 GLISMANN JOHN P NORRIS JOAN 1999 REV TRUST CHICAGO SNOWFLAKE INVESTMENT PO BOX 4999 3334 E COA.ST HWY PMB 145 GROUP INC N,CO 81612 CORONA DEL MAR,CA 92625 C/O SHELL PROPERTIES COR-P 40 SKOKIE BLVD - STE 350 NORTHBROOK,IL 60062 SARICK SHEREEN CLAIRE GOLDMAN SHERYL LYNN BRALVER BETTY SUSANNE 95 BARBER GREEN ROAD 520 E COOPER ST STE 210 POBOX 11571 APT 305 DON MILLS,ONTARIO ASPEN,CO 81611 ASPEN,CO 81612 CANAD MORGAN. LUCINDA P STARR INC A NEVADA TIERNEY MICHAEL P & ANNE 100 E C.OOPER #10 CORPORATION PO BOX 2391 ASPEN,CO 81611 PO BOX 11980 ASPEN,CO 81612 ASPEN,CO 81612 LARKIN FRED C KESSELRING ROBERT D BABCOCK MARJORIE TRUSTEE LARKIN LUCETTA M 100 E COOPER AVE #12 2161 KALIA RD #412 ONE COVE LN LITTLETON,CO 80123 ASPEN,CO 8 I611 HONOLULU,HI 96815 STUNDA STEVEN R SIRKIN ALAN & ALICIA LEDINGHAM LARRY 45% 515 5TH ST 3500 S BAY HOMES DR 124 E COOPER A.VE ANNAPOLTS,MD 21403 MIAMI,FL 33133 ASPEN,CO 81611 r ONE A_MY HAYDEN DOLLE NORMA BECK GLENNIS GEORGE :RS RD 124 E COOPER AVE 2928 SNOWMASS CREEK RD ,NV 89430 ASPEN,CO 81611 SNOWMASS,CO 81654 KEALY MARGE A/K/A KNAPP MICHAEL DEWIND JODETTE L KEALY MARGARET 137 PEARL ST 100 E COOPER AVE #3 150 E HARTSDALE AVE APT 4D GRAND RAPIDS,MI 49503-2808 ASPEN,CO 81611 HARTSDALE,NY 10530-3527 SCHEUER KIM PRODINGER IRMA THALBERG KATHARINE 100 E COOPER #2 PO BOX 1245 C/O EXPLOREt BOOKSELLERS ASPEN,CO 81611 ASPEN,CO 81612 221 E MAIN ASPEN,CO 81611 CITY OF ASPEN SHEN>IAN MELISSA A BRAYPIAN WALTER W & PATRICIA 130 S GALENA ST 2036 N BISSELL ST JT ASPEN,CO 81611 CHICAGO,IL 60614 5530 FA]RWAY SHAWNEE MISSION.KS -66205 ;CULL JAMES E CLASEN NORMAN E & LAURA B LAMAN WILLIAM H AND E MARGRIT 2051 PO BOX 1155 2301 CALLE LOS ALTOS A :0 81612 BASALT,CO 81621 TUCSON,AZ 85718 LADD EDWIN V JR & WILMA C FYRWALD JON ERIK & GUDRUN L COHEN- FRANK R 51 GREAT MEADOW LN 915 CECIL ROAD 335 DETROIT ST #504Â· ,CT 06001-4549 WILMINGTON,DE 19807 DENVER,CO 80206 ANDERSEN PAUL EGON LIMELITE INC CLA.USEN FAMILY TRUST NO 1 488 CASTLE CREEK RD A COLORADO CORI?ORATION 12/0 HY1%IDS JOHN W TRUSTEE ASPEN,CO 81611-3110 228 E COOPER AVE ASPEN,CO 81611 PO BOX 685 MORRIS,IL 60450 DOLLE NORMA CLARK ANDREA SULLIVAN JOHN B 124 E COOPER AVE P O BOX 6452 SULLVAN JUNE A ASPEN.CO 8161 1 CHICAGO,IL 60680-6452 PO BOX 367 SAVANNA,IL 61074-0367 STROH GEORGE C SAUNDERS-WHITE CAROL REV NEWMAN KERRY.J & RICKI R 8525 SKYLAND DR TRUST 617 PRINCE DR NIWOLCO 80503 PO BOX 8100 NEWBURGH,IN 47630 ASPEN,CO 81612 SHAW ROBERT W GUTNER KENNETH H REVOCABLE ZAUNER HEINZ JURGEN PO BOX 121157 TRUST C/O BARBARA ELIAS FORT WORTH,TX 76121 GUTNER KENNETH H TRUSTEE 0451 STAGECOACH LANE PO BOX 1 1001 ASPEN,CO 81612 CARBONDALE,CO 81623 GAN RICHARD A JR LEATHERMAN ROBERT D CARRUTHERS MARILYN ,ABS PO BOX 11930 101 E COOPER #301 K AND WILSON ROADS ASPEN,CO 81612 ASPEN,CO 81611 BALAVIA.IL 60510 SUMMIT VIEW INC JACOBSON FAMILY- TRUST TYLER BERIT G & TYLER CHARLES E 248 WASHINGTON ST 2168 SANTA MARGARITA DR 101 E COOPER AVE #302 TOMS RIVER,NJ 08754 FALLBROOK,CA 92028 ASPEN,CO 8161 1 3OG]N ROBERT M & KIMBERLY B KEITH JOHN III HOUGH HAZEL C 17 APPLE LN 300 PUPPY SMITH ST #205-230 1 BEACH DR APT #1002 CALIFON,NJ 07830 ASPEN,CO 81611 ST PETERSBURG,FL 33701 DALLAHAN PATRICIA MACALPINE KENDRA M I99I TRUST GILBERT CHARLENE B )184 MOUNTAIN LAUREL DR 101 E COOPER. AVE - APT 201 P O BOX 35 ASPEN,CO 81611 ASPEN.CO 81611-1758 CARBONDALE,CO 81623-0035 CAUPMAN STEVEN B TRUST JOBE MARCIA GEORGIEFF KATHERINE TRUSTEE OF w GINIA HARLOW P O BOX M-3 THE :ALANTE CARBONDALE.CO ASPEN,CO 81612 KATHERINE GEORGIEFF 1 770 .12.EVOCABLE LIVING TRS #11 TOPPING LN ST LOUIS,MO 63131 f CHALET LISL PARTNERSHIP LTD WINKELMAN WENDY L BEVERS ROCHELLE C REAL ESTATE 100 E HYMAN AVE 108 W HYMAN AVE #8 TRUST ASPEN,CO 81611 ASPEN,CO 81611 8701 BLUFFSTONE CV APT 1104 AUSTIN,TX 78759-7820 'PERREAULT GEORGE C CRETE ASSOCIATES LP BEVERS ROCHELLE C REAL ESTATE 7336 CAPTAIN KIDD AVE C/O UNIVERSITY CITY HOUSING CO TRUST SARASOTA,FL 34231-5442 PO BOX 1524 BRYNMAWR,PA ] 9010 8701 BLUFFSTONE CV APT 1 104 AUSTIN,TX 78759-7820 PERREAULT GEORGE C IVES THEODORA H LIPTON DONN H & MARILYN G 7336 CAPTAIN KIDD AVE 1874 SPINDRIFT DR TRUSTEES SARASOTA,FL 34231-5442 LA JOLLA,CA 92037 UPTON DOUGLA S GREGG&RANDALL CO TRUSTEES 1600 WOODSON RD ST LOUIS,MO 63114 TANGUAY MICHAEL LAWRENCE GLICKENHAUS & CO WHITMAN WENDALIN 319 AABC STE G 6 E 43RD ST 210 E HYMAN AVE#]01 ASPEN,CO 81611-3516 NEW YORK,NY 100 17 ASPEN,CO 81611 LAW GLENN EUGENE RENO ASPEN PROPERTIES LLC BRALVER RICHARD PO BOX 2537 210 E HYMAN AVE #202 PO BOX 10605 ASPEN,CO 81612 ASPEN,CO 8]611 ASPEN,CO 81612 D ON CHARLES O & SUSNNA C RASMUSSEN DAVID L & RITA M RK LAND .& CATTLE CO LLC )CEAN BLVD 2907 LUCERN CT CO RON KANAN A E BEACH,SC 29577 ARLINGTON,TX 76012 PO BOX 649 ASPEN.CO 81612 LAW GLENN EUGENE MA.CDONALD VALERIE DAVIS BRUCE L PO BOX 2537 POBOX 1681 PO BOX 8851 ASPEN,CO 8 1612 ASPEN,CO 81612 ASPEN,CO 81612-8851 MAGNOSTIC IMAGING ASSOCIATES SCHIF-FER SPENCER F BARNES JACK & BONITA ;900 S WA.DSWORTH #250 985 CEMETERY LN 125 WEST HYMAN - 2A LAKEWOOD,CO 80235 ASPEN,CO 81611 ASPEN,CO 81611 IALE TERRY L W/ STERN MURRAY ELIZABETH JACKSON KATHIE 04 W COOPER AVE #3 PO BOX 10459 P O BOX 1667 iSPEN,CO 81611 ASPEN,CO 81612 SOLANA BEACH,CA 92075-7667 ARTMAN FAMILY PARTNERSHIP RUTLEDGE WILLIAM O IV HEALY JOSEPH E TD 305 S ASPEN #2 104 W COOPER AVE APT 4 ) LICITY ST ASPEN,CO 81611 ASPEN,CO 81611-1764 OIN 46703 RENK ROBERT D SHENK JAMES R UHLFELDER FAMILY INVESTMENTS 0304 HWY- 133 TRUSTEE OF SHENK TRUST RLLP 2' =- NDALE.CO â‚¬ 1623 0304 HWY 133 CARBONDALE,CO 633 N 4TH ST 8]623 ASPEN,CO 81611 GINSBURG ANNE C & ROBERT B PINES LODGE DEVELOPMENT LLC HEIM WILLIAM D 17309 WHITE HAVEN DR 960 E DURANT AVE #7 124 E DURANT AVE APT 1 BOCA RATON,FL 33496 ASPEN,CO 81611 ASPEN,CO 81611-1769 KIRSCHNER CAROLE J ROSE JON E TAYLOR HARVEY C 300 PUPPY SMITH #203 PMB 278 ROSE RITA L W 301 N 9430 HWY E ASPEN,CO 81611 303 MAGNOLIA LAKE DR HARTLAND,WI 53029 LONGWOOD,FL 32779 SEVERY CHARLES L 70.39% ALYEMENI MOHAMMED & ALICE 30 DEXTER ST 819 LINWOOD RD DENVER,CO 80220 MOORESVILLE,NC 28115 F ./ 17...ill , ;491Â·.9Â·.1 4=42:m// - - nc. 32p Granada Travel 'DAY~ADA 368 West Granada Blvd. â€¢ Ormo*id Beach, FL 32174 386/673-1616 â€¢ Fax: 386/676-9452 â€¢ 800/881.1616 TRAVEL AGENT ED.'RB BOOKING fl.L Enrove ft }. ORE/unv .1 fi R - FAUTD E- *CRE NA -, t:1 I I. L EL 6 0564 bAr 9 MAÂ» 04 2002 SERVICES DATE FROM TO DEPART ARRIVE UNITED Al RLI NE S lAmAR ASPEN L 0 DENWER .A 'c i .1 Â·Â· ~ t'C t'Â·: 1Yf r: lÂ·Â· l' i i /j):.P .1 Kl 9 A]RCRAFT 32 r I l':UÂ· A .COPACE .4 6 FL[GHT OPERA}ED BY DHI.f a ExP/AWAE ..' N r fÂ· ED A IRL..1 #Ef> (1" MPR PENDER LU C iÂ·i ff'Â»dÂ·Â·, e ' 1 i Ll /> r,1 Â· !1 M ,Â·A-1-.2 J.ki 71 , , Â· -i, i i' [ 1 (.. 1,11. n ' /' 1,1, AiRCRAFF: Andle, ' 1Â·.1 DE; 9 1 2 1[ (94 30Â· CÂ·Â· 1 0 0~2 0 0 La, I i VÂ·' l f.' '.1 A.l, IN ) iÂ·-; E:S i.2 6 13 AP CHICAG 0 R dASH] NG' ON Di 1 1 '38 PA 624 M DED 0,##ARE 1 1~ 1. R REARAN NAT AIRCRAL f,J K.Lt:-4 0.:,1122'3 7'<itr. A.3.19 l. t N 3 0.:4 au.; I r hre 07 MAR W ASHi. NGTAN 11 CHICAGO .L 43'F p '4 6 25 I i THU â‚¬ 1Â·Â·Â· 1:Â· i.Â·t l.Â·., t:Â·i 19 P } 4 T 0Â©HAPE JUil k 1 , 1 1 ' Li!Â·Â·1111ZD AirÂ·..I.,. Lil.6 12MAR CHICAGO IL DE. NVER [ f i ' 1 ' OER ' Â» w 0 * F<For le 11 1,0.1,!t..1 R Ji.-11 M.Q.... ~ , TI ! 9 . 12. .AR DENVER Cd ; /1 .>:2' WA 5655: M TUR D EMVER IN,i i AIRCRAbl: p i r i e .., .... ~ ,Â·.m .1.,- t.VfÂ· C 1 i X. : x Â·Â· k-â€¢ .!,A .,1 1 ir /,1 4 4- f LAX 111.29 INVOICE 0104 4 4 PAT'Fll.i!Â·Â·Ir : Â·<(Acc.f K R i: SERVAf JON NUMBE R<S) L 3/fi i.li--C: k UR F REQUEN T FLYER t,i 4 002806 1817 9 1 X R SA Â£ E AND P L. FAGANT TRIE . . . R 1. RE CCA ' 1 PLEASE NOTE: ANY CHAWE, Est MA Y R :i. SUL T I H A tÂ· 1 11.Â·jlÂ·Â· Â·E'R FAn. ES i'VILI-.' 