HomeMy WebLinkAboutLand Use Case.232 W Main St.A069-01
.~(
CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
)~
,..i ....~
'......
A069-01
2735-124-40007
Christmas Inn Lodge Preservation PUD
232 W. Main Sl.
Fred Jarman
LP PUD, GMQS Exemp.. Conceptual HPC, Mi
Seven Seas Investment
Stan Clauson Associates
3/27/02
Ord. #3-2002
Approved
HPC Reso. 8-2002
3/29/02
J. Lindt
..,
r ,:
f"""\.
~' '~,
.
r,.
r'\
, . '}
DEVELOPMENT ORDER
of the
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 26.308.0 I O. 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 ofthis Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Seven Seas 1nvestment. 1017 Elmwood Avenue, Wilmette. 1L 60091
Property Owner's Name, Mailing Address and telephone number
Lots K-M, Block 51, City and Townsite of Aspen
Legal Description and Street Address of Subject Property
Final HPC Design Approval
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Historic Preservation Commission Resolution # 8-2002, 3/27/02
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
April 6. 2002
Effective Date of Development Order (Same as date of publication of notice of approval.)
April 7. 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 6th day of April, 2002, by the City of Aspen Community
Development Director.
Ie Ann Woods, Community Development Director
-'-r-S;;;,_L9,. ~Q9J3lJ: 48P~8FM G~~MFlrN 5T ASPEN CO USA
. I
I
, I
~
, NO,12/J P,:J
NO.ow P.2
== REVOCABLE ENCROACHMENT LICENSE
::::::=
Q;;=g;~~s;t:>:>;~;l'""'"""""'~;;l=
COUNT'!' ReCORDING 0.0 TA:
ReCEPTIoN NUMBER:
BOOK NUHe!~:
PA~ NUMeER:
g;~Q;;~~~~I"'"-"""""""'''''''''''''-'~::'l::1--'~~~~
fNSTRUCT/Of'IS: CO/'1I'LIfTIi m:: f'Q",.OWING AS IT Al'1'L/~ iQ YW? IflfoUESr
THIs LICENSE IS FOR: {CHEC!( oIfS
o T=HPORARY SHORr TEiRH OCCUPATICN Of~P\l&Llt ROIY fROM TO
o iEl1POR"RY. PERPEnlATED UNTIL REVO~ED BY TliE CITY
~TEHpoRARY fOR PRE-EXISTED CONDITION AND, PERPETlJATED UNTIL REVOKED DV Tli. CITY
This Agreement made under this licens5 and enter5d into this day of , 200--, by aI/d
.between the CITY OF ASPEN, Pitkin County, Col.orado, hereinafter reimed to as "ASPEN" and
" ,
Seven Seas Investment. LLC ,aHOll Elmwood Avenue, Wllmette. Illinois 60091
('llI':lIlJlllIlNl\lll~ I!'IWL~~..wu-/,)
hereinafter referred to as "Licensee",
wHEREAS, Licensee is the owner of the following described properties loc~ted in the City of Aspen,
Pitkin County, Coloradq:
street Address: l?3? W,,<t 1>1.; n St,.",,+. '
Leg~i\ddress: Lots K, L, M, and the West 1/2 of Lot N, Block 51'+ a vacatad portion
, . . of 2nd Street
'i\lHERE.AS, said properties abut the following deseribed publio nght(s)-of-way;
Main Street. Second Street. Alley Block 51
"
WHl'lREAS, Licensee desires to ellCl:oach upon said right-of-way for the following pwposes and as shown
and described in Exhibit "A ", attached to this Licelllle;
Pre-existing roof overhangs to be reconstructed
WEEREAS, Section :U.Q4.050 of City of Aspen Mulli~lIl Code delegates the authority to the City
Engineer to gra:c.t eucroacbme.nt licenses,
WHEREAS, ASPEN agrees to the grant of a private license of encroachment as built subject to certain
conditions,
THEREFORE. in consideration of the mumal agreement hereinafter contained, ASPEN and Licensee
covenant lIIld agree all follows;
01, A revocable license is hereby granted to Licensee to occupy, mam,tain and utilize the above
desCllbed portion of'public right-of-way for the plltposes descn'bed.
02. This license is gI2I1!ed for a specific use and within a specified t51'lIl as checked above, subject to
bemg terminated at any time and for any reason at the sole discreti.on,ofthe City BDgineer of the City
of Aspen. . ,
03. This license shall be subordinate to the right of ASPEN to use said area for any public pllIpOses.
04. Licensee is responsible for the maintenance and repair of the public righl-9f-wliy, together with
improveme:n.fs constrUCted therein, which ASPEN, in the exercise of its discretion, shall determine to
be necessary to keep the same ill a safe and: clean condition. The Licensee shall ootam right-of-way
and Building Pennit as required by !he City for any WOIX to be performed ill the public right-of-way
1111111I11111111 111111 ~;:~~~:!; 1 : 35A
SILVIi=l D~VIS PITKIN COUNTY CO R 21.00 0 0.00
:J
---i-- SEP 19.2002 2: 48PM GMN
, ~,..~.~~'-_ '~.;,;sPM.-'~ MAIN ST ASPEN CO USA
j ..... . ..,.. ....... .
r'l\
y
NO.N.U~YIOpj, 4
13. Iffue structure for which this license was issued is remo....e.d for any reason, Licensee shall not
continue to rebuild in the public right-ai-way. The public right-oi-way is for the general public
benefit, and it is not for occupation or constru.ction of encroachmellts,
^
14. 'TIte licensee waives any IUld all claims against tho City of Aspen for loss or damage to the
improvements constructed within the OTlCIOa.chment axea.
15, The Licensee clearly understands the following actions ofLiceosee or bislher agents and employees
shall automatically teJ:tDinate and cancel tbi.s a.greement: '
a) Di.s~NinHr#i(lr: (JfinsUl'/Z1JC4 Ctwerl1$'
b)Cilanc. Dfownership Dr a/Jera/iQ" ofl/.3of,.", the orlginfJI specific us' in ""cr..cJ..4arc.
Q1!estriclion of ASPEN Of its agents rmd co/ltractDrs fro", access to its public (""d under /lie c~J'(Joohcd ",,'"
nol occrtpitd by a pr,,./ous(;p construe/cd bu/Jiing,
Under these circ=tanoes, the Licensee shall restore the right-<lf-way under the encroachment to its
original or better conditions i.IMlediately. . ,
IN WITNESS WHEREOF, the parries executed t~s agreement at ASPEN the day and year first written.,
'censee Jeffrey Chookaszian, Managing Partner
-- SEVEN S!:AS INVESTMENTS., LLC
THE FOllOWING SeCTION MUST DE COMPLETED BY A NOTAll,,- PUBLIC..
.STATE OF COLORADO )
) 35.
County of Pitkin )
Th~ foregoing instrUment was acknowledged befi~e ma this .' .' (,
;;;S dayof~~--,bY ~S,oU~&O"kM7:",.(I.4censee).
:;;>vo.;;).. '\<> 0 '
.,,',"l'I"JJ
~.\" ' ';'~
, . :.,,"^' ~ \( ~..IJ. ,I C 1"".-
WITNESS MY HAN.D AND OFFICIAL SEAL.} ~J':,~~. h '~~~';I ".
Myco=iS5iotlexpire~' \\ (7.1 I ("J,<; ; :;.' \" :~). \i< ~
l:'= I ~:''"; ,I., ,,~ : ~
7 t::.:: ^.A- ./\ ~. .,p\/'-JU i..i.~"C $
.ou _ """-".;Y",,-,-<r-<.PK ~,<./"",/".:.'
Ad .' .,~\.. '::','l'.r. ,....~..,~...." .';-
,C;;;~I:=Q;;r;;>:;!::\:=s;;~",",=~:;':::>:::>:::>:>=::r.l;;;;l:x"""" ;7, .- v\.~',.,,'
(DONOr WRITE BELowrmsLlNJ!;;:roRClTY WE Ol'lLY) ""-i """";i..,~: ,', ."..;"
APPROVAL CONDITIONS OJstlf.ny): '.' /~~'\" .\
.",.,.,
/ ".
,/
ClTY OF ASPEN, COLORADO
BY:~
ATTEST:
Ridwd Goo/d",., ;6r- ' '
. A/ld /J:(rl ^--
DATE: /8 h ./tf,;?
I / -
""""
o 0.00
~
r'\
if!
Signature Oath
DATE: 25 Sevtember ,200,f
STATE OF COLORADO )
) ss.
County of Pitkin )
I, F. 1. Stan Clauson (name, please print) of Aspen, Colorado, hereby personally
certify that the attached Signature is that of Jeffrev Chookaszian Mana!!in!! Partner for
Seven Seas Investments. LLC.
c~
sC,-
The foregoing "Oath" was acknowledged before me this 25th day
of September , 200L, by (F.L.) Stan Clauson
My commission expires:
WITNESS MY HAND AND OFFICIAL SEAL
21 NoveJllberk~qlt5"',.",
.'" *' ':.~._.....~IJ.( II~ .
l",^., ,,' J.i.t,.,... .....\r~!..~
,:!~,,,,' ~..' ~11\P,r \1'~;
:: .:'.:::: ,\, ,I , ';,.....~.
>t'::.4J; .. ..o...(j- ~ a~.
'l' ": .;.,. ..t-r ' (' ~ :?
~ ", PU"\,..\Vl.'!?'k
.. .... I-} ."> '>oJ .:-
~--~>~~ ;" .......~ ,~.~:~i.
i 1''', '''I~ ~- c.',;:..... _,-
'i"." "'. . "",
,,,","
-2J,.'
Jennifer Marie Dolecki
Notary Public
c 111111111111111111111111111111111111111111 11111I1111111 ~;:~~~!: 1 '35A
SILVIA DAVIS PITKIN COUNTY CO R 21.00 C 0,00 '
<I
'"
'"
to
LO
m
N
r--
<:t
~
.,.~
'"
"-",,,,
0'" .
"''''
.,.'"
,0
..f")
.'"
0"
IltS I
c..-ilSl '
'"
~
.--
I
I
,
-,
,
;
I
I
I ,
, .
"---...--........-
)
I
r!
Ii
I;'
!
;~ijg~i ' \
I'!li/; I
~ .IlR~~~ j
!l!!" !
'. l':llll
"'+
j;~ii i
~!i"5~ j
~ =~ F
i :~~i~ J
I J!~;; I
i !:!~~ I
L;,,_.)
( '"'''' ..;;--
/1>111 -'I.
i!;S;II;;I'
~ii'~lII~e ~;G
i ~!~I!i Iij.l:~
~ 112J~:i~ g€~!
il!:!!l ~I!!
" '-II!I'I'
I I;I'II"!'
I' l'liI5,
~ i..~
, 1,!1 "
~ ~~~~ ~~
~ i~
! '
"
,:
~~'i~ ~ig~~ ~~i/!2! '~ )
lilii1i!li,' !lllihl',~j I
i~~~I~ ~:2~ if' !<l~ ~ i:" '
''''-; "I'. II,I!! '!"Ii I
~;n!~ :~~~!~ :;~~ii it g~ t"j
~a.,," ~B:" ,.jl!~a~ ii~ ~~ 1:'
11"I'!!ll,,-,;,,;:,-, 1
l ilIg a"'''3i! ~j;:~S-;;Y ~s
,ill'i,'II' iiill 11 i: /'
'"", 'il "'1:' ,I .'
1"'II,i-lli.j""
'I 1 "l:g~ ,Ja~i~ ~ ~ '
; ~~ t ~5" I
.
... ,-~
2o.dStreet (75,62.' R...(J-WPrlo~.toSt!.-eetV3.C1ti~)
~O}
1'1iI1~
I S"I j
~~~~
~;;ir~
lif
'i""l
Il!~!,~
;::.~
~ g
I
ii!~
I si~
,(Ii
,111.
, '!
i iJ;
I ill
Il'
I
\
\
\
\
\
\
\
\
\
\
\
I:U;:<
\~""
\..~ '"
.\'J:\~
\&~\
\""'''
\
\
\
\
\
\
\
iF\
5' \
~ \
R'
~
- -
N~E
-
~"":JItIi
'-';'__:_' 7'-
~_...._, -v
lotil:
--....-,
J
" ,'(
I, ..
~\', ,-,iiJf..:-'"
i
J
I
,
I
~
\
\
~ ~ \
~ ~
o ,
i!, ~
~
--........
Wl(2.r.otN
~
,.,
I \. L~I -v- ---~;;--
'l _~._-
// :,~-~~----------~---------~=--------
, ,
, 'I
/...~ !
/Ji!"'fo"~ I
;q./f I
/J:o~,< 1
/<<-;# :./'
/ I ~...'
l,ff".,f
~~----------------~------------------
,
'---,.~':--;.._.~--
I
.
i
{'II,
'[' .
~ ~ ~
! !Il
".
'll
',.
I *~
1'1
,
..
~~\.
.....
", I 1- ~
I'~ , I
,. ,
,I: I
~~~ :;~~
~~ ~ N*
!I !II ! II
'I Ii" '
I';, II;
i ~"
" ~j
"
~ r
,(----1 -< S
1 ~:i: ! ~ ~ III
~ Eiii I'):> c ~
I (:;~ i ~ > .r-
I i~,~ i..~ ~.~
5:S~ I n,. ~
I """"-0 C -! 0
. ...."Rl I c:1'I
~ Oc:;w, 'z 0 -I
tr ~~@ 1 ~ 'U :r
~ ~G;~ ~ ! c g ~
t ~=E~ i 'T\:! fit
I ~ Me;:!l J 110 Ul
I--~-----I ~~,~ . i :j Z -t
.1 r '-'::::>0 L ~ 0 "'
'I ~~~ I!- "l N
~ ~ ~~~ ! (JJ gf 0
I" /J', I' Vl_<;::: I -lO ..,
I '~9 1 !:i\.x~ I > e r
I 1~""; ~ZC
I :}"Oor- I 0-1
I Ii t'>=<~ i 0 rn Z
, ,> no J 'T!-l
l_______ ~: j'e,,;g m
I . Q:I: I'! r
I J ,'" 6 -I g
i ~;JI ^
I.... " ~ 1}I
<rl<".-'9 0
,
,
,
.,
r--------
,
,
,
, "<>.