1-Â·Â·iN .5 ki 1.J l! R PRIOR T f..1 ni. F' ART l.1 Rk/PHOTU ID R :.1 li .i. RED 1 'th#nk Bou Jor Choosinn Grnâ€ž.1- Cr. 1 1 N =57 / , Ng_- 2 7 1 ut' MEMORANDUM M 1 -Fol Kaytukiei TO: Aspen Planning and Zoning Commission Mc voclclt r'13 - 12 4- Ny Ma A THRU: Julie Ann Woods, Community Development Director - He-} 4 13 0 8 Joyce 0hlson, Deputy DirectorUND Tow\Al\oN.95 / O #. FROM a es Lindt, Planner 3-*L- A)\ 44\ 1 foo 9 : 8~Lttle Red Ski Haus Lodge Expansion - Rezoning, Growth Management ~drek i k 3 Q4ota System Exemptions, Minor Planned Unit Development- Public Hearing _~a- <4\,u~Cl ~dy 1004Â©00'\Cfou *133> -7 *p<115ATE: March 5,2002 - 4306Â« ute FC(4 ~ /59 )(/0 , 'RÂ»16(94 ~7- 1 ey. . I. . A-=Aizibl haq CA- m I.-/0/_ - . Â¢V -- 4 ~ 1 * 2,1 - Ag hoA :, no-~ Ilti I .1 -- 11.- 5 a (Aâ‚¬.LJ *7771TrrrI 4 U.944, Â·â€¢ f ./ ilillial- 4 r! 11 - --/11'111'.. - . - c- 0 Uij'- 1/ad ...4..t:- - 0 7'I,M=1Â¤b. .. -4 Reâ‚¬ APPLICANT: SUMMARY: (-41 4-5 Little Red Ski Haus LLC. The purpose of this application is to expand the Little Red -Â«--I 0''Dull'(9!A Ski Haus Lodge. Specifically, the applicant proposes to add _EL-Â«r~"T REPRESENTATIVE: approximately 518 SF of FAR to the Little Red Ski Haus |372 1/l {gll Carl Darr and reconfigure the existing lodge rooms. The applicant is I ' - e vlchfar 4 proposing to reduce the number o f lodge rooms from 22 LOCATION: dormitory style rooms to 14 traditional lodge rooms. - ijit l.J 118 E. Cooper Ave. CURRENT ZONING: LOT SIZE: CURRENT LAND USE: A ae -fl R/MF (Residential Multi- 4,500 SF 22 Room Lodge (operating -& 55 Family) pursuant to temporary use Eav Owl* PROPOSED FAR: permit) Vuq r re k Â«*t PROPOSED ZONING: 6,035 SF ., 1 Ac v Â£06.61 R/MF with PUD Overlay & PROPOSED LAND USE: MOÂ¢53 Lodge Preservation Overlay PROPOSED PARKING: 14 Traditional Lodge Rooms *0 Â£0.49 3 Total On-site Spaces e. 1,111)81 11 i i Ar / mcrâ‚¬q:ye - R. 060 YM #lle ui d at ) 0 4- tO--f#-0 *AR@ 6 ~TÂ«Â«FÂ«fi~19 9%4243 1 *00 9 - fby" th'o _pre,#boerâ‚¬- bote'A/to 5 Uk,114014-z-/01Â§ 001'16â‚¬0~615 -306'634*f at ) luy,10% 1 foo KA. 1â‚¬Oe,1 BACKGROUND: The Little Red Ski Haus was used as a lodging establishment for 37 years prior to 1999 when it was converted to a single-family residence. In November of 2001, the Little Red Ski Haus received a 180 day temporary use approval from City Council to allow it to operate as a 22 room lodge. The lodge use is non-conforming in the R/MF (Residential Multi-family) Zone District and requires a rezoning application to permanently legalize the lodge use. The applicant is also requesting to alter the configuration of the current lodging units and expand the FAR on the site. Because the existing structure already exceeds the R/MF Zone District's allowable floor area ratio, any expansion in FAR requires the allowable dimensional requirements to be set through a Minor PUD. REVIEW PROCEDURE: â€¢ Rezoning & Minor Planned Unit Development Reviews: The Planning and Zoning Commission shall by resolution recommend that City Council approve, approve with conditions, or deny the rezoning and Minor Planned Unit Development requests. â€¢ GMOS Exemption: Applications for lodge, affordable housing, or accessory commercial square footage development within the Lodge Preservation (LP) Overlay Zone District shall be forwarded to the Planning and Zoning Commission for review and consideration at a public hearing after the Community Development Director has determined that the application for exemption is complete and has made a recommendation for approval, approval with conditions, or disapproval. The Planning and Zoning Commission shall by resolution approve, approve with conditions, or disapprove the application. In the event that there are insufficient allotments available to accommodate all applications for exempt development, a random drawing shall be held. STAFF COMMENTS: Little Red Ski Haus, LLC (Applicant & Owner), represented by Carl Darr, of Gibson/Dan; Architecture, have submitted an application to expand the Little Red Ski Haus at 118 E. Cooper Avenue. Specifically, the Applicant is requesting approval to reconfigure the existing lodging units as follows: Proposed Renovation: 1. Remove FAR from the front of the structure and add it to the rear ofthe structure to yield a net increase of 518 SF of Floor Area Ratio (please see application and plans attached as Exhibit "C"). a. Removing entry and office additions made to the original house. b. On the alley side, removing the existing one story addition and carport structure and replacing it with a new carport to run the entire width of the property. A new lodging room is to be built above a new carport on both of the above floors. The remaining roof of the carport is to be converted into a small deck. c. Excavating below the original house to enlarge the existing partial basement to a full basement to house a dining facility for guests only. 2 d. Providing a handicap accessible ramp to the front porch and adding a new basement entry well for handicap accessibility along the east side of the original house. 2. Convert Little Red Ski Haus from 22 dormitory style rooms to 14 traditional lodge rooms (contains a bathroom and no kitchen in each room). t // ... Alley Addition , .r t.: h - -4 - . _ 2 Office to be to be Removed ~ r ~ Removed I f . I / 2 -- 0- % 1 .1 ....U Proposed New w Basement Area The application requests the following land use approvals: 1. Rezoning from Residential Multi-family, R/MF, to R/MF with Planned Unit Development (PUD) and Lodge Preservation (LP) Overlays. 2. Minor Planned Unit Development to establish dimensional and parking requirements for the site. 3. Growth Management Quota System (GMQS) exemptions from scoring and competition for the redevelopment and decrease in lodge units pursuant to Land Use Code Section 26.470.070 (M), Lodge Preservation Program. Rezoning: Staff believes that the applicant's proposal to rezone the property, reconfigure the floor area and reduce the room density will eliminate several non-conforming issues in regards to the land use code, as well as, it will reduce some of the negative impacts on the surrounding neighborhood associated with property's lodge use. The property's use as a lodge is currently non-conforming in the R/MF Zone District. The property is only able to operate as a lodge because it was approved for a 180 day temporary use in late November by City Council. The proposed rezoning to the Lodge Preservation Overlay would legalize the property's use as a lodge as it operated for approximately four decades. The application proposes a dining facility for guests of the lodge only that is to be located in the new basement area. The City of Aspen Zoning Officer has made the interpretation that the dining area is an accessory use to the Lodge and would be permitted within the proposed Lodge Preservation Overlay Zoning. Allowing for a restaurant to be publicly advertised independently of the lodging establishment would require an additional conditional use approval. Staff has proposed a condition of approval (No. 16) that requires the use of the dining facility to be linked to the renting of lodge rooms or facilities within the Little Red Ski Haus. Condition No. 16 does not allow the dining facilities to be independently advertised from the lodging establishment. 