,
,
,
1)
r
)>
g~~1
_Vol",
N W ~
" """
r I ~
~~O'I
Cl QrOO
S. '" "
::<'
'" 11 >
=t_=
g ~~
~o
~
"
tZQt4'
'i
1;:
"l
0"
m
:l
Q
o
.,
"
g-
g,
;.:
~
-------.
!!!! sl
~\lS'!: JIll
'I" ,"
" I
li~~ I
'II i
~~;;; !
1l!;,,,,J
~~~~
"'f"
o J;'"l'"
Il,Ig
~'l~ t,
"'~l!I:n
IlIJIli ~..
, "
r~
tg
;;
"Wi' i
il~Jq[il
ilff;! ~~m
riV En <
-l[:!i!
~tl .~l k
. '. ~~l:'. ' I~
J~~il' ,
Ib 1~( I
, '~
i
n
:r
;;c
-
(fl
-I
~
)>
(fl
-
z
z
~!
tl~
r
1)
.
C
.
o
""
X
:I:
.'
~
co
~
-l
=
)>
=
~llm 11111111 1111 II Q~~:! ::,-
SILVIA DAVIS PITKIN COUNTY CO R 51.00 0 0.00
j
PUD AGREEMENT FOR
THE CHRISTMAS INN LODGE PRESERVATION PROJECT
THIS AGREEMENT is made this 17th day of September, 2002, between
SEVEN SEAS INVESTMENT, LLC, a Colorado corporation, (the "Owners") and THE CITY
OF ASPEN, a municipal corporation (the "City").
RECITALS:
WHEREAS, the Owners own that certain real property (the "Property") known as the
Christmas Inn, located at 232 West Main Street (I'arcel Identification Number 2735-124-40-007)
in the City of Aspen, County of Pitkin, State of Colorado, legally described as:
Lots K, L, M, and the West Y, of Lot N, Block 51, and a vacated portion of Second
Street, City and Townsite of Aspen, County of Pitkin, State of Colorado; and,
WHEREAS, the Property is being redeveloped by the Owners as follows, where said
redevelopment is hereinafter referred to as the "Project":
.:. Removal of the existing single-story section on the North and East side of the
structure and r!'lplacement with a three-story structure to provide for eight (8)
additional lodging units and five new parking spaces above grade;
.:. Excavation of the existing interior courtyard and reconstruction of other portions of
the existing structure to provide for new and reconstructed common areas, and two
(2) affordable housing units; and
.:. Removal of the existing curb cut on Main Street, replacement of the curb section, and
the installation of street trees in the parkway along Main Street.
.:. The room count will go from the twenty-seven (27) existing rooms to thirty-five (35)
rooms when the project has been completed, for a net gain of eight (8) lodging units.
Eight (8) of the existing rooms will be demolished while sixteen (16) new rooms are
added in their stead. There will also be two (2) new deed restricted employee
dwelling units added where none currently exist.
WHEREAS, pursuant to Ordinance No.3, Series of2002 ("Ordinance"), the City
approved a Minor Planned Unit Development approval for the Project; and,
WHEREAS, the City and the Owners wish to enter into a PUD Agreement for the
Project; and,
("';
, II 11111I11111111 ~IIII ~;;~~~:~ ~~:05P
S!LVII=I mWIS PITKIN COUNTY CO R 51.00 0 0.00 .-/
Chrisbnas Inn PUD Agreement
Page 2 of9
WHEREAS, Owners have submitted to the City for approval, execution and recordation,
a final plat for the Project (the "Plat") and the City agrees to approve, execute and record the Plat
at Owners' expense on the agreement of 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 of the Plat for recordation by the City, it is agreed as
follows:
1. Description ofProiect. Demolition and reconstruction of portions of the existing lodge to
provide for eight (8) additional lodging units, new and reconstructed common spaces, and
two (2) deed-restricted affordable housing units.
2. Pun Dimensional Requirements. As set forth in Section I, Condition 21 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:
a Minimum Lot Size: 6,000 square feet.
b. Minimum Lot Area per Dwelling Unit: Not Applicable.
c. Maximum Allowable Density: Not applicable.
d. Minimum Lot Width: 60 feet.
e. Minimum Front Yard: 4.7 feet.
f. Minimum Side Yard: West, 0 feet; East, 3.4 feet.
g. Minimum Rear Yard: 1-2 feet.
1. Maximum Site Coverage: No requirement.
i. Maximum Height: 27.25 feet
j. Minimum Distance Between Buildings: 10 feet.
k. Minimum Percent Open Space: Not regulated.
I. Allowable Floor Area (FAR): 1.33:1 (14,124 sq. ft.).
m. Minimum Off-Street Parking: 5 on-site spaces.
3. Acceptance of Plat. Upon execution of this Agreement by the parties hereto, the City agrees
to approve and execute the Final Plat for the Project, a copy of which is attached as Exhibit
"A". The City agrees to accept such Plat for recording in the office of the Pitkin County
Clerk and Recorder upon Owners' payment of the recordation fee. The City has further
required the submission and recordfug ofPUD Development Plans. If the approved PUD
Development Plans change subsequent to this approval, a complete set of revised plans shall
be provided to the Engineering and Community Development Departments for review and
evaluation.
t""\
1111111I1111111I @I II ~;;~~~:! ~~05P
, SILVIA DAVIS PITKIN COUNTY CO R 51.00 0 0.00
_J
..._----~--"_.._-~._.~-~._-~_.-
Christmas Inn PUD Agreement
Page 3 of9
4. Development Requirements. The following development requirements will be satisfied by
Owners pursuant to Ordinance No.3, Series of2002.
a. Emplovee Housing. The Project is required to mitigate for employee generation by
providing deed restricted employee housing for at least 1.96 full-time equivalent
employees. The Project includes two (2) deed restricted employee housing units, limited
to occupancy by employees of the Christmas Inn. Both of said units will meet the
minimum net livable square footage requirements of the 2002 Aspen/Pitkin County
Affordable Housing Guidelines (the Guidelines) and be deed restricted to the Category 2
and 3 level as described in the Guidelines. However, since the units are to be used only
by employees of the lodge itself, income and asset restrictions are waived. Owners shall
complete and record the deed restrictions prior to applying for building permits to
construct such units. Further, the Owners shall meet with the Housing Office staffprior
to the completion of the Project to establish mutually acceptable lease terms for
employees whose units are attached to the business. These two (2) employee units
provide housing for 3.0 full-time equivalent employees (FTEs), which is more than
required.
In an effort to be consistent with Section 38-12-301, C.R.S., and the Colorado Supreme
Court decision on the Town of Telluride v. Lot Thirtv-Four Venture L.L.C. (Case No. 98-
5C-547, decided June 5, 2000), Owners desire to grant to the AspenlPitkin County
Housing Authority (APCHA) an undivided one-hundredth of one percent (0.01%)
ownership interest in the above-described employee housing units of the Project. With
the APCHA consent to accepting an interest in the property, the Owners agree to
indemnifY and hold harmless for any claims, liability, fees, or similar charges related to
ownership of an interest in the affordable housing units. Conveyance of the undivided
one-hundredth of one percent (0.01 %) ownership interest from Owners to the APCHA
shall take place prior to or concurrent with issuance of a Certificate of Occupancy for the
units and after said units have been rendered capable of separate conveyance by way of
condominium map or the similar (as described in paragraph 5, below). The APCHA shall
not be entitled to the payment of monies upon sale or rental at any time of any residential
units in the Project, nor shall the APCHA be entitled to derive any economic benefit by
virtue of its undivided interest in the Project. Owner reserves the right to submit an
alternative option, subject to review and acceptance by the City Attorney, to satisfY the
rent control issue.
b. Wastewater and Surface Drainage. The site development will meet the runoff design
standards of the Aspen Municipal Code at Section 26.580.020(B)(6). Full soils reports,
drainage plans, and erosion and sediment control plans for both during and after
construction, will be submitted for review by the Engineering Department as part of the
building permit application.
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 recharge system is necessary, a soil percolation
report will be required to correctly size the fucility. A two-year storm frequency should
rr-"'\
IIIIIIIIIIIIIIII~IIIII ~;;~~~;! ~~: 05P
SILVIA DAVIS PITKIN COUNTY CO R 51.00 0 0.00
. .----.-".......-- -- "._-~..__._.~~----_..~-~---~----,......../
Chris1mas fun PUD Agreement
Page 4 of9
be used in designing any drainage improvements. Foundation drainage systems must be
separate from site storm drainage systems. Rain and snowmelt runoff must be detained
and routed on-site. These :fucilities must be shown on the drainage plans and submitted
for approval as part of the application for building permit. Drainage may be conveyed to
existing landscaped areas if 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 Aspen Consolidated Sanitation District sewage
lines.
c. 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 a pedestal or other above-ground
eqnipment, shall be shown on the plan set submitted for building permits. The Owners
shall install and replace utility service lines and appurtenances, as required, to the
standards of the utility provider. The costs of any necessary upgrades to existing utility
lines, systems, and/or facilities attributable to 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 of Aspen Water System
Standards, with Title 25, and with applicable standards ofTitle 8 (Water Conservation
and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of
Aspen Water Department.
d. Fire Protection. Owner shall install an approved fire sprinkler system and alarm system
to the extent required by the Aspen Fire Marshal.
e. Dust and Mud Control. Prior to the issuance of any building permits, Owners shall
obtain from the City Environmental Health Department approval of a Fugitive Dust
Control Plan. The Fugitive Dust Control Plan will include, as a minimum, plans for
fencing, watering of dirt roads and disturbed areas, daily cleaning of adjacent paved roads
to remove mud that has been carried out, speed limits, or other measures necessary to
prevent windblown dust from crossing the property lines or causing a nuisance. Mud
shall not be tracked onto City streets during demolitions. A washed rock or other style
mud rack shall be installed during construction as a requirement of the City of Aspen
Streets Department.
f. Construction Manal.!ement Plans. There shall be no storage of construction materials in
or on the public rights-of-way. ~ full set of construction management plans will be
submitted by the Owners to the City as part of the building permit application and said
management plan will include, noise, dust control, and construction traffic management
plans aimed at addressing the following: (a) signal traffic control devices; (b) press
release via radio or local television; (c) definition of construction hauling routes and
anticipated impacts on local streets; and, (d) construction parking mitigation where,
~
1111111111111111 III ~ ~;;~~~;~ ~~: 05P
SILVIA DAVIS PITKIN COUNTY CO R 51.00 0 0.00
_.._.---~.."...- --~------"--'--'~'----'-"--~~----,- --.-----.-.--.-/
Christmas Inn Pun Agreement
Page 5 of9
except for essential trade trucks, no personal trucks are to be parked on public streets
around the site, and shuttling in of personnel from the airport parking area is encouraged.
Construction is prohibited on,Sundays and between the hours of7:00 p.m. and 7:00 a.m.
on all other days.
g. Future Imorovement District(s). Owners agree to join any future improvement district(s)
formed for the purpose of constructing public improvements which benefit the property
under a fair share assessment formula. Prior to the issuance of a Certificate of
Occupancy for any part ofthe Project, Owners agree to sign a sidewalk, curb and gutter
construction agreement and pay any applicable recording fees associated therewith.
h. Exterior Lighting and Streetlights. Any and all outdoor lighting shall comply with the
applicable portions of Section 26.575.150, Outdoor Lighting, of the Aspen Land Use
Code. If the existing streetlights are disturbed or damaged during construction, they shall
be repaired or rl'lplaced in kind, as required, in alignment with the other streetlights along
the subject street.
i. Sidewalk. Curb and Gutter I1l1Provements. As part of the Project, Owner shall repair
and/or construct sidewalks, as applicable, along the Main Street frontage abutting the
Project such that the new or repaired sidewalk connects and aligns with the existing
sidewalks. Curb and gutter meeting City specifications shall be installed or maintained,
as applicable, along the length of all sidewalks abutting the Project. If Owner chooses to
heat the new sidewalks for snow and ice melting purposes, there shall be no use of Glycol
and the City shall not be required to replace or rl'lpair the heating system if the City ever
has to cause damage to said system en route to completion of necessary work in the right-
of-way.
J. Trees. Protection. Removal Permits. and Planting Plans. A tree removal permit shall be
obtained from the Parks Department for any tree(s) that is/are to be removed or relocated
prior to the issuance of a building permit.
k. Parkin!! and Traffic Mitigation. Priority for the use of two (2) of the five (5) on-site
parking spaces in the structure shall be given to the occupants of the two (2) employee
housing units (one space per unit); in the event the occupants of the employee housing
units do not use the prioritized spaces, said spaces shall remain available to general use of
the Project's other occupants. The following traffic mitigation measure will mitigate
PM-10 emissions and vehicular trip generation following the completion of the Project:
(1) providing taxi vouchers for guest trips during peak times of the year, specifically,
from 15 June to 31 August, and from 1 December to 15 April; and (2) incorporating
language in the lodge marketing efforts indicating that no vehicles are needed when
visiting the Christmas Inn as there is plenty of public transportation, taxi vouchers
provided to guests, and the Inn is located within easy walking distance to Aspen's
downtown.
1. Building Permit Plan Requirements. In addition to such requirements enumerated above
and otherwise reqnired by the City of Aspen Building Department, the following
Chris1mas fun PUD Agreement
Page 6 of9
A
t'.'.I~'!('~BI~BII'llffl..~;~~~i.::.,,"
------"--~. /
information shall be submitted as part of the building permit application: a construction
dust and noise mitigation plan; a list of 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.
r".
In. Asbestos. Owners shall notifY the State prior to remodel, expansion or demolition of any
buildings, including removal of drywall, carpet, tile, etc., and a licensed asbestos
inspector must conduct an inspection. Ifthere is no asbestos, the demolition can proceed.
If asbestos is present, a state licl'lnsed 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.
n. Contractor Knowledg:e of Conditions. The building permit application shall include a
signed letter from the primary contractor stating that the conditions of the development
order as specified in the Ordinance and construction management plan have been read
and understood.
o. Fees. Prior to issuance of a building permit, all applicable tap fees, impact fees and
building permit fees shall be paid. Cash-in-lieu of school land dedication shall be paid at
the time of building permit issuance, and said payments shall be made on a proportional
basis to the net number of bedrooms being constructed under the particular building
permit. Park development impact fees are due and payable to the City of Aspen at the
time of building permit issuance, and said payments shall be made on a proportional basis
to the net number of bedrooms being c,onstructed under the particular building permit.