3 Lodge Preservation PUD: The applicant has applied for a minor PUD approval to vary the allowed dimensional requirements from the underlying IUMF Zone District. The applicant is proposing the following dimensional requirements: Dimensional Requirement Proposed Existing Allowable FAR 6,035 SF 5,517 SF Front Setback 11.33 Feet 11.33 Feet Side Setbacks .5 Feet .5 Feet Rear Setbacks .25 Feet 0 Feet-Existing Encroachment Combined Side Yard Setbacks 1 Foot 8.20 Feet Building Height 25 Feet 25 Feet % Open Space 33% 30% Staff believes that the proposed design utilizes the existing structure well. Much of the FAR is being transferred from the front of the structure where it is very visible to the rear of the property where it is fairly well hidden from East Cooper Avenue. The Historic Preservation Commission has approved the proposed conceptual design (please see Exhibit "D" for the resolution) and has indicated that they support the dimensional requirement variations that the applicant is requesting through the proposed Lodge Preservation PUD process. The applicant has also designed the remodel in a manner that will allow them to increase the number of on-site parking spaces by two, thus helping to alleviate some of the on-street parking congestion on East Cooper Avenue. The lodge's lack of on-site parking was a major issue in the review of the temporary use permit by City Council. The existing lodge contains 22 lodge rooms and only has one on-site parking space. The applicant is proposing to reduce the number of lodge rooms to 14 and increase the number of total on-site parking spaces to 3. An existing deficit ofparking spaces may be maintained in a redevelopment of a lodge pursuant to the LP Program. Because the applicant is reducing the number of lodge rooms by 8 and increasing the number of parking spaces by 2, staff feels that the neighborhood parking situation should be improved, although not perfect. The current 22 room lodge would require 15.4 on-site parking space if it were being newly constructed in the Lodge Preservation Overlay Zone District. Since there is only one on-site parking space, the property currently has a parking deficit of 14.4 spaces (0.7 spaces are required per lodging room). By reducing the number of rooms in the Little Red Ski Haus from 22 to 14, the parking deficit is actually being reduced to 6.8 spaces. Staff feels that the on-site parking is sufficient given that in a Lodge Preservation development there is flexibility for this standard and overall, the parking is an improvement over the past. The other main issue that surfaced through City Council's review of the temporary use permit request to convert the Little Red Ski Haus back to a lodge use was the Little Red Ski Haus' utilization of the public right-of-way for parking directly in front of the Ski Haus on East Cooper Avenue. In the past, the owners of the Little Red Ski Haus used an informal gravel parking area in the public right-of-way. This gravel parking area created a depression in the ground and often fills up with storm water and then freezes in the winter causing a safety hazard. Staff has proposed Condition No.14 to improve the situation. Condition No. 14 requires the applicant to landscape over the gravel so that it no longer fills with water. Condition of No. 14 also requires the applicant to erect a "no parking" sign in the public right-of-way where the gravel depression currently exists that has informally been used as a 4 parking space. Staff feels that the aforementioned proposed conditions will be sufficient to prevent parking on this gravel area. Lodge Preservation Program GMOS Exemption: Affordable Housing Mitigation Applications to increase or decrease the number of lodge units and the number of affordable housing units are subject to employee housing mitigation requirements pursuant to Section 26.470 of the Land Use Code. The Planning and Zoning Commission is charged with detennining whether an applicant is proposing to provide adequate employee housing to mitigate for the increased number of workers generated by a development - in this case a reduction- after considering a recommendation from the Aspen/Pitkin County Housing Authority. The applicant is proposing to reduce the number of lodge rooms in the Little Red Ski Haus from 22 dorm style units to 14 traditional lodge units. The applicant feels that the reduction in the number of lodging units will actually require less employees than the current lodging configuration currently employs. Staff agrees that the reduction in the number of lodging units will reduce the number of employees needed by the Little Red Ski Haus. The Housing Authority has reviewed the proposal and recommended that the Planning and Zoning Commission not require the applicant to mitigate for new employees finding that there will actually be a reduction in full time employees as a result of the proposed development. Detailed Housing Authority and Staff referral comments are included in Exhibit B. REFERRAL COMMENTS: The proposed lodge expansion application was referred to other City of Aspen agencies for their concerns. Many of the issues brought up by the Development Review Committee centered around construction parking and construction material storage. The City Engineer requested that the applicant submit a construction traffic mitigation plan and recommended that the applicant provide a shuttle service during construction for workers. The Engineering Department also requires that no construction materials, equipment, or dumpsters be allowed to be stored on public right-of-way unless a temporary encroachment license is granted. Condition Nos. 6 through 9 in the resolution address these issues. The City Engineer was also concerned with the site drainage. The site currently drains by sheet flow into the gutter system in the front of the property. The City Engineer requests that the applicant prepare and have a drainage plan approved by the Engineering Department prior to issuance of a building permit. A wrought iron fence on the south portion of the property is currently encroaching and the City Engineer is requesting that it be brought back within the property boundaries. However, the Planning Staff feels that the existing fence should be maintained as it exists because it is in line with the fence of the neighboring Snowqueen Lodge. The Planning Staff believes that maintaining the fence will bring a sense of continuity to the streetscape. The aforementioned comments have been addressed by proposing Conditions Nos. 2(d) and 3 in the proposed resolution. Condition No. 3 requires the applicant to obtain an encroachment license for the fence. The Parks Department has specific concerns about saving and protecting the mature Cottonwood tree located in the southern portion of the property. The City Forester is requiring that construction fencing be installed at the drip line of the tree and that he inspect it prior to commencement of construction. In addition, the City Forester is requesting that any excavation around or near the root system or the drip line of the Cottonwood tree be done 5 by hand rather than with excavation machinery. Staff has addressed these concerns by proposing Conditions Nos. 21 and 22 in the proposed resolution. 1..~ - 3 - Ml to be Saved -. %4'r. 2*Z I// -15/4//////////8Er 't : 3//-- 17 h . . ---i-- ~ Informal Gravel Parking Space c r.tti . Fy ' :4 +:, . 4 .* 4*ilil l to be Landscaped Over :... Lfial'll//44 * 24 4"" ~. . 1,- . ..dALL.' 0/ . 1 + .. - 4,6 . , .- . +02 The Environmental Health Department has expressed concerns about the kitchen and dining facility and is requiring the applicant to obtain a Colorado Retail Food Establishment License prior to serving food to their guests that has been prepared on-site. In order to meet the State of Colorado requirements to obtain a commercial food service license, the structure must contain two public restrooms. The current application only includes one bathroom containing one stall. The applicant has submitted an application to the state requesting a variance from the bathroom standard. A condition of approval has also been proposed by staff that requires the applicant to obtain a liquor license prior to serving alcoholic beverages to guests. The other referral agencies' concerns have been addressed as staff deemed appropriate in the remaining conditions of approval. RECOMMENDATION: Staff recommends the Planning and Zoning Commission approve the proposed resolution recommending that City Council approve the proposed rezoning to LP, and Minor PUD for the Little Red Ski Haus with the conditions set forth in the proposed resolution. Staff recommends that the Planning and Zoning Commission approve the Growth Management Quota System Exemption for Lodge Preservation. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Resolution No.O~, Series of 2002, recommending City Council approve the proposed rezoning to IUMF with a PUD and LP Overlay, a minor PUD, and a GMQS exemption for lodge preservation with the conditions in the draft resolution." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Referral Agency Comments Exhibit C -- Development Application Exhibit D -- Resolution Approving Conceptual HPC 6 EXHIBIT A LITTLE RED SKI HAUS LODGE EXPANSION REVIEW CRITERIA & STAFF FINDINGS Section 26.310.020, Standards Applicable to Amendments to the Official Zone District Map In reviewing an amendment to the official zone district map, the Planning and Zoning Commission shall consider: A. Whether the proposed amendment is in conf[ict with any applicable portions of this title. Staff Finding: This application requests to rezone from R/MF, Residential Multi-family, to R/MF with Planned Unit Development and Lodge Preservation Overlays. Rezoning is required to allow the lodge use on the site and the PUD allows the Applicant to establish dimensional requirements for the remodeled lodge. Staff does not believe rezoning this parcel would be in conflict with any portions of this title. Staff finds this criterion to be met. B. Whether the proposed amendment is consistent with all elements of the Aspen Area Comprehensive Plan. Staff Finding: Staff believes rezoning the parcel will not conflict with the AACP. The AACP's encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to come into zoning conformance in regards to use and dimensional requirements. Staff finds this criterion to be met. C. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Finding: Staff believes the proposed rezoning is compatible with surrounding zone districts and land uses. The Little Red Ski Haus is located adjacent to the Snow Queen Lodge which is also zoned R/MF with a Lodge Preservation Overlay an operates as a lodging establishment. The rest of the buildings on the surrounding block are multi-family. The Lodge/ Tourisâ‚¬ Residential Zone District is approximately a block from the Little Red Ski Haus site. Staff finds this criterion to be met. D. The effect of the proposed amendment on traffic generation and road safety. 7 Staff Finding: Rezoning the property will not have a large effect on traffic generation. The Little Red Ski Haus historically existed as a lodging establishment for 37 years prior to converting to a single-family residence in 1999, therefore, the impacts of the lodge use will not be new to the surrounding neighborhood. The reduction in the number of lodging units from 22 to 14 will reduce the amount of traffic created by the Little Red Ski Haus' lodge use. Staff finds this criterion to be met. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether the extent to which the proposed amendment would exceed the capacity of such facilities, including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools, and emergency medical facilities. Staff Finding: Staff finds that because the applicant is reducing the number of lodge rooms from 22 to 14, that there will be no increased demand on transportation facilities, parks, schools, or emergency medical facilities. However, because the Little Red Ski Haus used to operate in a dorm style fashion there are only ten bathrooms currently existing in the lodge. The applicant is converting to a traditional style lodge that will include a bathroom in all 14 lodging units. This will be a slight increase in the demand for sewage and water facilities. However, the Sanitation district is not requiring that the applicant increase the size or change the sewer line. Staff finds this criterion to be met. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. Staff Finding: Rezoning the property will not in itself create adverse impacts on the natural environment. Conditions have been placed in the proposed resolution that will protect the mature Cottonwood tree in the front portion of the property during the construction process. The City Forester has recommended that the applicant remove the conifers on-site with no mitigation required. Staff finds this criterion to be met. G. Whether the proposed amendment is consistent and compatible with the community character in the City of Aspen. Staff Finding: Staff believes rezoning the property is consistent and compatible with the community character in the City of Aspen, particularly because rezoning the parcel will allow for a historically designated lodge to be maintained as a lodging establishment. The Historic Preservation Commission have recommended that the development be approved. Staff finds this criterion to be met. H. Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. 8 Staff Finding: The community has lost a significant amount of lodge units over the past decade due to redevelopment. Because the Little Red Ski Haus is currently only operating as lodge under a temporary use permit, the proposed rezoning will allow the property to operate as a lodge permanently and will allow for fourteen lodge units to be included back into Aspen's lodging base. Staff finds this criterion to be met. I. Whether the proposed amendment would be in confict with the public interest, and is in harmony with the purpose and intent of this title. Staff Finding: Staff does not believe the proposed rezoning would be in conflict with the public interest and believes it is in harmony with the purpose and intent of the Land Use Code. Again, rezoning the property would benefit the City by permanently regaining the lodging units contained within the Little Red Ski Haus. Staff finds this criterion to be met. 9 Review Criteria and Staff Findings 26.445.050 Review Standards: Minor PUD A development application for Conceptual, Final, Consolidated Conceptual and Final, or Minor PUD shall comply with the following standards and requirements. Due to the limited issues associated with Conceptual Reviews and properties eligible for Minor PUD 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 conformity to the standards and procedures ofthis Chapter and this title. A. General Requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. Staff Finding Staff believes the minor PUD would not conflict with the AACP. The AACP's encourages maintaining the community's lodging base, locating development within the Aspen Community Growth Boundary and close to transit. Rezoning this parcel to include PUD and LP Overlays will allow the Little Red Ski Haus to maintain and expand it's lodging use, fulfilling several goals of the AACP. Staff finds this criterion to be met. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. Staff Finding The proposed development would be consistent with the character o f existing land uses in the surrounding area, which include lodge and multi-family residential uses. The property directly to the east of the Little Red Ski Haus operates as a lodging establishment and is similar in size and massing to the Little red Ski Haus. Staff finds this criterion to be met. 3. The proposed development shall not adversely affect the future development of the surrounding area. Staff Finding Staff does not believe the proposed development would adversely affect future development of the surrounding area. The proposal will alleviate some of the parking impacts on the surrounding neighborhood in that the applicant is proposing to reduce the number of lodge rooms significantly and increase the number of on-site parking spaces by two. The Little Red Ski Haus has been operating for a lodge for 37 years and will not negatively impact the surrounding area. Staff finds this criterion to be met. 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. Staff Finding The applicant is requesting to be exempt from GMQS because they are decreasing the number o f lodging units on-site from 22 to 14. The applicant represents that the 10 proposal will actually reduce the number of full time employees needed to run the property as a lodge. The applicant is also proposing to provide one voluntary on-site staff unit to house two Little Red Ski Haus Employees. The applicant is requesting to use none of the LP allotments because they receive credit for the existing 22 lodge rooms. Staff finds this 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 of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or 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. 