Both the cash-in-1ieu of school land dedication and the park development impact fees
shall be assessed based on the adopted standards/rates in effect at the time of payment. If
an alternative agreement to delay payment of the Water Tap and/or the Park
Development Impact fee is finalized, those fees shall be payable according to such
agreement.
p. Repairin~ the existing: clock as a public amenity. Following completion of the Project,
the Owner shall repair the existing clock on the tower facing Main Street so that it
functions. The statue of father time, including its wooden skis, shall be retained in its
current location.
5. Recordation. Pursuant to Section 27.480.070(E) of the Aspen Land Use Code, once fully
executed, this Agreement and the Final Subdivision Plat shall be recorded in the office of the
Pitkin County Clerk and Recorder. Failure on the part 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
f""'l
IIIIIIIIIIIIIIIII~ IIII ~;;~~~:! ~~: 05P
SILVIA DAVIS PITKIN COUNTY CO R 51.00 0 0.00
--~-"..~_.._-~~--,---...-/
Christmas hm PUD Agreement
Page 7 of9
extension or waiver is granted by City Council for a showing of good cause. The subdivision
plat shall also be submitted in a digital furmat acceptable to the Community Development
Department, for incorporation into the City/County GIS system.
6. Financial Security for Public Improvements. In order to secure the performance of the
construction and installation of the public improvements described above, Owners shall
provide a financial instrument in terms of a letter of 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 Owners' 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 of
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
of the improvements, except that ten percent of the estimated costs of the improvements shall
be withheld for the benefit of the City until the completion of all of the described public
improvements. The Owners shall require all contractors to provide the City with a two-year
maintenance bond to ensure the expected performance of the improvements. In the event
that any existing municipal improvements are damaged during Project construction, on
request by the City Engineer, a suitable security for the repair or replacement of those
municipal improvements shall be provided by Owners to the City.
8. Notices. Notices to the parties shall be sent by United States certified mail to the addresses
set forth below or to any other address which the parties may substitute in writing.
To the Owners:
Seven Seas Investment, LLC
c/o Mr. Jeffiey Chookaszian
10 17 Elmwood Avenue
Wilmette, IL 60091
To City of ASJ;len:
City Manger
130 South Galena Street
Aspen, CO 81611
With Copv To:
City Attorney
130 South Galena Street
Aspen, CO 81611
9. Binding Effect. The provisions of this Agreement shall run with and constitute a burden on
the land on which the Project is located and shall be biriding on and inure to the benefit of the
Owners' and the City's successors, personal representatives and assigns.
f"'!
~
11111 11111 II III II I1I1I I11I1 "'11111111' 1111 ~;;~~:;! ~~: 05P
,SILVIA DAVIS PITKIN COUNTY CO R 51. 00 0 0.00
" "'--'.~-'~-'--~"----"----.-.-__._~._--~-~-~--,/
Christmas Inn PUD Agreement
Page 8 of9
10. Amendment. The Agreement may be altered or amended only by written instrument
executed by the parties.
11. Severability. Ifany of the provisions of this Agreement are determined to be invalid, it shall
not affect the remaining provisions hereof.
ATTEST:
THE CITY OF ASPEN, a municipal corporation
~;y~
H,"~~~-j;; r_
APPROVED AS TO FORM:
~t/7e'/ft:?t;;
John orc ster, City Attorney
OWNERS:
SEVEN SEAS INVESTMENT, LLC.
BY~
Je h ian, g Partner
STATE OF COLORADO
Witness my hand and official seal.
My commission expires: /-1-11'1' A
,
~
(')
,
111111111111111I111111 ~;~~~~:t~~ . 05P
SILVIA DAVIS PITKIN COUNTY CO R 51.00
Chris1mas Inn PUD Agreement
Page 9 of9
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing ins~ent was ac~owledged before me thisJ2 day Of~.... '" '
2002, by Jeffrey Chookasz1lUl, as Managmg Partner of Seven Seas Investment ~S: .~:.~}.!, ~;""""
. ...,' ';, ",. ..~"(: ~
Witness my hand and official seal. ' ri1:1<~.SfL4.iY' ;"{c;. ~l
My commission expires: 1'/2..1 IDS" ~ li ... '~o{>... ' i -..
- 10" "'r ,,",,. i:l
~ ,..~, rr,l.~~, ,\).: 0. ,
.~"', ~" "",.,;.",<i,s ~:ti
-:.~;r..t"'~", ,,-;t."/a"-.~
'.,. .Iji:""""I>~"" ~,. ~~
" "';" " ()c- ,r-;C)\": ~,'\...
';'1, r \"t ,\\'iI.
- _""UlI..II""\
Not
c:\documents\Christmas Inn\Christmas Inn PUD Agreement
(""\
alll!. illi
~~~~,~~ ~~,,~
1":I!I'11
~i~~i<~ I@~~
'~l,'"j!
""1"'"
~~~,~~il t.~~~
!,il! !'!~
],> ~ ;:;;;;~~
,,',!I!,j
~ ~~" ~!'
~ ~~i l~
~ R~~ ~~
~~
\
,
,
,
,
,
2nd Street (75.02' R-O-WPriorto StreetVa.catiou)
- ~
___N.~.,.,"E lOON
.:,..~,-,.;.~......._-
"".."",,,,,;;:;,1'
l.otli:
""....-.,-.
(')
'...",~_,._J
~~J~~~ ~~~~~ ~~~~\il , ~
ii'l'~ i!ll~ !Il!!! ,i,',
~>.@ @~ ~~~~ s ~~-- ~ {'-~!i
;~~;*~ ~~~~~ ~j~~i~ ~!Mil
"~!!: l;ill 1"I'! 11 I,
~i'J^'r,~ ~@~~~ i~~"'~z ~" ;~
li"I!I!" "i...,n,
d>:!~ ~M~~~ .;1~I~~~';:;:"~
'11 '''', .'i .,"
~i! _~ !~!t~ ~~~!! ~~ !i
~~:le~ ~~~~~ E~~io1~ ~1 ~~
~:~ ~~ ~f"~ ~~::~3 ~ 2
~!i" ~~ ~ ~6
, ..,'
,
, ~
f I
,
,
~
~
> -
~ i
'"
'>
I:'
0 ~
3 ~ 1;
>
..,
1l
r
)>
I~~~
"-,.,. ..." --"-"_.,~_. ..---.....--.---.--...-..-..----.,--- ._~"--_.,.._.__.._.--....__.._.__._._...-._,._..._'_.--'\
l'i 11111!~ll~ ;:11 I~!!!i 'I!~ 1II,Ij I !'IPi n '! i!i!i!
: ~g" Ii:' I"~ , , 'I ~ 'm' '!~, :
I I I ~ ::;" ,ill I.li ill !I II '1 r! I ,~: :
1. 1111'~llic !II! if illl: 'Iii fill. !ti;t,-. il!J
:!!llm;!m!l!lil'!ll~'! ~ 'il'l~i~l\ I1II .I~I'! i i i!l ill',\ 'I':l i;'I"I~.',i ~ l!lr~
~ h[:~~~~e~~r!!!~~~l~~ J ~ II ~.:~~ ~ I ,." I ii?Q ~ ~ ~ ~ R ~,'~ ,.a
,'!p''''!'!.!'",'' , , 11,1 Il',' il'; 1.,:"1; I~: 0 r ',., I ~
~~iiHiHHf~~. ~, t'~i ~ ~ .' ~ ~ b "~~ j t~
;~;..,~~!!,~!~;;';~'~~l ; Illr" i I I ii . '1! d i!l~
' ", '" ~ ,~-~~.-.._"'_.."..... ~" -" -",.. ~'''' ..- .,.,~..,__..,'~ J, ,
..^"',"'"'"-""'''~'''''''''''''''''-''"'''''''- 1 ~ =-<" "w "'" "'~, ~
,......,-.~..._,
WlI2 Lot N
~
,~
e"""",,w
_d_
;';";';;-Y-'
=~
'\
--
Il
,
,
I
,
: ..-1'
I ,~I"
1,,''1'
~~-----------------------------------
I
O:W'Oj
'"
-',,0
~\.
'\,.
's'
r-----.--
I
,
I
i t<:of-1j
,
I
,
I
I
L_______
,
I
I
I
: ((Q"<91
I
,
,
,
I
r-------
,
I
I
,
,
I
I
,
I
I
L_______
,
,
,
I
I ,.~ f{;,
{' 0'0
I
,
I
,
r--------
,
I
I
I f<:Qfs
I
I
,
n r-
~ 0
< -I
0 O. W
~~ 'z l'
" )>0
t~ ~ . !:
'0
~z" "< }.
~z. ~z ~
g,!:;::;; .
~g~ en z
0-1 0
b~~ 0"
ZO -I
@"g r -111 x
~G;~ ~ <0 "
z~~ C5 ~~ :l:
n.". . n "
:~~ ~~ 110 m
~z -I
P:g;::
'''::1'0 '0 :::
' 00 j"l "
~!~ In 0
In" ,
(1)-<0;:: -10
.~~~ '0 r-
-Iz 0
~gi "0 -I
oln 'f
g~ '-I
n. ID
p~ 0" c
c" 0
0-1 0
. .
. In
0
0
'n
1:[
;0 ..
....." "'"
Ill.
- "'" --J
IUJ NO I\)
.....
0" --J
-t N~
.... .. 01
...
~ ..NO lD
.. ..,
..
)> N~
.. ..
..
CI1
UJ ." ,.../
-
z
z
"'I'~
->
Zl~
)>~
r
1l
.
C
.
C
,..,
><
:I:
~
OJ
~
-I
.
=
)>
=
_._._.'-~.-. ....-~.-"'~~.- .~
rl
f)
" . y
STAN CLAUSON ASSOCIATES, LLC
Planning. Urban Design
Landscape Architecture
Transportation Studies
Project Management
27 August 2002
200 EAST MAIN STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925,2323
FAX: 970.920.1628
E~MAIL: dauson@scaplanning.com
WEB: www.scaplanning.com
Mr. Chris Bendon
Mr. James Lindt
Community Development Department
City of Aspen
130 S. Galena Street
Aspen, CO 81611
Re: Christmas Inn PUD Plat and other Filing Requirements
Dear Chris and James:
Attached are two copies of the Christmas Inn PUD Plat and PUD Agreement for your
review. The PUD Plat consists of 16 sheets, presenting a survey plat with existing
conditions and signature blocks, a sheet showing the ordinances and resolutions of
approval, the new site plan, a detailed landscape plan, a lower level floor plan showing the
employee housing units, all elevations, a site demolition plan showing tree protection, a
stormwater facilities plan, and an improvement survey plat. If in your review you
determine that any of these sheets should not be required as part of the PUD Plat filing,
please let us know, as this will save filing and production costs. When your review is
complete, we will produce the Mylars for filing.
The PUD Agreement is based on a model approved for form by the City and previously
used for the Mountain Chalet Project. It contains reductions of the PUD Plat described
above.
Additionally, required for filing is an Occupancy Deed Restriction and Agreement for an
Employee Dwelling Unit. The Housing Office has produced this document for the
Christmas Inn project. It is currently with the Christmas Inn owners in Chicago for review
prior to signature, along with a copy of the PUD Agreement. We have attached a copy of
this document, which will be sent to the Housing Office after being signed by the owners.
Finally, we have provided a draft Agreement to Provide Taxi Service. It is not clear if this
document will be required for filing or if representations made during the approval process
are sufficient. If you want it to be incorporated as an exhibit to the PUD Agreement,
please let me know.
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
~
n
~'? :
STAN CLAUSON ASSOCIATES, LLC
Planning. Urban Design
Landscape Architecture
Transportation Studies
Project Management
30 August 2002
200 EAST MAIN STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAX: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Mr. Chris Bendon
Mr. James Lindt
Community Development Department
City of Aspen
130 S. Galena Street
Aspen, CO 81611
Re:
Christmas Inn PUD Filing Requirements
RECEIVED
AUG 3 0 2UUZ
ASPEN I PITKIN
COMMUf~:TY DEVELOPMENT
Dear Chris and James:
Following up on our submittal of27 August 2002, attached are two documents as required
under the conditions of approval for the Christmas Inn PUD:
1. An executed and notarized copy of the PUD Agreement, and
2. A completed and approved Tree Removal Permit.
We have also forwarded to the Housing Office an executed and notarized Occupancy Deed
Restriction and Agreement for an Employee Dwelling Unit. It is awaiting Tim Semrau's
signature as chairperson of APCHA.
As I indicated earlier, the owner is eager to obtain his building permit so as to begin
construction immediately after the Labor Day weekend. Please let me know if you have
any questions or concerns with the materials as submitted.
Very truly yours,
~yr~
ct.
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Attachments
Cc: Owners
Reno-Smith Architects
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
TO:
THRU:
FROM:
RE:
DATE:
iJ"""'\
rvll\ b
MEMORANDUM
1!/::{1tv-vJ oj +0
Mayor and Aspen City Council . .
Julie Ann Woods, Community Development Director ();L---
Fred Jarman, Planner (."). I
Christmas Inn Renovation- Minor PUD (2nd Reading / Public Hearing)
February 11'",2002
View of the Christmas Inn Lodge from Main Street
.~',"';;>i:-. '.., . ", ',' .
REQUEST
SUMMARY:
STAFF
RECOMMENDATION:
The Applicant has applied for a two-phase expansion of the lodge to
accommodate additional lodge rooms consistent with the City's Lodge
Preservation (LP) program.
The LP program allows individual lodge properties to adjust their zoning
specific to their circumstance through a Minor Planned Unit Development
process that requires hearings before the Planning and Zoning Commission
and City Council.
Approval with Conditions
1"""'>1
~
Please Note: Be sure to bring your copy of the Application and the Plan Set
Supplement that Staff attached to the Memorandum prepared for First Reading
held on January 14,2002. Thank you.
Zoning: Office (0), Main Street Historic District & Lodge Preservation Overlays
Request: The owners of the Christmas Inn, Seven Seas Investment, LLC, are requesting
Minor PUD approval to conduct a renovation of the Christmas Inn located at 232 West
Main Street. This renovation includes minor material fa9ade changes to the primary
facades on Main and 2nd Streets, the addition of 8 new lodge rooms and 2 affordable
housing units, the removal of the curb cut located on Main Street, and the enclosure of the
carport to enlarge the lobby.
BACKGROUND
At present, the lodge is located on a 10,600 sq. ft. parcel (3.5 City Lots) on the comer of
Main and Second Streets in the Main Street Historic District. The lodge currently
contains 27 rooms arranged in a courtyard configuration. The current inner courtyard is at
grade and contains a Jacuzzi and entrances to lodge rooms, sauna, and lobby. The
structure consists of I and 2-story elements, totaling 8,778 sq. ft. of floor area (FAR) and
is 23 feet in height. The Christmas Inn is not on the Historic Inventory; however, this
property is being reviewed by the HPC because of its location in the Main Street Historic
District.
STAFF COMMENTS
The Lodge Preservation (LP) program was designed to allow for the easier expansion of
Aspen's small lodges to foster a viable lodging bed-base. As such, LP projects are able to
use a PUD process, which is specifically designed to allow flexibility regarding the
dimensional requirements so that projects can expand on a case-by-case basis. As a result,
the LP program was designed to allow lodges that were already constrained, to establish
their own appropriate dimensional requirements. In this case, the Applicant has
established site-specific dimensional requirements, which vary slightly from the
underlying zoning requirements.
These newly established dimensions include on-site parking, floor area (FAR), and
height. Specifically, the matrix below outlines the requested modifications from the
underlying Office Zone District:
FAR
Height
On-site
parking
7,966 sq. ft.
25 feet
7.6 spaces
8,778 sq. ft.
23 feet
2 spaces
14,124 sq. ft.
26.75 feet
6,158 sq. ft.
1.75 feet
5 spaces
2.6 spaces
2
f\
r")
The Applicant proposes to remodel the existing lobby area by enclosing the current
covered car pull-in / unloading area off Main Street and adding an entry vestibule for the
front door indicated by the image below.
The Applicant proposes to demolish the rear one-story portion of the structure and
replace it with a three-story element adjacent to the alley to accommodate an additional 8
lodge units. This will considerably increase the mass and volume of the current structure.
LODGE PRESERVATION PROPOSAL
The Christmas Inn currently maintains an LP zoning overlay, which allows it to
participate in the LP program in the event it wishes to expand. At present, there are
sufficient LP allotments to cover the 8 requested units by the Applicant, which have been
granted by the Planning and Zoning Commission. In a recent analysis completed by Staff,
Aspen has experienced a 23% drop in lodge units between 1996 and 1999. Staff
addressed this issue with a rewrite of the LP Ordinance, which has produced a 14%
increase in lodge units since its adoption in 1999. The Christmas Inn would certainly be
a positive factor of this growth.
PROPOSED HEIGHT
The existing structure is 23 feet tall at the ridge of the roofline (which is lower than the
current regulations) fronting Main Street and is 33 feet tall at the tip of the spire located
on top of clock tower. In general, this expansion will result in the creation of a third floor
over the rear, east and west portions of the structure to a height of 30 feet to the ridge and
32 feet to the peak of the belvederes (the peaked box-like features used as vents that line
the proposed roofline). The Office zone district height is 25 feet as measured to the mid-
point of a pitched roof.
The Applicant proposes a newly established height of 26.75 feet which is just 1.75' feet
over the zone district height. Staff finds that even with this slight increase to a third story
on the rear of the structure, the front of the structure remains two stories, which inflects to
the pedestrian experience and does not compromise the defining mass of the lodge
located on Main Street. Additionally, the Applicant has proposed hip roof elements that
further reduce the perceived mass of the third story structure. This western most third
story portion of the structure also begins approximately 58' feet from the Main Street
right-of-way. In addition, as the Christmas Inn is currently built out to its lot lines and
cannot expand outward, the lodge must expand upward. This is consistent with the intent
3
,.....,
f"l
of the LP program. The graph on the following page illustrates recent / current LP project
height analyses:
PARKING
Currently, the Christmas Inn maintains 1-2 stacked off-street parking spaces. The
Applicant has traditionally also used the II spaces located along the west side of the
structure which are entirely in the 20d Street public right-of-way and not on the
Applicant's property. This parking has traditionally served the lodge similar to the
parking situations for the Boomerang Lodge and the Christiania Lodge where those
structures are also built out to their lot lines. It is clear the existing lodge is under-parked
regarding current standards, which require 0.7 spaces per bedroom (27 existing bedrooms
x 0.7 = 18.9 required spaces.)
The Code specifies that regarding LP projects, the Applicant shall be allowed to mitigate
only for the incremental increase resulting from the expansion. In this case, the proposed
8 new lodge units require 5.6 on-site spaces. The Applicant is not required to mitigate for
the prior and existing deficiency that the lodge currently maintains. In addition, the
Applicant is proposing 2 employee-housing units, which generally require 1 space per
unit bringing the total required parking to 7.6 spaces. In the end, the Applicant is
proposing 5 spaces leaving a deficit of 2.6 spaces.
The City Council has seen several Lodge Preservation projects come before them this
year due to the passage of the successful Lodge Preservation program in 1999. While the
program appears to be working well, Staff, the Planning and Zoning Commission, and
City Council are required to wrestle with the issue of promoting the physical expansion
of lodge units (thus "hotbeds") balanced by the general inability to also provide the
4
t"""
~
associated on-site parking required by the Land Use Code. Many projects have
successfully mitigated the issue due to their current levels of parking, close proximity to
mass transit, and / or the provision of additional alternative transportation methods for
their guests and employees to mitigate for the lack of parking.
Therefore, while other lodge expansions have recently occurred in Aspen without
completely meeting the required parking standards, those lodges were already built out
physically on their lots with little or no room to expand outward; instead, these lodges
expanded upward and successfully mitigated the lack of parking by the methods
mentioned above, The following graph illustrates recent / current LP project parking
analyses:
Moreover, the Lodge Preservation program and the Aspen Area Community Plan
(AACP) are sympathetic to considering transportation alternatives as mentioned as
mitigation above, The LP Program was adopted to provide incentives allowing Aspen's
small lodges to expand through a more streamlined process so that they may continue to
be a viable lodging alternative for Aspen's visitors while staying competitive with the
luxury condominium type developments. Due to the fact that an expansion generally
refers to a site that is currently built out that wishes to add on to its current structure, on-
site parking has most likely been long established on the site with little room for
additional spaces. This is certainly the case for the Christmas Inn.
The Applicant has indicated the desire to enter into a temporary revocable encroachment
license for the exclusive use of the eleven 2nd Street ROW parking spaces. While other
lodges have requested the same arrangement, the City has ultimately denied these
requests because the parking should remain a "public" amenity. Therefore, the spaces
cannot be "rented" as Christmas Inn spaces; they are to remain public parking spaces. The
5
~
r:'\
'.. , ,,~
Applicant is proposing to mitigate this 2.6 parking space deficiency by offering a
limousine I taxi service similar to other LP project mitigation, Moreover, the lodge is
located on a major mass transit route, which also provides free skier shuttle service to all
four mountains and free in-town service. The lodge is also within easy walking distance
to downtown and other local destinations such as the music tent.
Staff recommends the Applicant provide additional mitigation for the deficiency in
parking such as providing free bus passes, paying for additional RFT A buses and service,
private bus service for employees, covered and secure bike storage, or free bike fleets to
enhance the experience ofthe guests and the employees of the lodge.
ASPEN I PITKIN COUNTY HOUSING AUTHORITY (APCHA) RECOMMENDATION
Initially, the Applicant proposed three (3) employee-housing units to be located in the
proposed sub-grade I courtyard level of the Christmas Inn. These units were studio units
between 336 and 360 sq. ft. and would house a total of 3.75 FTEs at a rate of 1.25 FTEs
per studio which is greater than the 1.96 FTEs required for 8 additional lodge units.
While the proposed units satisfied the FTE mitigation requirement, they did not meet the
minimum size requirements. The Housing Authority Board recommended approval to the
Planning and Zoning Commission for these units.
The Planning and Zoning Commission required the Applicant to eliminate one of the
small units and absorb the FAR from that eliminated unit into the other two units making
them larger so that two units would be built at no less than 1,000 sq. ft. The Housing
Guidelines requires that studio units mitigate for 1.25 FTEs each and need to be at least
400 sq. ft. In the end, the proposed two studio units will house 2.5 FTEs and be greater
than 400 sq. ft. each and thus comply with the Housing Guidelines.
HISTORIC PRESERVATION COMMISSION ACTION
Prior to review by the Planning and Zoning Commission, the Applicant presented the
project to the Historic Preservation Commission (HPC) because of its location in the
Main Street Historic District. The project received minor and conceptual approval (both
by a vote of 6-1) from the HPC for this project. As a matter of process, the Applicant
will return to the HPC for final review following the review by City Council.
PLANNING & ZONING COMMISSION ACTION
On December 18, 2001, the Planning and Zoning Commission approved a GMQS
Exemption for 8 LP and 2 affordable housing allotments and recommended approval to
City Council for the Minor PUD. The main issues discussed during the public hearings
included structure height, livability of the affordable housing units, and parking spaces.
The Commission recommended City Council consider the following conditions as part of
their recommendation to City Council regarding the Minor PUD:
I) The Applicant shall agree to maintain a relationship with High Mountain Taxi or
other similar taxi service as long as the use of the property continues as a lodge.
Specifically, the use of the taxi service shall be incorporated into an agreement that
6
~
requires the Christmas Inn to use the service during the peak times of the year;
namely from June 15th to August 31 't, and from December 1" to April 15th.
2) The Applicant shall construct the two affordable housing units to share no less than
1,000 square feet in total FAR and the units shall be constructed to also meet the
Aspen / Pitkin County Housing Authority square feet minimums.
3) The Applicant shall adhere to a building height of26.75 feet as measured by the land
use code and that the Applicant may employ a plate height on the third story elements
of 7 feet, as allowed by the UBC.
STAFF SUMMARY AND RECOMMENDATION
It is clear, Aspen's small lodge bed base has declined considerably within the last ten
years. As shown below, Aspen's small lodges have decreased in units by 23% from 1996
to 1999; a timeframe of three years. Since the adoption of the current LP program (in
1999), there has been a 14% rebound in small lodge units due to the incentives
incorporated in the LP program allowing for easier expansion of small lodges given the
economic climate that caters more towards the higher end condominium / residential
units.
LP Growth Trend 1996 - 2002
Staff finds that the proposed Christmas Inn expansion will allow one of Aspen's defining
small lodges to expand and maintain a competitive presence in Aspen's dynamic lodge
base economy. Finally, this project requires a very minor adjustment regarding on-site
parking and building height to accommodate the development. Staff recommends the
City Council approve the Minor PUD for the Christmas Inn with the conditions listed in
the ordinance.
RECOMMENDED MOTION
"I move to approve Ordinance No.3, Series 2002 granting Minor PUD for the Christmas
Inn with the conditions in the Ordinance."
7
~
CITY MANAGER'S COMMENTS
ATTACHMENTS:
EXHIBIT A - REVIEW STANDARDS & STAFF FINDINGS
EXHIBIT B - PLANNING & ZONING COMMISSION MINUTES
EXHIBIT C - TAXI AGREEMENT WITH CHRISTMAS INN
EXHIBIT D - PLAN SET SUPPLEMENT
EXHIBIT E - ApPLICATION (HANDED OUT AT FIRST READING)
8
(1
o
EXHIBIT A - REVIEW STANDARDS & STAFF FINDINGS
MINOR PLANNED UNIT DEVELOPMENT.
A development application for Minor PUD shall comply with the following standards and
requirements. Due to the limited issues associated with properties eligible for Minor PUD
Review, certain standards shall not be applied as noted.
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
3. The proposed development shall not adversely affect the future development
of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exemptfrom GMQS, or GMQS allotments are available to accommodate the
proposed development and will be considered prior to, or in combination
with, final PUD development plan review.
Staff Finding
Staff finds the proposal is consistent with the AACP regarding the private sector
provision of in-town affordable housing of its work force so that development can
invigorate not only "Aspen the resort" but also "Aspen the Community." The AACP
promotes economic sustainability, which includes a significant tourist element requiring
the continued vitality of Aspen's small lodges as substantiated by the vision of the lodge
preservation program. In addition, the Action Plan portion of the AACP speaks directly to
the importance of increasing density through infill in Aspen's original townsite especially
for affordable housing.
The Action Plan also calls for the support of restoration of existing buildings as well as
enhancing the Main Street pedestrian experience. Lastly, with regard to historic
preservation, the AACP states "we encourage returning to higher density development
within the city limits where appropriate" and to create a more vibrant town with
appropriate mixed uses and a variety of building sizes and to allow historic patterns to
inform new development throughout town.
Staff finds the proposal is compatible with the character of existing land uses in the
surrounding area and with the purpose of the Lodge Preservation (LP) Overlay Zone
District. The structure has been a lodge for over 40 years and currently maintains a LP
overlay. Lodges such as the Christmas Inn have been a defining element of Aspen's Main
Street since their development in the 1940s and as such have integrated into Aspen's
historic ski era character.
15
r'1
,
~
The Applicant is aware that a total of 14 LP tourist accommodation allotments are
currently available. This proposal requires 8 LP allotments. Pursuant to Section
26.470.070(1) of the Land Use Code, the 2 proposed affordable housing units are exempt
from the GMQS scoring and competition procedures.
B. Establishment of Dimensional Requirements:
The PUD development plans shall establish the dimensional requirements for
all properties within the PUD. The dimensional requirements of the
underlying zone district shall be used as a guide in determining the
appropriate dimensions for the PUD. The proposed dimensional requirements
are listed below and shall comply with the following:
Dimensional Requirements Comparison
units measured in feet or s uare feet
Minimum Lot Size (square feet) 6,000 6,000
Minimum Lot Area per Dwelling Unit NI A NI A
Maximum Allowable Density NI A NI A
Minimum Lot Width 60 feet 60 feet
Minimum Front Yard Setback 10 feet 4.7 feet
Minimum West Side Yard Setback 5 Feet 0 feet
Minimum East Side Yard Setback 5 Feet 3.4 feet
Minimum Rear Yard Setback 15 feet 1-2 feet
Maximum Height 25 feet 26.5 feet
Minimum Distance b/w Buildings 10 feet 10 feet
Minimum Percent of Open Space Not regulated Not Regulated
Allowable Floor Area (FAR) 0.75:1 (7,965 sq. ft.) 1.33:1 (14,124 sq. ft.)