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. 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. 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. 11 b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. 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, 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. 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. 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. Staff Finding Staff believes that the proposed dimensional requirements are in keeping with the massing and scale of the surrounding area. The applicant is only increasing the FAR by approximately 518 square feet. The proposed renovation is taking FAR from the front, visible portion of the lot and shifting it to the less visible alley portion of the lodge. Staff feels that because the applicant is proposing to reduce the number of lodge rooms from 22 to 14 and add two parking spaces, that the neighborhood parking situation will be improved. The applicant is not required to mitigate for an existing parking deficit pursuant to Land Use Code Section 26.470.070(M)(4). The site coverage is being increased slightly to allow for the increase in on-site parking. The Historic Preservation Commission has indicated that they support the proposed variations from the dimensional requirements for the proposed site specific renovation of the existing lodge. Staff finds this criterion to be met. 12 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. Staff Finding The existing landscaping in the front yard is proposed to be maintained and enhanced. The applicant is not proposing to remove any trees as a result of the development. Staff is requiring that a detailed landscaping plan be submitted as part of the PUD Plat and the building permit application. Staff finds this criterion to be met. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The open space on the parcel is proposed to be increased by approximately 3%. There is only one structure on the property. The applicant is not proposing to increase the height ofthe existing building that would encroach into any vistas. Staff finds this criterion to be met. 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 Finding The structure's entrance is existing and is parallel to E. Cooper Avenue. The street facing historic portion of the house will virtually remain in tact with the addition of a handicap accessible ramp. Staff finds this criterion to be met. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding Access to the property is available on E. Cooper. The alley is also wide enough to for the Fire Department to access the rear of the structure. The existing structure encroaches into both side yard setbacks as well as the rear yard setback. The proposed additions to the existing structure will not hamper access to the structure more than already exists. The existing encroachment into the alley will be removed through the proposed renovation. Staff finds this criterion to be met. 5. Adequate pedestrian and handicapped access is provided. 13 Staff Finding The applicant is proposing and ADA access ramp that meets the Building Department's requirements on the front of the structure. A lift is also proposed within the structure to allow for handicap access into the lower level of the lodge. The building department has reviewed the proposed accessibility and feels that it meets the Uniform Building Code requirements. Currently the structure is not handicap accessible. Staff finds this criterion to be met. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The applicants have proposed site drainage at the sidewalks through downspouts. The city engineering department has reviewed the proposed drainage plans and are requiring that the applicant submit a detailed drainage plan prepared by licensed Colorado Civil Engineer at the time o f building permit. Staff finds this criterion to be met. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding Although the primary use ofthe property would be lodging, no programmatic functions are proposed. 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 features 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 The existing landscaping is not native in nature and the applicant is not proposing to remove any trees during construction. In addition to maintaining the existing trees, the applicant is proposing several landscaping areas that would consist of shrubbery and flower plantings. Staff feels that the landscaping plan is sufficient and finds that this criterion has been met. 14 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 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 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 of, the intended use, and respect the scale and massing of nearby historical and cultural resources. 2. Incorporate, to the extent practical, natural beating and cooling by taking advantage of the property'Â§ 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. Staff Finding Staff believes the architectural character of the proposed addition will enhance the visual character of the City, appropriately relate to the existing architecture of the existing Little Red Ski Haus. Staff feels that the massing and the scale of the proposed renovation is compatible with the structures in the immediate vicinity. The structure will still be similar in size and massing to the historic Snow Queen Lodge that is located directly to the east of the Little Red Ski Haus. The storage and shedding of snow and ice is proposed to be accommodated by roof overhangs, the roof pitches will also help shed snow away from the entrance and walkways. Storage of snow from the proposed sidewalk and handicap ramp will be accommodated for on the lawn portion of the front yard. Staff is concerned about the area of depression directly southwest of the front yard tree that has historically collected storm water iced over. Staff has proposed a condition of approval that requires the subject area be graded and landscaped to prevent further collection of storm water. 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. Alllighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site 15 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. Staff Finding All new lighting for the proposed lodge must be in compliance with the City's lighting code adopted in November 1999 and Uniform Building Code for safety. The new lighting shall be designed to minimize glare onto adjacent properties and the public right-of-way. A lighting plan shall be submitted at the time of building permit. Staff finds this criterion to be met. 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 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. Staff Finding No common park or open space is included in this application. Staff finds this criterion not to be applicable to the proposal. 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 the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 16 Staff Finding All appropriate utility agencies and the City Engineer were consulted on this application and reported that the existing facilities are sufficient to serve this project. Staff finds this criterion to be met. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. Staff Finding Staff recommends a condition of approval be that the owner(s) mitigate any public impacts that this project causes, including but not limited to utility expenses and sanitary sewer and water lines. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding No oversized utility stubs were requested to be installed with this development. 