Minimum Off Street Parking 7.6 on site spaces' 5 on-site spaces
'Setbacks and height vary in the development program. The specific dimensions included in the
approved PUD plan define these dimensional standards.
1. The proposed dimensional requirements for the subject property are appropriate
and compatible with the following influences on the property:
a) The character oj, and compatibility with, existing and expectedfuture land
uses in the surrounding area.
b) Natural or man-made hazards.
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 historkal resources.
Staff Finding
For the most part, the proposed dimensional requirements for this project establish what
already exists. The setbacks for the existing structure are non-conforming. This PUD will
16
r-.
,
~
?'i,'j
establish them as conforming setbacks. The newly requested variances from the office
zone district dimensional requirements for this lodge expansion include height, FAR, and
parking. Staff finds the requested variances are compatible with the existing land uses in
the surrounding area.
There are no known natural or man-made hazards affecting the project site. There are no
waterways or steep slopes affecting the project site or surrounding area. The existing
vegetation on the project site is sparse, consisting mainly of that which has been planted
within the various planter boxes. The Applicant intends to remove a curb cut and replace
it with a loading zone space in front of the lodge.
2. The proposed dimensional requirements permit a scale, massing, and quantity of
open space and site coverage appropriate and favorable to the character of the
proposed PUD and of the surrounding area.
Staff Finding
The Applicant proposes increasing the height to accommodate a third floor on the east,
west, and rear of the structure that is in keeping with the current architecture that has
helped to define the Christmas Inn today. This PUD will primarily allow for the ability to
set the parking, height, and FAR requirements as discussed in this memorandum. Neither
the site coverage nor the open space conditions of the site will significantly change from
those, which currently exist. (It should be noted that neither open space nor density is
regulated for lodges in the Office zone district.) The massing and scale of the proposed
development is consistent with that of the surrounding neighborhood.
Again, the setbacks for the existing structure are non-conforming. This PUD will
establish them as conforming setbacks. The newly requested variances from the office
zone district dimensional requirements for this lodge expansion include height, FAR, and
parking. Staff finds the requested variances are compatible with the existing land uses in
the surrounding area. The expanded structure to the sides and rear will effectively frame
the two story front fayade and will not overwhelm the pedestrian experience on Main
Street.
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.
17
~
,
r")
Staff Finding
The Christmas Inn maintains 1-2 stacked off-street parking spaces. The Applicant has
traditionally also used the 11 spaces located along the west side of the structure. Those
spaces, indicated as "existing parking" on the site plan, are entirely in 2nd Street public
right-of-way and not on the Applicant's property. This parking has traditionally served
the lodge similar to the parking situations for the Boomerang Lodge and the Christiania
Lodge where they are also built out to their lot lines. It is clear the existing lodge is
under-parked regarding current standards, which require 0.7 spaces per bedroom (27
existing bedrooms x 0.7 = 18.9 required spaces.)
The Code specifies that regarding LP projects, the Applicant be allowed to mitigate only
for the incremental increase resulting from the expansion. In this case, the proposed 8
new lodge units require 5.6 on-site spaces. The Applicant is not required to mitigate for
the prior and existing deficiency that the lodge currently maintains. In addition, the
Applicant is proposing 2 employee-housing units, which generally require 1 space per
unit bringing the total required parking to 7.6 spaces. In the end, the Applicant is
projJosing 5 spaces leaving a deficit of 2.6 spaces.
The Applicant has indicated the desire to enter into a temporary revocable encroachment
license for the exclusive use of the eleven 2nd Street ROW parking spaces. While other
lodges have requested the same arrangement, the City has ultimately denied these
requests because the parking should remain a "public" amenity. Therefore, the spaces
cannot be "rented" as Christmas Inn spaces; they are to remain public parking spaces. The
Applicant is proposing to mitigate this 4.6 deficiency in parking spaces by offering a
limousine / taxi service similar to other LP project mitigation. Moreover, the lodge is
located on a major mass transit route, which also provides free skier shuttle service to all
four mountains and free in-town service including service. The lodge is also within easy
walking distance to downtown and other local destinations such as the music tent.
The Lodge Preservation (LP) Program and the Aspen Area Community Plan (AACP) are
sympathetic to considering transportation alternatives as mentioned as mitigation above.
The LP Program was adopted to provide incentives allowing Aspen's small lodges to
expand through a more streamlined process so that they may continue to be a viable
lodging alternative for Aspen's visitors while staying competitive with the luxury
condominium type developments. Due to the fact that an expansion generally refers to a
site that is currently built out that wishes to add on to its current structure, on-site parking
has most likely been long established on the site with little room for additional spaces.
This is certainly the case for the Christmas Inn.
Staff recommends the Applicant provide additional mitigation for the deficiency in
parking such as providing free bus passes for employees, covered and secure bike storage,
or free bike fleets to enhance the experience of the guests and the employee of the lodge.
18
t"""'%
~
4. The maximum allowable density within a PUD may be reduced if there exists
insufficient infrastructure capabilities. Specifically, the maximum density of a
PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal, and
road maintenance to the proposed development.
Staff Finding
The project site benefits from sufficient infrastructure capabilities to serve the proposed
development and, therefore, no density reductions are necessary. As a result of the DRC
meeting with various referral agencies, all utilities are available to the site and the
existing capacities are adequate to accommodate the proposed density. Main Street, 2nd
Street, and the alley are City of Aspen public rights-of-way and, as such, are already
plowed and maintained by the City of Aspen. The Aspen Fire District station is six blocks
from the project site, and the Christmas Inn is served with ample existing hydrants and is
located within the fire protection district. The entire lodge will be required to install a
fire sprinkler system as required by the Aspen Fire Marshal.
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 naturalfeatures of the site.
Staff Finding
The project site is suitable for the proposed development. It is already developed and the
proposed expansion will not consume much additional land. The site is flat and no
significant additional impervious surface will be created on the property resulting in little
to no impacts to the existing drainage conditions. The proposed development will not be
detrimental to the natural watershed and will not result in water pollution.
No wood burning devices will be installed. Further, the development will encourage the
use of alternative means of transportation such as the buses to/from Rubey Park and
walking. This will help to limit the amount of PM-10 generation attributable to the
development. Regardless, the applicant will be required to comply with all requirements
of the Environmental Health Department in connection with the issuance of building
19
I'l
f"')
permits, and this will ensure that affects on air quality are addressed. No additional
driveways, roads, or trails are proposed on the project site. There are no critical natural
features on the site, and site disturbance will be kept to the minimum required for
construction.
6. The maximum allowable density within a PUD may be increased if there exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns and
with the site's physical constraints. Specifically, the maximum density of a PUD
may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area 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
As mentioned above, the discussion regarding the proposal's consistency with the goals
and objectives of the AACP demonstrates that the project will serve to advance many
goals of the community, not the least of which address small lodges and affordable
housing. Also, as demonstrated in response to the two previous criteria, the site is
physically capable of supporting the proposed density. Finally, the proposed
development will be compatible with and complimentary to the existing and expected
surrounding development patterns, land uses, and characteristics.
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 site does not presently contain any unique natural features but does include unique
man-made features such as the clock tower and "Father Time" that provide visual interest
20
1'"'\
,
(')
to the long past of the lodge and add considerably to Aspen's Main Street. The Christmas
Inn will maintain its existing street orientation and architectural style. As the proposed
elevations demonstrate, the building will continue to exhibit and provide a strong
example of the unique / eclectic style it has maintained over the last 50 years. The roof
pitches will be maintained, as will the patterns created by the vertical wood siding,
balconies and shutters. The perceived third story mass will be broken up by the large
break in the rear portion of the structure while better framing the important and defining
two story front fa9ade. It could be agreed; the two story front fa9ade is of unique interest
in itself, as it more closely resembles a certain theme architecture using Christmas colors
green and red as well as certain chalet style elements such as the cut out balcony as
features of architectural interest.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
Staff Finding
Only one structure exists on the property and no additional structures are proposed. The
peak ridge height of the expansion is proposed along the rear and sides of the stricture,
which do not block any designated view planes or consume designated open space
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and provide visual interest
and engagement o/vehicular and pedestrian movement.
Staff Finding
Please refer to the response provided for standard C.1., above.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
The site is surrounded on three of its four sides by public rights-of-way. Emergency
vehicle access will continue as is, primarily from Main and 2nd Streets. The structure is
and will continue to be accessible for fire protection. Service and delivery vehicles will
continue to use the existing loading areas on the alley in the rear. The trash area will be
designated in the rear of the structure located off the alley.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding
The existing sidewalk along Main Street will be maintained and improved with the
elimination of the curb cut. Staff has suggested, the Applicant better define the end of the
sidewalk at the southwest corner of the site on the comer of Main and 2nd Streets which
shall also be constructed so as to provide adequate pedestrian and handicap access. In
21
r,
~
addition, the City Building Department indicated that the new conference area and the hot
tub both need to be assessable and one of the rooms is required to be fully assessable and
one needs to have a hearing-impaired alarm system. This shall be a condition of approva1.
6. Site drainage is accommodated for the proposed development in a
practical and reasonable manner and shall not negatively impact
su"oundmgpropertie~
Staff Finding
The project site is already developed and the proposed expansion will consume very little
additional land. Therefore, only minimal additional impervious surfaces will be created
on the property and, only minimal impacts to the existing drainage conditions will result.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the use.
Staff Finding
There are no detached buildings to accommodate spaces between. No new outdoor
programmatic functions are associated with the proposed development. The existing
courtyard areas will be maintained.
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
There is currently very little landscaping on the property as it is mostly built out to the lot
lines with the lodge structure itself except for several planters and five large trees located
in the inner courtyard. The Applicant has submitted a landscaping plan that indicates
three of these trees are to be removed and two are to be removed and replaced. The
Applicant is required to receive tre~ removal permits from the City Parks Department as
22
I"')
r"'!
,
necessary as a condition of approval as well as consuJt the City Forester regarding
appropriate additional planting to take place on the property.
After review by the Parks Department, it appears at the drafting of this Memorandum, the
Applicant has not sought a tree permit for the extensive tree removals proposed.
Mitigation requirements must be met per municipal code guidelines. At this point, the
Parks Department is waiting for an estimate of proposed mitigation from Applicant. In
addition, tree protection during the construction on this project is paramount. A tree
protection plan must be submitted to the Parks Department for review. An inspection of
all tree protection shall take place BEFORE any construction activities begin.
Moreover, irrigation in the front parkway is desired in order to maintain the parkway
street tree system. Removal of certain large trees in the courtyard includes statements
about "replacing trees". The Parks Department is concerned that eventually, the same
situation will occur in the future that is currently happening with existing trees. Finally,
the Applicant shall apply for a "landscaping in the ROW" permit for all departments to
review previous to any landscape work approved in the ROW being installed.
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 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
The Christmas Inn was constructed in 1950. The structure has remained virtually
unchanged since it was constructed. These proposed changes are intended to improve the
aesthetic value of the lodge as a contributing member of the Main Street streetscape. Staff
finds that this proposed development is consistent with the primary goal as stated in
23
r,
r\
j
Chapter 12 of the Historic Preservation Guidelines regarding design in the Main Street
Historic District that is "to preserve the character while accommodating compatible
changes." Staff finds this standard is met. It is clear, the existing structure is somewhat
disjointed, with a two story west wing next to a one story rear and east wing all located
behind a two story front south facing fayade. Architectural detailing is not consistent on
all sides. The completed expansion will provide an overall balance to the structure.
The "Design Quality and Historic Preservation" element of the AACP is intended to
"Ensure the maintenance of character through design quality and compatibility with
historic features." The architecture of the existing Christmas Inn is one of the structures
that contributes to the eclectic design quality and small-town uniqueness of Aspen. The
expansion will maintain and enhance this design quality on Main Street. The proposed
layout of the new lodge units and their architecture have been specifically designed to be
fully compatible and consistent with the existing design, This will ensure that the
architecture represents a character suitable for and indicative of the intended use.
F. Lighting.
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
inteiference 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 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
No exterior lighting beyond that currently eXlstmg is proposed. Nevertheless, the
development will comply with Section 26.575.150, Outdoor Lighting, of the Regulations,
and specifically with Section 26.575.l50(E), Non-Residential Lighting Standards
(including mixed use projects). Compliance with said section will ensure consistency
with this PUD review standard. No lighting of site features or structures is proposed, and
no lighting will cause direct glare on or hazardous interference of adjoining streets or
lands.
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
24
r.
o
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 instrumentfor 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 designated parks, open spaces, or recreation areas are proposed as part of the PUD,
rendering this standard inapplicable. No common park or recreation areas are proposed.
No such areas are proposed; thus, there is no need for a deed restriction against future
residential, commercial, or industrial development.
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.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff Finding
Connections to public water and sewer will be made and the respective capacity of these
services will not be exceeded. Historic drainage patterns and rates will be maintained.
Impacts on parks and schools will be minimal, as most of the development is comprised
of tourist accommodations. Only two (2) affordable studio dwelling units are proposed
for use by employees of the lodge, and these will have negligible affects on schools and
parks. Paepcke Park is located a few blocks away. The project will be required to pay
certain school land dedication fees and park dedication fees as a result of this proposed
growth.
The roads serving the project site are already plowed and maintained by the City of
Aspen. The site is located on a public street, making it easily accessible for emergency
25
~
.1")
medical services and fire protection, The introduction of eight new lodging units and
three affordable housing units will not result in demands exceeding the capacity of any
public facilities or services.
While no adverse impacts on public infrastructure are anticipated, the Applicants shall
agree to bear the costs of any necessary connections, upgrades, and line extensions.
Pursuant to Section 26.610.020 of the Regulations, park development impact fees for the
new lodge bedrooms (but not the affordable housing bedrooms) will be due at the time of
building permit issuance. It is not believed that any over-sizing of utilities will be
necessary.