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. Staff Finding Because only one structure and lot exists in the proposed PUD, it is easily accessible via East Cooper Avenue, as well as, the alley to the rear of the structure. The on-site parking is easily accessible through the alley to the rear ofthe property. Staff finds this criterion to be met. 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. Staff Finding The applicant is increasing the number of on-site parking spaces from one to three at the rear of the structure. However, staff feels that the traffic congestion will not be significant. An addition of two spaces will not block the alley's traffic flow. Staff finds this criterion to be met. 17 3. Areas of historic pedestrian or recreational trail use, improvements of, 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 paths, and transportation are proposed to be implemented in an appropriate manner. Staff Finding This criterion does not apply to a Minor PUD Application. 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. Staff Finding This criterion does not apply to a Minor PUD Application. 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 This criterion does not apply to a Minor PUD Application. 1 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. 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 function as a complete development and shall not be reliant on subsequent phases. Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 18 Staff Finding The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 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 The applicant is not proposing to do the renovation in phases. Staff finds this criterion not to be applicable to the proposal. 19 Review Criteria & Staff Findings GMOS Exemption 26.470.070(M) Lodge Preservation Program. Development, or redevelopment after demolition, of properties zoned Lodge Preservation (LP) Overlay to increase or decrease the number of lodge units, the number of affordable housing units, or the amount of accessory commercial square footage, or the change in use between said uses, shall be exempted from the growth management competition and scoring procedures, provided that the Planning and Zoning Commission determines, at a public hearing, that the following criteria are met: 1. The proposed development is consistent with the Aspen Area Community Plan. Staff Finding Staff feels that the proposed renovation to the Little Red Ski Haus is consistent with the AACP in that it preserves one of Aspen's irreplaceable historic resources as a use that it has operated as for approximately four decades. The proposal permanently adds fourteen lodge rooms back into the declining lodge base within the city and provides a slight increase in on- site parking ofthe facility. Staff finds this criterion to be met. 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 (LID Overlay Zone District. Staff Finding Staff feels that the proposed development is compatible with the surrounding land uses and with the purpose of the Lodge Preservation Zone District. The surrounding land uses consist of small lodges and multi-family buildings. The Snow Queen Lodge directly east of the Little Red Ski Haus operates as a small lodge in much the same manner as the Little Red Ski Haus. Staff believes that the Lodge Preservation Zone District was established to revitalize the and maintain Aspen's historic small lodges and allow them to become conforming in regards to use and dimensional requirements. Staff finds this criterion to be met. 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. Staff Finding Staff believes that the proposed renovation will not yield a net increase in the number of full time employees generated by the Little Red Ski Haus. The applicant is proposing to decrease the number of lodge rooms in the structure from 22 to 14. The applicant represents that the proposed renovation will generate a net decrease in the number of full time employees because they are reducing the number of lodging units. The Aspen/Pitkin County Housing Authority has reviewed the proposed application and has recommended that no mitigation be required. Staff finds this criterion to be met. 20 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. Staff Finding Staff believes that because the applicant is proposing to reduce the number of lodge rooms from 22 to 14 and that the number of on-site parking spaces are to be increased from 1 to 3, that there will be adequate parking for the lodge use. The applicant is not required to make up for the existing parking deficit. Staff feels that the proposed reduction in room density will significantly improve the parking situation in the surrounding neighborhood. Staff finds this criterion to be met. 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. Staff Finding The applicant is requesting a GMQS Exemption for Lodge Preservation but does not require any of the Lodge Preservation allotments because they are actually reducing the number of lodge rooms within the existing lodge from 22 to 14. Staff finds this criterion to be met. 21 9-KA, b it \10 0 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND PARTIAL DEMOLITION FOR THE PROPERTY LOCATED AT 118 E. COOPER AVENUE, LOT O AND THE WEST HALF OF LOT P, BLOCK 69, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 4, SERIES OF 2002 WHEREAS, the applicant, Little Red Ski Haus, LLC, represented by Gibson/Darr Architects, has requested Conceptual Development and Partial Demolition approval for the property located at 118 E. Cooper Avenue, Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen, Colorado. The property is a designated landmark; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character o f the neighborhood o f the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all o f the following standards are met: A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance ofthe parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, Amy Guthrie, in her staff report dated February 13, 2002, performed an analysis of the application based on the standards, and recommended approval of the project with conditions finding that the review standards are met; and WHEREAS, at their regular meeting on February 13, 2002, the Historic Preservation Commission considered the application, found the application met the standards, and was consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application with conditions by a vote o f 7 to 0. NOW, THEREFORE, BE IT RESOLVED: That Conceptual Development and Partial Demolition for the property located at 118 E. Cooper Avenue, Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen, Colorado is hereby approved with the following conditions: 1. Use the 1980 photograph, or earlier documentation, to guide the restoration of the porch columns and woodwork. 2. Restudy the bathroom addition. 3. Alternate A 2.1/A 4.1 is approved for the accessible ramp. 4. The HPC supports the setback variances that will be requested as part of the LP/PUD application. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of February, 2002. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 26 2002 8:57AM BI OSS ASSOCIATES NO. 170 P. 2 PUBLIC NOTICE RE: 118 E. COOPER AVENUE, (LITTLE RED SKI HAUS) LODGE PRESERVATION Pim, REZONING TO LODGE PRESERVATION OVERLAY, AND GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTION FOR LODGE PRESERVATION =2-- NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesda<March.5,2 meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commissio<Sitcr Cities Room, City Hall, 130 S. Galena St, Aspen, to consider an application submitted by Little Red Ski Haus, LLC, requesting approval of a Lodge Preservation PUD, rezoning to include a Lodge Preservation Overlay. and GMQS Exemption for Lodge Preservation. The applicant is proposing to convert tbÂ¢ lodge from 22 rooms to 14 rooms. The property is located at 118 E. Cooper Avenue, and is legally described as Lot O and the west half of Lot P, Block 69, City and Townsite ofAspen. For further information, contact James Lindt at the Aspen/Pitkin County Community Development Department 130 S. Galena Stâ€ž Aspen, CO (970) 920-5095,jamesl@ci.aspen.co.us. 'Wilamine T?rgre, Chair -35- CArn PlanningaHZâ‚¬ ;Commiasion Published in the Aspen Times on February 16, 2002 City of Aspen Account February 26, 2002 I 'Bpport the application submitted by Little Red Ski Haus. I will be unable to attend the March 5th meeting. 024-10 4-66 Carol Saunders-White 210 E. Cooper Ave. Unit 2F Aspen =Er 3 / JASMINE TYGRE, 03:53 PM 0 /2002 -0700, Re: [Little Red Ski Ha eferral Memo to HPC] Date: Wed, 06 Mar 2002 15:53:59 -0700 From: JASMINE TYGRE <jasminetygre@usa.net> To: James Lindt <jamesl@ci.aspen.co.us> Subject: Re: [Little Red Ski Haus Referral Memo to HPC] X-Mailer: USANET web-mailer (CM.1201.1.046) X-ECS-MaiIScanner: Found to be clean James Lindt <jamesl@ci.aspen.co.us> wrote: Hi Jasmine, Please find attached the Little Red Ski Haus Referral Memo to HPC that we spoke about this morning. Please review it and let me know of any comments or changes that you request. It would be great if you could spend a few minutes on it today, so that we may get it into the HPC' packet that goes out tomorrow. The final review for the project is at HPC next week. Thank You, James Lindt Planner 920-5095 Attachment: Little Red Ski Haus P MIME Type: texUplain Dear James, I think you memo is an excellent summary, but of course, I have a few niggling comments. P&Z has no problem with the rezoning back to LP Overlay, and wants to see the Little Red Ski Haus continue the lodge tradition. The main issue of contention was the size of the alley-side addition, and its impact on the neighboring properties. P&Z approved the additional square footage (as requested by the Applicant) for the express purpose of allowing HPC the maximum design flexibility. P&Z would not be adverse to a reduction in the additional square footage if the bulk-and-mass concern on the alley side could be accomplished with less square footage. The Applicant was put on notice at the P&Z hearing that the design concerns were HPC's purview, and that P&Z felt it was inappropriate for P&Z to make any attempts at redesign of the alley facade. In your final paragraph, the sentence should read "P&Z does not favor a reduction of the proposed on-site parking." Thanks, Jasmine Printed for James Lindt <jamesl@ci.aspen.co.us> 1 vvvv MEMORANDUM To: Development Review Committee From: Richard Goulding, Project Engineer Reference DRC Caseload Coordinator Date: February 7,2002 Re: Little Red Ski Haus The Development Review Committee has reviewed the Little Red Ski Haus at their February 5,2002 meeting, and has compiled the following comments: General 1. Sufficiency of Submittal: DRC comments are based on the fact that we assume the submitted site plan is accurate, that it shows all site features, and that proposed development is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to alleviate problems and delays related to approvals tied to "issuance of building permit." 2. R.O.W. Impacts: If there are any encroachments into the public rights-ofway, the encroachment must either be removed or be subject to current encroachment license requirements. Site Review 1. Site Drainage - Requirement -.The foundation drainage system should be separate from site storm drainage system. Rain and snow melt runoffmust be detained and routed on site. These facilities must be shown on drainage plans and submitted for approval prior to application for building permit. The drainage may be conveyed to existing landscaped areas if the drainage report demonstrates that the percolation rate and the detention volume meet the design storm Information - The City drainage criteria needs to be implemented completely. This includes but is not limited to erosion control, soil stabilization, and re- vegetation in disturbed areas. Also, there needs to be an analysis of where the drainage will flow 2. Sidewalk, Curb, and Gutter - Requirement- sidewalk, curb, and gutter must be designed using the City of Aspen design standards, which are available in the City Engineering Department. 3. Fire Protection District - Requirement - Fire Protection District requests the following revisions be made: a. The entire structure is to be sprinkled and to have a fire alarm system installed Page 2 of 5 February 7,2002 Little Red Ski Haus 4. Transportation - Requirements- The information were forwarded by Transportation department: a. No comment at this time 5. Building Department - Requirements - The following requirementswere forwarded by the Building Department: a. No comment at this time 6. Parking - Requirement - The following requirement has been forwarded by the Parking Department: a. No comment at this time 7. Engineering Department - Requirement- The following requirements have been provided by the Engineering Department: a. Improvement Survey â€¢ The Improvement survey is required to be stamped by a Colorado P.L.S. and be within the last year b. An encroachment license is to applied for, for the sign and fence south of the property c, A dust and noise mitigation plan is to be submitted during construction d. No construction materials are to be stored on the public ROW e. A construction traffic mitigation plan is to be submitted to the engineering department for review. The provision of a shuttle service for workers is strongly recommended to avoid congestion in the surrounding area, with only specific work vehicle allowed to be on site or in the near surroundings f. All temporary encroachments such as dumpsters or heavy equipment will be required to obtain a license, these will only be granted when it is physically impossible for these items to be stored and operated on site. g. The applicant has two options for mitigating the drainage 1. Onsite system, which would, involves the use of drywells. The use of this method is dependent on soils percolation test results to determine the ability of the soils to absorb this water. 2. To connect the roof drain and surface drains to the cities storm sewer pipe on South Garmisch Street. The foundation drains for the basement will have to use a drywell system. The C.O.A. Engineering department will provide assistance to the applicant on the drainage issues if asked to do so. Page 3 of 5 February 7,2002 Little Red Ski Haus Information - The following information has been provided by the Engineering Department: a. The submittal of the construction plans to Engineering Department for reviews prior to application for building permit will benefit the developer and will facilitate timely processing of the Building Permits. 8. Streets Department - Requirement- The following requirements have been provided by the Streets department a. No comment at this time 9. Housing Office - Requirements - The following requirements have been provided by the Housing Office: a. No comment at this time 10. Community Development - Requirements - The folowing requirements have been provided by the Community Development Office: a. The sign on Cooper Street will b required to comply with city standards b. Parking in front of the Lodge on Cooper street is to be ceased through the use of a sign or other means such as landscaping 11. Emergency Management Disaster Coordinator -Requirement -The following requirement has been provided by the Pitkin County Disaster Coordinator: a. No comment at this time 12. City Environmental Health Director - Requirements- The following requirements were made by the Environmental Health Director: a. No comment at this time 13. Parks - Requirement- The following requirements have been made by the Parks Department: a. Due to overcrowding and potential damage to existing and future structure, Parks recommends the removal of existing Conifers (5) located on both the East and West sides of the property. no mitigation will be required for removal b. The owners intent is to save the Cottonwood located out front of property. A construction fence shall be installed at the drip line of any tree to be saved. The city forester or his/her designee( 920 5120) must inspect this fence before any construction activities are to commence Page 4 of 5 February 7,2002 - Little Red Ski Haus c. No excavation, storage of materials, storage of construction equipment, construction backfill, foot or vehicular traffic allowed within the drip line of the tree to be saved d. Parks is concerned about the replacement of the existing walkway. Hand excavation of the walkway will be required in order to prevent damage to the root system of the protected Cottonwood. Same concern should be taken with any repairs and work on the existing wrought iron fence, those parts of the fence which fall within the drip line. e. Planting with in the Public right of way will be subject to landscaping in the public ROW requirements. 