L 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
Each unit of the proposed PUD will have direct access to the adjacent streets via the
various exits from the lodge,
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
As mentioned above in prior sections of this memorandum, the proposed development
will not create traffic congestion on the roads surrounding the property. The property
is surrounded by streets on three of its four sides. The surrounding streets can
aCcommodate the proposed development without any need for further improvement.
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:
26
~
f\
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation
measures are realized concurrent or prior to the respective impacts
associated with the phase.
Staff Finding
As mentioned above, the project is a two-phase project. Phase one is essentially cosmetic
to the exterior of the structure and has been approved by the HPC. Phase two is the
subject of this PUD.
27
! m
,x
~ ~
.-;
, -
'Z
(p
'!'
-;
m
1)
r
}>
z
e
f'
\, I
r)
l ---
ir--
:,
I:
"
"
I,
ii!
:i ~
I:
:1
I,
"
.L____....._____
(:"'\
2ND STREET
EXISTING PARKING
"''',W
--------------.--
!
~ !
~ I
~ ~i
rn "
,
!
i
!
!
"" . ~ ~ 1 ~: 1 \ ~
"" ~ . ilia,
"~ - - ."1 ;):l>l~
~~ ;..... il!l: ~PI~~:i~ 'Iii
' ,
; j ,
,
;o~
'm
~ ~ .
~=-::'lil. '
, oJ:: '
~::j
J:
,
,
EXl5TtNcSo CHRISTMAS INN
--------------""--.;--------=."'.
rn
x
,0
,
~
o
"
"
iji
'1
6;
CD
-------,
,
,
,
,
,
i
I
m
"
o
,
~
lr
r~ Q
!~ F
i ~
r-
j
ir
:Q
I,
l i
j c:: ---------- _J j
! G
! EXISTING C.HRISTMAS INN i ~
j ! ~
L.._n_______........_._.._..__._..._.._.___,.___-'-."-'-."_._____._...;...J Z
, -.
.
z
o
"
"
o
,
~
~
.
z
CHRI8TMAS lNN
ADDmONiREMODEL
232 ~ s~
ASPEN". COLo::RADo
....;:-
r
a
,
"
\1\
7',
r
'i.r-
-i-'
\y,
~ ~~~~rPiP~'"
,I' i.! "
. 61l' ~:; t~ . a~iiF
. t'_: ~ :: !If.:,,
I '~. ..
f'
t""']
!5
'::1;
~m
')II
r-
m
<
m
r-
"
r-
()
()
)II
11
r-
)-
z
C3
,
>
,
.
"
m
m
"
r'\
EXISTING PAl'tKING
EXISTING CHl'tISTMAS INN
LJ
~
!;
-<
,,,l
~~~~
, .
,~~ I'! 'I
,.~
.!
~b>
:~ N
~ .
......
Ilil
"'1
ii'
!i,
'II
II
I
11,1 }} l' } } I' ~
. ,111:/lil,i/:N'lll ,a r~
CHRISTMAS INN 1>1>1>1>1 1;1111/
ADDITION/REMODEL I'>l~';l. !III
232 MAIN STREET ! . J--
ASPEN. COLORADO Ii
''11\]'
~--
'AJ-<
~lfIm
;-<<}
'r-r-
my.
<z
m
r-
'11
r-
o
o
AJ
;Jl
y.
z
8;
,
, '
;;~~~ , ! I ~ 1!' -; ~ ,
, i~,/
o~" "'1' , rl!'fg
i~~ tv il'! ~ ijs::. .~, 'Ill
" , ; r Ti'!
r-"
I
~
z
~
m
~
ji';
~~i~
I'H
Iii
Jl!
. i
I I
"~
~
EXISTING PARKtN<s
o
"
"rn
Ut~
1~
a;~
~
"~
~I
EXI5TINtS Cf.lR15n:1A5 INN
"'"""""'~"'''''
"
"
Ii
-~'n.,___ il
!" ,
: ii
;
,
,
,
,
,~ '
~~ :
- ,
,
,
,
!~ :
, ~
,
, c
" , m
, -<
,
!~
,
,
, i
,
,
~ , I
, .
, '
; , I
, .
l~ : I
: :
. ------__lJ
!: l!:
I ,j
'I
EXI5TIN6
CHRISTMAS INN
-ri!~
!I:,I
i
Ji.'
Ii
"
! .
I
CHRIS1MAS INN
ADDmON/REMObEL
232 :M:A.IN STREET
ASPEN, COLORADo
1,~~~~'j!;,I/iH0" .
. "'~ ;;: -= ~ i:- II _ !l!:~5
i~i j-= . fl~1 .
i { ~. .
!j
"-.'
~
.}
\
\\\
EXISTING> ~S INN
ROOF
./
/
--
!i1l
-(\
~, ()
~ G
r
m
<
m
r
"
r
Q
Q
;U
II
r
)>
Z
Ii
Ii
"
"',
<ll
e
'''',
...."
"7'"
m
fJ~ /
0" ,
~V
/
-""'-
'!lll
~'{d~
llitl
ii.
I!!
II
I
1
!.
I'
s~ ~ g i 1 E .'!, 3 j ~ ~
00 - ,h. ii;!: e,! ii;i
~~ i~ ia : ,
"" w 'i' "P !-(I
z. ;. ;
.
"~
CHR:i8TMAS INN
AIlDmON/REMODEL
232 MAIN STREET
ASPEN. COLO.RA.bo
'~~,.~~I!I:W, 0'"
.. ",i
?s =~ lii!!
. .: 3 ~I
I ~..
f""'1
" -i
~ ~
'AI
ill
\ r
m
<
m
r
"
r
()
()
AI
<J
r
)>
z
e
". ~ i 1 ; ~!! j I'
g~ K; ,I.!, . ..,.",ll. _ ,.
.- il II: " '1'1'" ."1
". ~ !I'/
~~ ill! " i
;
~ EXISTIN.
v---- ROOF
err
"
'"
1\
~--------....,.
d
.
-~
! "!'11
,~d~
II~I
Ip
I!
~ . i
I'
1
~~' ,
~ = \Sl :
:r ' '
::;
:I:
l~
,
"""-
Ii
I'
CHRISTMAS INN
ADDmON/REMODEL
232 l\1:AJN' S'I"REET
ASPEN, COLOR.A.1:>o
I
I
i
""'---",
" !r~ \
\ if: /
'...--.....
:/>
Ii
,
, t>t>t>t>lfIJl
. ~a ~ ~
<
I '
'[E
~ .. l:
! alii
- .',
"
m !'"
)>
'" , ~
-1 ::r!
m .
r 'm
m r
is m
is
-1
(S -1
Z is
@ z
<
m
",.
-1 ~
~
r
m
E ~ ~ ~ l - E! j. ~= ~ ;
~ 'I>; . 'j:1 :!! i 'i;\
" ;..... h!,: l!
0 --:'j !-.1
" f~ f f
,
;o~
m
2:',.
~_ 9:
'.~l :
11"'"\
"~'\ '.;--.:,:~.
.,'''.'
.' '~.-,;.
!
CHRISTMAS INN
ADDmONiREMODEL'
232 ~ ST.REE.T
ASP.E!'-r. COLO~
--j~""'-
~
, ~
,
I~~~,~, 'j1iigll, [IJ.,'.
, ".~ ~ It .. !'l
- 6a$.;o;; , d~~
: ~~':;:,.l'~: : ~:~i1., ,
o
o
~~
---------------.------------
,:>
~r
~ h;
~-<
z
()
;0
--l
:t
III
><
--l
III
;0
<s
;0
III
r
III
<
:>
--l
<s
z
t
!
~~..,.,
~ = tP .
:r ' '
'if
~~ , ill - - I' -
C: a i!
-. - ~~:lj!....;;! ;~~s
~~ iH;: !il $ ~;.~r ~=
~\1l tv 'i"" 'T-'l '1'1
" .! ."
., ,
r~ l>~ijl!!H
~ ~ l' ;
.. ~a~ t~
~ :. . ~
! ' ,
,
CHRISTMAS INN
ADDmON/REMODEL
23.2 MAIN STREET
ASPEN, COLO~
fIlii!
- ~~.
t:; , I I _ !.!! ~ P
- il~; . A , .
ill i~ . !i~ 'i;pi r'lg
G:, ~p . ~ '1'1
i ~ t !i I
~
'0
io
~~
,--I
,-(
)-
;0
\J
z
o
;0
--I
I
m
X
--I
m
;0
G
;0
m
r
m
<
)-
--I
G
z
U\
'! ---------_h_h_______,"='~
~~",'
::;= til
X ' '
::;
I
CHRIsTMAS INN
ADDmON/REMODEL' .
232 ,M.A.I:N STREET, .
ASPEN, COLORAbc?
-"~
~-----
~
[>[>[>[>' ll""
. i ~ ~ g ~ ;;l ~
,', 'r,;iI1
.'
'.c':.,.,.,
0'
" ~2, ;'..', ,. '
. ' ~~~.
'.
r'\
r
SS ! if I - - E' - ,q
?:; . t ~i. l l ~;~I' j
~>J
"a ~ i.ll' !E lEI' .!l '1'1
~lll " F . ~ E ~ -.. . ~
li'l !.! ~ '
~
,
"
"
I
, };
/ m
~ 1fI
=- -l
li m
r
m
~
-<
is
z
"~
'CHRISTMAS lNN
ADDmON/REMODEL
232 ~ smE.J::ir .
ASPEN, COLQ:R.A.l:)o .
'.i
".<.'.'
. r~
1>[> I> I> i I!
." ~ 11
.. ?a"
,
.;.:. .'.-
~u 't;; ~
o .
. v,
1"1 ., ~,-;;' ..' ~" ~ .:.. t:- ~
Ii is..! .! J~! . ~ 1...!i...;
1!ll:!in"":!i!;",
'" I! ."! I 'I
i'j '; .,
i~
,(j\
i.-l
1m
r
m
~
-;
is
z
f""';
!
!~
~
~~'.' ,
~:: 1ft :
3: ,
~
CHRI8TMAs 1:NN
ADDIDONIREMODEL
232 ~ 'S"rR.E.E-r
ASPEN'. COLORAJ:::>o
t"'\
.~-,"._-".-._---
I
".s,..,. :1
i
I """Oll/i"'liE" .1 '
, eto .. ~:; IJ ,ai!08
ell '"i "'::: i~i1
i' ~ ,
""':'.C- --,
~ I OaVHO'1:0::J "N::iIdSV
111M .. t ; .L::iI::iIH.LS NIVW ZEZ
il$S~lta: 1:3:GOW:3:H/ NOI1IGGV
fi . 1<1<1<1<1
g~ h~r
u~ a NNI SVW.LSmHJ
M~ ~ ~! ; IS!l(! I ~! : DIII)I
~"~" - -' "g" - -.! ~ ..
~ ~ i i iJ 3 i i II I
C\!
~
.-1 ~~
"''''
=0
s~
\"'
~
I
nl
'~d
I ~~
'!h
w
~
'z
~w.
z~"
z~~
Oz." re
3
w z
~ <(
'Z
~w. ...J
;;ffi~
5~~ Q...
0 It
~
.... ()
w ()
>- w
Ii ...J
w Q ....
-1 ~ ~ II) lL.
-1 ~ z ...J
-< 0
~ ~ :;;: u.t
, 1: >
w 0
W ~ u.t
...J
It
u.t
w ~
~ ()
<
~
0 ...J
~
~
~
NNI S"'W.LSI~H? 9NI.LSIX;!
I"'"'
9NI"i~"'d 9NI.LSIX;!
k,
" ! ! ~O~O:::> 'NHdSV
id~ , ~:3':a'd.I.S NIVW r8::
g M.:
:: 10" . S'"
~ ~ :: ~.~ tg 1tIOOWffiI/NOruOav
.. ~.. t ;;
. . '~ '. ~ ~ · I .
. NNI SVWl.SlliH:)
dll eo ~<J<J<J<J
I"'"
1:' .
r--
h
'. ~
Xt- l'
;Un
fT--------
,
'"
~~
~
~
..
\
\
l
I
~
Ji
}-
UJ "
,j ~ t
-:t. ~'
I
~
/ [I] l
, /
, /
, -
, ~1
I Q.
I ~' ~
,
I ,I I
I
, ___.J
I l:IOal~QlO?' H;wo
I
L_____
NNI S'<I",.LSI;,JH? 9NI.LSIX3
U
~b
"''''
--
9NI~Ol'<ld 9NI.LSIX3
,.-.
I
1-'
:L~
,,,. u
U} !:= ~
():
z:
~.
~ ~
t 1.;
~~~
~~~
~h
~~ '~
hi~
~ ~
i :
~ ~
d~
h!~
t~~t
~.l!~
NNI S'<IH.LSIOlH?
9NI.LSIX3
1 I l
I ~ "
~i I: ~i ~
'" ~ " ~
.J 11...1 ~
X' l--ji)
i~
Q iC ~~
"
, 0 r----
~ "
"
" I-
" UJ
" @] ~
~ ~ " <J)
I Z
I I 4'
'" i~
x< :I:
~g
'" ~i
:~
I _~U~
I
Ib -
"
"
~i "
. ",
z
;?;
lQ~
i=~
!!lJJ)
~-
UJIt
J:
()
~ g . .
t ~ ! ~ : ~ ~ i ~ ~~
~.S" ~ "I"S-' ,."...
t;~a!e ~ ~e. ::a~ 5 ~E . t1lt~!
.1~i5" 0' 0" :.~..;.. C c' ~ ~ a!
o ~ ... .... t.. ii'. . ~
.. !"..... .. t,
.. -..... ~ --... 7-
. i !
"'l j~~
<:l 0...."
~~e1~
Ul..r;::
fj
z
<(
([
00':
()
()
-1
lL
-I
LW
z>
<(LW
-1-1.
(LI-~
LWUl!l
1-00':-
--~
UllL~
, '. , I 0<IV8:0"'IOO "N'EIdSV
. '-
is;.;~ , ~ms .NJ'VW ZEZ
_ 8 ~ ~
-.." . a"
a~~t g~S~~ Q ltlGOWtnI/NOILIGav
11:"'0.... > - .
u.o III Q ..!;;
. . ~ B' e~ .