14. Uti I ities: - Water: City Water Department - Requirement - As a request of the City of Aspen Water Department, revisions need to be made as follows: a. All uses and construction will comply with the City of Aspen Water System standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code - Wastewater: Aspen Consolidated Waste District - Requirement - The following was provided by the Aspen Consolidated Waste District: a. No comment at this time - Construction: Work in the Public Right of Way Requirement - Given the continuous problems of unapproved work and development in public rights-of-way adjacent to private property, we advise the applicant as follows: Approvals Page 5 of 5 February 7.2002 Little Red Ski Haus 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department DRC Attendees Staff: James Lindt Applicant's Representative: Nick Adeh Brian Flynn Ed Van Walraven Richard Goulding Little Red Ski Hans a. Improvement Survey â€¢ The Improvement survey is required to be stamped by a Colorado P.L.S. and be within the last year b. An encroachment license is to applied for, for the sign and fence south of the property c. A dust and noise mitigation plan is to be submitted during construction d. No construction materials are to be stored on the public ROW- e. A construction traffic mitigation plan is to be submitted to the engineering department for review. The provislon of a-shuttle service for workers is strongly recommended to avoid congestion in the surrounding area, with only specific work vehicle allowed to be on site or in the near surrounding# - - f. 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WOOD BRACKETS SIMILARTO LU ORIGINAL -Â·- i I'-f 4-~ Â·-Â·1~.c -p~ 2 1 11.1- .0..Â·! 414Â£. 1:41-;-14, ,-Ir.1444,6. -_ - ELONGATED COMPOSITE -~ COLUMNS TO REPLICATE ~ 13 3- 1 11-p-~ 11 -1 - ORIGINAL_ TO ORIGINAL - STEEL EXIST. FENCE TO~44N 1 - COLUMN - . . ---- - tr>~ ,9 ,\1 /7, ~0 \ Â©2002 GIBSON/DARRARCHITECTURE+CONSULTING /1 -3271 ----------~ --------~~--- . GIBSON/DARR LITTLE RED SKI HAUS 0 0/ FIRST FLOOR FIN. K > /: Architecture + Consulting RENOVATION EL. + O'-01 = Y Â©2001 \C, 116 West Illinois Street 118 WEST COOPER STREET , Suite 5E BERM UP GRADE AS NEEDED I l Chicago, Illinois 60610 Aspen, Colorado WOOD STEPS FOR H.C. ACCESS & NEW- SEE ~ ~ PLAN TEL: 312.467.9790 1 1 FAX: 312.467.9792 ISSUED FOR: 1 1 1 1 i 1 NOT FOR A-4 SOUTH ELEVATION CONSTRUCTION - PÂ¢Z SUB. 02/20/02 SCALE: 1/4" = 1'-0" PÂ¢Z / HPC SUB. 0\/30/02 --12 --A \Off--4 Vol 1 j .- EXISTING CHIMNEY TO REMAIN ' NEW ADDITION AT &INEW BATH ADDITION ~ 1 ST & 2ND FLOOR Q ,-- 1 T.O. 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EL + OLO' = Â©2001 y 116 West lllinois Street 118 WEE COOPER STREET 1 1 Suite 5E BERM UP GRADE AS NEEDED Chicago, Illinois 60610 Aspen, Colorado WOOD 5TEPS FOR H.C. ACCESS & NEW- SEE 1 1 PLAN TEL: 312.467.9790 | | FAX: 312.467.9792 f ISSUED FOR: 1 1 J NOT FOR L-------------------------------1 A-4 SOUTH ELEVATION CONSTRUCTION - PÂ¢Z SUB. 02/20/02 SCALE: 1 /4" = 1'-0" PÂ¢Z / HPC SUB, 01/30/02 3Nll *13 1 ~~0~IMPROVEMENT SURVEY WL#T _~ FOUND REBAR AND - LOT O, AND WEST 1/2 LOT P RPC LS# 16129 BLOCK 69 ASPEN, COLORADO FOUND REBAR AND ALU CAP 0 5 10 20 OVERHANG ENCROACHES 2. 1" = 10' ALLEY - OVER PROP,LINE OVERHANGS AND L/N /, - CONCRETE WALK 0-y -12.0 Nit-60* 1 FW N75~09'11"W ENCROACH .4'n - OVER PROP.LINE ~ / c~ AND A FOUND REBAR AND ALU CA? FOUND AT THE S.W. BASIS OF BEARING = A BEARING OF S 14Â°50'49"W BETWEEN A FOUND REBAR AND RPC j - 540- \ --i- I-I i LS# 16129 AT THE N.W. PROPERTY CORNER OF l OT E BLOCK 69 CARPORT 15.00 PROPERTY CORNER OF LOT E, BLOCK 69. l 10. 1 1 UD ' 0 1 l 145 11 / A O.H.TYP. LEGAL DESCRIPTION 132 1/1 / 1 i % f 1 LOT 0, AND THE WEST ONE-HALF OF LOT P, BLOCK 69, CITY AND / TOWNSITE OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO. LOT N 0/9 4 MULTISTORY Legend /FRAME LODGE 4/ il * - indicates found monument as clescribed 002661 8- indicates set monument. LS#24303 .. 110, 6.0 , /9,0 // 6,0 , irm- : 20/ / / )~ ~Â»1#r /2 LOT P * TELEPHONE R]SER 0 LIGHT POLE L_ Â© CABLE RISER ~ ELECTRIC TRANSFORMER / LOT O / - 1.3 M ELECTRIC METER o / ,ioo Aci f w. x ,< >: WOOD FENCE LINE M WATER METER 2/ 4500 50#FT.-1 LI 1 ~ 0 COTION\JOOD TREE (10' dia.) 0 0 0 0 IRON FENCE LINE .. / 1 2 Iii ' \, f r <\1 T# 1 Notes 1 11 1 1 1 14 5 - . 7~ Ill 1, INFORMATION FURNISHED BY STEWART TITLE OF ASPEN, Il~ORDER ~0028861, DATED If J 7 1 Cau--21 PORCH 8.8 1 1 1 -J I AUGUST 28, 2001 WAS USED IN THE PREPARATION OF THIS SORVEY. RIGHTS OF WAY ARE DEDICATED TO THE PERPETUAL USE OF ALL UTILITY COMPANIES FOR THE li l 2. UNLESS OTHERWISE SPECIFIED, ALL UTILITY EASEMENTS, AS WELL AS ALL PUBLIC AND PRIVATE PURPOSE OF INSTALLING, CONSTRUCTING, REPLACING, REPAIRING AND MAINTAINING -0- \ UNDERGROUND UTILITIES AND DRAINAGE FACILITIES, INCLUDING BUT NOT LIMITED TO WATER, --422-12 4, ELECTRIC, GAS, TELEPHONE AND TELEVISION LINES, TOGETHER WITH THE RIGHT OF INGRESS AND 1- 23-4 EGRESS FOR SUCH INSTALLATION, CONSTRUCTION, REPLACEMENT, REPAIR AND MAINTENANCE AS k WELL AS THE RIGHT TO TRIM INTERFERING TREES AND BRUSH. IN NO EVENT SHALL THE UTILITY ~ COMPANIES EXERCISE THE RIGHTS HEREIN GRANTED AS SO TO INTERFERE WTTH THE USE OF THE 575Â°09'11"E O S75Â°09'11"E E RIGHT OF WAY FOR ROADWAY PURPOSES EXCEPT TO THE EXTENT REASONABLY NECESSARY TO M ENJOY THE GRANT HEREBY MADE. 0 3. NOTE: THIS MAP IS INVALID AS A LEGAL DOCUMENT AND POSSESSION OR USE OF THIS MAP IS UNAUTHORIZED BY THE SURVEYOR UNLESS IT BACK BEARS THE ORIGINAL SIGNATURE AND WET STAMP OF CARL R. CARMICHAEL oF CURB PLS. DOCUMENTS PREPARED BY THE SURVEYOR AND WITHOUT A SIGNATURE AND WET STAMP ARE TO BE VIEWED AS PRELIMINARY AND ALL INFORMATION - 15.00 SHOWN THEREON IS SUBJECT TO CHANGE. -I GUTTER SrDE WALK SURVEYOR'S CERTIFICATE COOPER STREET f , I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS AN IMPROVEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISION ON DATE 10/15/01 OF THE ABOVE DESCRIBED PARCEL - OF LAND. THE LOCATION AND DIMENSIONS OF ALL IMPROVEMENTS, EAS~MENTS, RIGHTS-OF-WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHM#DffS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN. CLERK AND RECORDER'S ACCEPTANCE 7. I THIS IMPROVEMENT SURVEY PLAT WAS ACCEPTED FOR FILING ~l IN THE OFFICE OF THE CLERK AND RECORDER OF THE COONTY OF \ PITKIN, STATE OF COLORADO, AT_-_ O'CLOCK,_ _M. THIS ___DAY OF - IN PLAT BOOK _ AT PAGE AS RECEPTION NUMBER 1 - -----1--- CARL R. CARMICHAEL P. L. S. 24303 DATE: CLERK & RECORDER NOTICE: According to Colorado law you must commence any legal action based upon < HIRED GUN SURVEYING LTD. DATE SURVEYED: 10/15/01 DATA FILE NAME: 0110196 any defect in this survey within three years after you fiat discover such defect. In no event may any action based upon any defect in this survey be commenced more P.D. BOX 9 DATE DRAFTED: 10/15/01 6 than ten years from the date of the certification shown hereon. DRAWN BY: M.L. SNOWMASS, COLORADO 81654 REVISED: (970)923-2794 h ~ C AS/8 2LEARiNG ---+J zoe,Z