, ~~~~~" i <J <l<J <J NNI SVJ^LLsrn:H:)
Q " u... ...
,......,
t""'\
~
'"
, ~ ~
~
8
~"'."---.""--"""""-'--
~
'"
I'
~~
f""'"
r'"
J
.L
d
~~
~
r.
~~
~O<::I~O? IQdO
~
~
g
I
/
\
\
,
\
'll/OOllA:lO?tGoIO
~
~~
-=rn-
~
,,,,
el'G
I!l
~ ZIL
i=0 t"1
'"
~ <00
x~
g UJ
H
8~
~
/
I
/
/
---f
dOO~ \
NNI s~~ 9NI.lSIX;J '\,
'\
"
~.
I
!-.
L ~ .
If) I- = ~
. --..I
():
Z:
w'
Ii
~ 0 S B
~ ~ . " . 9 ~ 0 . ~"
ii! :!l: g .. ii1i" : ~.
" . . ~~ ~
NS_ I I. ~_3.. I I. "'..
lii~e; ~ ~u . ~28~ ~ ~5. ~ ~l
~z. ... . 5):..:.. . l!l" B'
o ~ ~ i 1&::;1 'i 'i li~ ~
... <Il '" '" ..:! "'.. t t
.. ~ .... .... ~ III ........ It ~
..,
~z
('<j e:l;l
~" po.
.. 5~
t "'0
{;! ~c;:
~
~
~ ~
~
.
~ .~
H~
~ ~
~~~g~
t~~~~
~~i~~
e
z
<(
...I
lL
Ii
()
()
,...I
LL
...I
ill
>
ill
...I
D.
z ~
() :
\) ~
ill t
\.f) ~
'"
,
o "
j:~l:l .
~g~t
III 138",
00.
o "
,
r--.
r.,
f"""'..
o
.. ~ ~
.. ~ , ~...
~ ~ ::: ~ R@
~ B ~
~d~a
"''''U,'' t:u
~
<]<]<]<]
!
I!
~~
<I'i
---.....
/ ,
/ ~~ "
I . ,
, . I
, /
....---.....
<F.
~
n
~~
~O'"IOO 'NBclSV
J.8:l'nLLS N:IV1i'\[ Z'IT
13:GOW'illI/NolLIaav
NNI SWiLSillHJ
J
,"
II
!!!
ij~
~"
:!!
I'
~~
"dOa~1'QdO
I
~
1i
/
/
/
J
/
\ ~,."
\
\
"",,,...,.,......
-
In
~~
!l
I"
~~'
.
I
f-;
L. ~ .
U) .. = 3
. --..
C):
Z:
w
D!.
~g~"~~.. !~
~ ~ ! III :!: oS t!
.s", "I"~"' ""1.
~g8;;; t !Hl. ~u~ t':. ~t; . Iii ~
.. ... "'0 l!:" Iii ",to =
!.::i" - -' 0 ti.. - -' ",g ~
JIl 0 0 .. c .. 0 ...
o D. to.. ....... .
"0""-."" ,
N-C--t""-- ~
~ ~
~ <
~ ~
~ "~
H~
bh~
~~~~~
~Lf~..
///
~ '~ ~
,//. ZLL
/ i=()
. \l)()
" ~ '", >ilt'
>i~ g "- IU
-n' ,
/ ~ "-
/ "'." '-,
~I-~-
~
~
~
1i '\
\\ /
/
"\ /
\/
dOO~
9NIl.SIX3
j ,
'----.----------.-.--.........------'--....--------
e
LO.
ej'O'
z
<(
..J
[L
D!.
C)
C)
..J
LL
..J
W
>
W
..J.
~
D ~
Ii ~
I ~
f- ~
.'.
, 'V
~I~'J
~.
/
/
/
/
/
/
"
'\
,
"\
'''\
'\
,
~3
~~ ~o..
"",
; ~g
ii! r:~
':i
J
,~
0 ! 'O<IVl:ICYlO:::> '~dSV
~' ,
, - ~3:H"l:I.LS NIVW ZIT
~zfJl _ g. fl ~
~ S!~~ -......... .. g '"
=::130""' :;:~:::.~5 @ '1aaOWffiI/NollIaav
00. t '.. 0 .
" . ~ ' !. e~ 2
i ~hh8 ~<J <iI <I <I , NNI SVWl.srnHJ
:l:
I-
L~
lfl ~ = ~
. --.J
():
Z:
~.
~g~"~~.~ !~
~ ~ g lIol Ii; iil '" ~
..9.., Y. lji..9.. 'f 'f. ~<l ."
02e: ~ .~ . ".e~ !i ~!i . ., ~
;1;'; .; .. ..... . 5~..:; ... . ",gs
o ~ ~ i g ~ i i ~~
N~e.e.fi~~~ ~
,
C"'l
~
U)
",Z
0"'
-....
"''''
~~
"''''
~
ill
z
()
I-
<(
>
ill
--1
ill
It
()
Ii
ill
l-
X
ill
I
l-
Ii
()
z
)- ~
ill 'l
--1
--1-
- <( ~
~,
-
--
8'1
d
Q
,
~
/"""'.
0IHI,..u~
13
. ',\"
"<""'.
13;:
mil
/"""'.
.';:":,""',
::,':/ ~
?:;:';'\
EE
mil
"".,
',"..
." .':.;:
1"'"",
'''t,'.,
"'j,.'.'
.,.rm...
""".';'0'
EE
"".""
'.',,,,
P\
',.,',
'-=i
- -lc
- - - - - - - - -:lH1i'":iJ:'1II~ - - - - ~ - - - - -.- - - --
.
. '~.~~
h.~
00'
. .
~. i
~ .....
.. 8 H, of
..."'..... ,. ts"
~ ~ ~ ?,i--t"R@ ..
..Iii ..... &l
g ~ a:. e...
!ld ~ h~ <J<J<J<J
.: ~'~, '
t""
I""
,~ .. ,"
! ,;.
~ 1 ~ ,',
'I)"
,'-'"
J:
\-.
2:~
IS) ~ = 1
. - -,.J
C)~
z:
w.
0':
, ~OJ:O:::> 'NHdSV
.L;a:Ern:.LS ~ ;:a:
13:aOWffiI/NOillaav
NNI SWiLSlliHO,
._....,_.,"~-,.~,.,,;'O',-';,.,'.~<:',=.'"".-i'..;.~,-":,~~_'"'__'~.'=''~''''''''"''~M'''''''~''='''''''''''
t""
/"""',
-,
~
!.
.Y
eg
E8
83
83
i
~ 8 il ~ ~ ~ ~ ~ hl '"
~ i1 .. .;; OQ 3 :: :5 t!~ ~!:k<Z
~~~~ * d : ~s81i f. ~t :~. ~i <' g~
~ ... .. ",co E~'" <i "'.. 213 :il ~<
:t'" ;;- 0" g ~... <0' 0" 50 ~ !;l t:.... f>:l ~
~ ~ E E ~ ~ EEl ~~ t ~fZ
o ~
z
C)'
\-
<(
>
W
--1
W 2
\- .-
\fl ~
w.
s: ~
"
~ ---. ..
0 '~ ~o~o:::> 'NHdSV
,
0 "
u , ..L:3:'inI.Ls , NI'V'W Z;g
" . .. :g ~ ;:
a~~. -~, . au
~~2~~ 9 13:aOWffiI/NOlLIaav
;z;f38", ~ e - t
u.o
. . ~ " Ii ~
~~~~ <J<J<J<J NNI SVWlsnrnJ
~ .;l 6 ~ Ii: 8
.* \1
all
~-
.
J."""'.
~
EB
EB
:
IIIDII
."---'''''~~:S'!-~~''''~~''~':::::f<'...'''~-'''''-''\'o,
=
1"',
'.[[]'ED.'" '," "".",.'""',.'
. . . '
, . ,
r-,
,"
'.
I
===--1-. -
'_:::-=:L -;
,
~~JJ
, .
--_._..~...".,..,....,....;.,.,.,._~.,,,.--,,
.._~..
I
}--
"":
,Lo
.\D ~ = ~
. --.J
G~
Z~
llJ
It
~
q..~~.~
5,..9.. r ,. '...S_ I I
a~8= ; ~;. ~8~ ~ ~ ~
~ _;;; l;; ..... ~ _;; ... ""'"
~ '0 0' g ~ c;- 0'
..... ,..,.. ~,.. l"-
N ~ e. .e. . ~ III e.. e.
. .
, ~,
~ =~
: ~! ~!
. e1 ~1
. ~.
~ ~..~
~
lrl
~
"'
",Z
oS
-...
"''''
"'>
~~
t
~
.
z
C)
I-
<(
>
W
-J
W ~
I-
U) ~
<('
W ~
.,;;
.. '~'i.
.'
;; .~ ~
" '
.... ~ .: II. i:!
;; ~ -;;,. <0:'.--:';:.1:1 u
'" ~ .. -< ::::- Q@
~; ~ ~~ e ~ ~~ <I <I <I' <I
o~"(="'~8 '
.. '" Q ... III 1;:.
o .
j:1i~
, ~~8~
00"
. .
(',J.
~
~
_..__~_,~""",~.."..._",,~C-.-_.._.>
r".
1""'"',
"
~~:, ..,
'q. "
:t
f,-
I~
I..f) :: = ~
. --.I
() ~ '
z.
ill
Ii
S . ~ .
9:~"9"'~ ~
ii! :i; .. Ool <i g '"
..,3... I '7. ~..~.. 'l' 'f. t: Q
t;ilg;;; :3 ~:3 . i':!~<J= t ~t . Ii; !:;i!
;1~:i;: .:.....:.. gk"~.; :."': . tl
r.l~O", OO"'~
"~"';ii ~; ~
'~OJ:O:::> 'NHdSV
.L13:'EnLLS NIVJo\[ ZE'Z
, ",1t1GOWffiI/NOlliGav
NNI SYWlSnIH;)
,
(V)
~
'"
",Z
8~
"''''
"'>
~~
t
w
=
~
----~ --------------~------- ~,'
~n ~...Jr '
,,'.....
',.,;
If)
z
()
I-
<t:
-- >
- ill
-- -I
- - ill
-
-=~ Ii
()
Ii
ill
l-
X
ill
:t
l-
Ii
()
z
D
Ii
<t:
)- ~
l-
Ii ,
:::> ,
(),
\.d
-
-'-'---'-.--
11III
--ii1M":i:Ui~
.
~
,: ~ , ~ ~CY'IO:::> '.NHdSV
~z~ I, .. .L13::!:n:LLS .NI"o':YI[ ZEZ:
... ,g. ...R. D!
.. "'....... .,.". a'"
2ufiti ltl~.~~'z @ lHGOWffiI/NOllIGav
'" f:j~""
u ". )-0 "..., II; i
" . ;e!~e~ I <l<l <l <l
NNI SYWLsnIHJ
~ ;:!l 5 ~ 28
:t
f-, .
:;" =
'L'"
\n e=~
. '. --..t
a~
'Z ~
ill.
Ii
i ~ g ,
i E "':l ... ~ ~
.."1 ~~.
t -, ,. _9_, ,. E- B
S~8;; ~..!:l~. ~8: ~!:It . ",e ~
3.: ... '" JIoo'" ~ - Ii ..... 0
. ~~.~ ~ "i . g ~~.. ~ ~. E ~ ~
.. ....,.... co co ~ a
... ~i.... ~ ~...... ~
'"
~ "'z
oS
-....
~ "'<
"'>
t ~~
~
00
1
I
ji:
_J_
~,,~.,j~
*
f ill
.~ --1
::J
[[)
f-
1 If)
, "'7' ill
.' >
,~
/ Z @
a z
f- a
<( f-
> , ...,./.... <(
ill >
--1 ill
.. -. ill --1
- ~
:t L ill ~
f- ~ n f-
::J If) ~
a ~ <( ~
11IIII If) ~ ill
01
.:,;'.:.,.....
-..!
,r'\"
'lEE};';,
.....':.:;'::i':'i"'.:.
'. .....:.; - . : : .,: ~ . :'
..... ..
, ..,;".,....
1W]'"
.' '.'.- (.
<., ,,',"
'. '_:~>,,' .', '.::: ~ .
!,\ ',!,'\ :r~,!~;:':'
..-,i,'':''''''
r'-
/'"",
l1j'
-(/,~ -
/IIIII<('L~
\ .\'U] [Jlf
.~~ ITJ. .'
.'r
I' , . - ~ '~
fJ I <RIIIIII:= ~~
I~ . - ~
I "-.. ~
I I - - -
II' .,~ -' ,
~' / ;;~-: ;- :
/ '9, '~
..-- /
" <Dw. \
,
------1,1"-
~I',..u~ \
\..\
. .-,-..._;:",
-'-e,-",..'
.,'rrn:Jl.....<::,
~<,.,
):'.;;"'" ,';'<
t""',
, 0 i ~O'IOO 'N:3:dSV
, ,
0 '-
0 " " .L13:<nI.LS NIV'W za
i=';l:~ g: ,
;:;:....". ,. a"
~~g~ ' :;: ~e '::l ~ @ 13:GOWillI/NOruOav
:,:"'g: .; J:i :.. - ;. t
o ~ ~.. 90
;~ ~ ~ 11 ~ ! <1 <J <J <J NNI svw.LsnIH;)
, .....i: ;;!i <.>.. u
r'
t'.,
f"'.
....,"
-........
~
-,+
~
-5
.J...
\.D
.lol'Q(),
,
1
,
,
1
,
L'
...1
0:
-'I
-,
__J
~
':t:
I-
L~
U).~.=~
. - -...
C)~
z:
w
Ii
i'
u. ~ L ~~1 ~ .~
a~3;; :: ~H~. ~u~:; ~i
% ;;:; ......... :e';;:"'Ja.
i5 '0 '0' a ~ 0' 0'
~~;et~!;
, ,
o 0
, ~~
.'~-
"t:1i"'e
. "'II ~ 0
. E! ~~
, 0
~ ~
,
~
"3
:;So.
!;;..
~t:
..en
r
I
,
,
z
~
lfI
<(
~
lfI
jii
I
\l
I!l
z
;::
lfI
X
llJ
t
~
-------------,.
"
'I
I,
I,
ill
I'
"
,I
"
I'
'I
I,
I,
II
I'
'I"
--'
,
,
,
I
,
,
,
,
,
,
1
,
1
1
I i
~ I
I
,
,
1
,
1
,
,
,
1
'I
I
,I
,
'-
,
,
I z
,
, ~
J lfI
, <(
,
}- I ~
w
-' , lfI
-' ~i jii
<( I
a -': \l
...1 I!l
N 0, z
-" ;::
I lfI
, X
w
CD
~
.
~
/
/
~I-IllQI\.O.JOOll
o,L
...
o
-'
NNI S'v'H.lSI~H? 9NI.lSIX3
,1.1'001
9NI)I;'!'v'd 9NI.lSIX3
.l33;'!.lS QNi:
,
i
:
I
:
I
,
,
I
i~
,
i
,
i
,
,
I
:
.0
...
llJ
~
lfI
z
4'
L
z
<(
..J
lL
w
I-
\f)
\i)
Z ~
I-
\f) ~
>< ~
W ~
f...
I:'
To: '
Project:
Arch. proj. #: Date:
We Transmit: ~h
_Under Separate Cover
_Per Your Request
Via:
-~
_Messenger
Fax
____Federal Express
UPS
The Following:
_Sp~ons
~wings
_Addenda
.__payment Application
Product Literature
___Samples
___Change Order
_.__Shop Drawing
Other
~
TRANSMITTAL
e
...
lET T E R
For Your: _Inf~tion
~ord/Use
_Review
_Approval
_Dist. to Parties
Action Taken:
_Approved
Reviewed
Revise & Resubmit
_Make Corrections
_Submit Specific Item
__No Exceptions
d _Rejected
,~ ASPEN
G~('L( rr~eN.Yvf-toru ( COLORADO
f6''V\M.t.>S.'O'V 1-ut-tJv1 A-ppro():i 81611
Description: 970,925.5968
~ .,4)j AI" &J lA'(- ?J Ai: .4 f m.(/ A3.cr ft"1-A"'4~,a3.S-
il I( i( II I( Il I( Ii II a-l ACSIMIU
-r- 970,925,5993
Y' 'fr {;.5;cJ {o Trro '\J:1I'~I{1
RENO ' SMITH
-ARCHITECTS, L.t.C,"
III
210 E, HYMAN
N<' 202
Remarks:
E-MAIL
office((henosmith.com
0371 SOUTHSIDE DRIVE
BASALT
COLORADO
81621
970.927.6834
C~ies To:
f1~
fACSIMILE
970.927.6840
(With encl.)
Submitted By: Jff ()J~ fYt--
.l
To:
'L
We Transmit: ~ith
_Under Separate Cover
_Per Your Request
Via: _M~
_I..t\nessenger
_Fax
_Federal Express
UPS
For Your: Information
~/Use
_Review
_Approval
_Dist. to Parties
TheFollowing:
_Specifications
_L-pfawings
_Addenda
_Payment Application
_Product Literature
_Samples
_Change Order
_Shop Drawing
_Other
Action Taken:
_Approved
_Reviewed
_Revise & Resubmit
Make Corrections
_Submit Specific Item
_No Exceptions
_Rejected
TRANSMITTAL
...
LET T E R
RENO, SMITH
-ARCHITECTS, L.L.C.'
III
210 E, HYMAN
NQ 202
ASPEN
COLORADO
81611
970,925,5968
FACSIMILE
. A .;\ 970,925.5993
-z..3.rT/tj
E-MAIL
Remarks:
--~~7:!t
(With encl.)
Submitted By: ~-lj.
office@renosmith.com
0371 SOUTHSlDE DRIVE
BASALT
COLORADO
B1621
970,927,6834
FACSIMILE
970,927,6840
/'
~
~Hi. A
~
MEMORANDUM
TO:
THRU:
FROM:
RE:
Aspen Historic Preservation Commission
Joyce Ohlson, Community Development Deputy Director..;.(c::>
Fred Jarman, Planner'f-:S'
Christmas Inn Renovation- Final Review - ~ '3 ~ tv. M.A. ,. ~
PUBLIC HEARING
March 27, 2002
DATE:
View of the Christmas Inn Lodge from Main Street
Project Summary: The owners of the Christmas Inn request Final Review approval from
the Historic Preservation Commission (HPC) for the renovation I expansion of the
Christmas Inn structure to add 8 (eight) lodge units and 2 (two) affordable housing units.
Applicant: Seven Seas Investment, LLC
Address: 232 West Main Street
Zoning: Office (0), Main Street Historic District & Lodge Preservation Overlays
Current & Prilposed Land Use: Lodge
Recent Approvals Granted For This Project:
>- HPC: Conceptual Review and Minor Review: October 24'\ 2001;
>- P&Z: 8 LP Allotments and GMQS Exemption for 2 AH units: December 18, 2001; and
>- City Council: Minor Planned Unit Development: February 11,2002.
Staff Recommendation: Approval with Conditions
?
r;,
.f")
Staff Comments:
The Applicant is requesting Final Approval from the HPC for the ability to renovate and
expand the Christmas Inn. As noted above, on October 24,2001, the Applicant received
Minor Approval for limited exterior changes to the building and Conceptual Approval
for a more significant renovation of the structure that involved partial demolition of the
rear of the structure and the addition of a third floor section on the rear of the structure.
As required by the Final review process, the Applicant has submitted a detailed
explanation of the changes from the Conceptual Approval to this Final review request.
This is attached as Exhibit D. For your convenience, a brief s]lIlUTIary of the approved
work for the Minor Review (Phase I) and the Conceptual Review (Phase II) is as follows:
Phase I included the following requests (Approved as Minor Review on October 24,
2001:
> New stucco finish for the lower facades on Main and Second Streets;
> Replacement of I" x 6" tongue and groove cedar siding on the upper facades;
> A new replacement of the railing on the Main Street fa9ade;
> Addition of 6 belvederes along the Main Street roof ridge; and
> Replacement clad awning windows on the Second Street fa9ade
Phase II includes the following requests:
1) Remodeling the existing lobby area by enclosing the current covered car pull-in /
unloading area off Main Street and adding an entry vestibule for the front door,
and
2) Partial demolition and replacement of the rear portion of the structure in order to
add a new 3-story section in the rear of the structure, to accommodate 8 new lodge
rooms and 3 affordable housing units as well as remodeling the interior courtyard
to produce a two level atrium.
Current Site Details
At present, the lodge is located on a 10,600 sq. ft. parcel (3.5 City Lots) on the corner of
Main and Second Streets and currently contains 24 rooms in a structure arranged in a
courtyard configuration. The current inner courtyard is at grade and contains a Jacuzzi
and entrances to lodge rooms, sauna, and lobby. The structure consists of 1 and 2-story
elements, totaling 8,778 sq. ft. of floor area (FAR). At its tallest point, the lodge is 28.25'
in height.
Final Review Comments
As you are aware, the Applicant has received PUD approval which ultimately set the
dimensional requirements for the project such as height, FAR, and setbacks as a
requirement for proceeding as a Lodge Preservation (LP) project. Staff has provided a
matrix illustrating the approved dimensional requirements by City Council. In addition,
the Applicant was required to specifically respond to the following conditions of approval
attached to the Conceptual Approval granted by the HPC on October 24,2001:
2
/
tJ
~
1. That the Applicant shall be required to return the HPC, as part of Final Review, to
present a restudied entrance vestibule on the Main Street fa9ade as described herein.
2. That the Applicant shall be required to restudy the roof forms on the third story
masses as well as the articulation of the third story walls.
These two conditions outlined the outstanding issues raised at the hearing, Staff has
addressed the Applicant's response to the se issues below for your further consideration
as requited for Final Review.
Approved Dimensional Requirements
{units measured in feet or s uare feet
Minimum Lot Size (square feet)
Minimum Lot Area per Dwelling Unit
Maximum Allowable Density
Minimum Lot Width
Minimum Front Yard Setback
Minimum West Side Yard Setback
Minimum East Side Yard Setback
Minimum Rear Yard Setback
Maximum Height
Minimum Distance b/w Buildings
Minimum Percent of Open Space
Allowable Floor Area (FAR)
Minimum Off Street Parking
6,000
N/A
N/A
60 feet
4.7 feet
o feet
3.4 feet
1-2 feet
27' 3"
10 feet
Not Regulated
15,318 sq. ft.
5 on-site spaces
A. Entrance Vestibule
The HPC required the Applicant to restudy the design for Final Review, however the
Applicant is proposing the exact same vestibule design that was proposed at the
conceptual review. Fore specific comments provided by the HPC, please refer to the
attached minutes from that meeting as Exhibit E. Staff maintains the same discussion as
presented to the HPC during the conceptual review. Staff finds the "entry" is discussed in
the Guidelines (p. 95) as follows:
Entries are clearly defined on most structures in the neighborhood. Porches, porticos
and stoops are elements that typically define entries. These features add a one-story
element to the fronts of buildings, helping to establish a uniform sense of human scale
along the block. They are essential elements of the neighborhood that should be
maintained. Other architectural details also contribute to the sense of character of the
street, adding visual interest for pedestrians. Their continued use is strongly
encouraged.
3
;,.
"
n
A
j
While staff finds the entry element better defines the current entrance, staff finds the
proposed stone material for the support columns to be out of character with the primary
and defining existing wood and stucco materials that make up the majority of the lodge
structure. Staff recommends the Applicant restudy the stone columns in order to achieve a
more "simple modest character." It should be noted that the HPC concurred with Staff
regarding the request to have the vestibule restudied during the Conceptual Review
process.
B. Restudy Third Story Roof Forms / Articulation of Third Story Walls
Through the course of the PUD process, the Applicant redesigned the roof lines and
changed the large gable forms to hip forms in an effort to bring down the massing of the
third story portions of the structure. However, Staff finds the Applicant has done little to
address the massing of the third story walls on the north, east and west elevations. The
Applicant has slightly modified the roof lines with gable elements, proposed some minor
fenestration changes, and continued the first story eve line across the east elevation; given
all this however, Staff finds the concept proposed during the conceptual review remains
the same concept for this final review.
Final Review Standards for Phase"
",,','0;
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark.
Staff Finding
The Christmas Inn is not designated as a historic landmark nor is the Applicant seeking
any variances through the HPC such as the 500 sq. ft. bonus, setback, or site coverage
variances. However, the structure is in the Main Street Historic Overlay. And as such, the
standard above applies to this request. This proposal will affect general design, scale, site
plan, massing and volume with development on adjacent parcels. As mentioned earlier,
the current scale and massing of the Christmas Inn is defined as a one and two-story
lodge structure configured with an inner courtyard. This section will outline and discuss
each of the major proposed changes including the third story addition, lobby expansion,
and courtyard reconfiguration.
A. Lobby Expansion
The Applicant proposes to remodel the existing lobby area by enclosing the current
covered car pull-in / unloading area off Main Street and adding an entry vestibule for the
front door indicated by the image below.
i
p
t")
~
The entry is discussed in the Guidelines (p. 95) as follows:
Entries are clearly defined on most structures in the neighborhood. Porches, porticos
and stoops are elements that typically define entries. These features add a one-story
element to the fronts of buildings, helping to establish a uniform sense of human scale
along the block. They are essential elements of the neighborhood that should be
maintained. Other architectural details also contribute to the sense of character of the
street, adding visual interest for pedestrians. Their continued use is strongly
encouraged.
Staff finds the <:mtry element better defines the current entrance but finds the proposed
stone material for the support columns to be out of character with the existing wood and
stucco materials and do not maintain a visual continuity with the texture of the existing
and proposed materials for the Main Street fayade. Moreover, this is in direct conflict
with Section 12.17 of the Guidelines that indicates, "when selecting materials, reflect the
simple modest character of historic materials in their placement." Staff recommends the
Applicant restudy the stone columns in order to achieve a more "simple modest
character." Lastly, Staff finds the carport enclosure and curb cut elimination to be
consistent with the overall character of the structure and Section 12.6 of the Guidelines
that states the importance of "minimize[ing] the use of curb cuts along the street."
B. Third Story Addition
The Applicant proposes to demolish the rear portion of the structure and replace it with a
three-story element adjacent to the alley, which is currently one story high to
accommodate an additional 8 (eight) lodge units and 2 (two) affordable housing units.
This will increase the mass and volume of the structure, The proposed structure is three
stories and placed along the rear and east portions of the site.
Originally, the Applicant proposed a roof line that reached 30' in height. Through the
PUD process, the Applicant has reduced the ridgeline to 28' 3" as well as changed the
gable roof forms to hip forms that better inflect to the existing second story elements on
Main Street as well as soften the overall perceived mass of the three stories.
Staff finds the massing located on the alley preserves and further defines the distinct two-
story Christmas Inn Main Street fayade that is its defining feature. A third story on Main
Street might further dwarf the pedestrian experience due to the structure's sheer size;
again, the structure rests on 3.5 city lots spanning 106 feet of street frontage (39% of the
block). In addition, the Applicant has worked with a neighbor behind the lodge which
resulted in the separating of the massing on the alley into two sections. Lastly, it should
be noted that none of the lodges on Main Street have three stories located on Main Street
if at all on their sites. In fact, there are very few (if any) buildings which are three full
stories in the Main Street Historic District. Staff finds this standard to be met.
b. The proposed development reflects and is consistent with the character of the
neighborhood of the parcel proposed for development, and
5
r'\
r)
Staff Findine
None of the structures on this particular block are historic landmarks. An eclectic mix of
building types, sizes, and uses characterizes Main Street. Clearly, the Christmas Inn itself
is a mix or collection of architectural styles that adds to the eclectic mix of the
neighborhood and of the District. The Guidelines recognize that lodges are unique
anomalies in the District and should not be remodeled to resemble more Victorian-style
structures nor should they be expanded in a way that detracts from the 19th century
characteristics of the District.
The addition of the third story addition on the rear of the structure increases the mass of
the building, but is set back 85 feet from Main Street, so the two-story look will remain in
place; Staff feels this standard has been met and the proposed development maintains a
consistent neighborhood character.
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed for
development or adjacent parcels, and
Staff Findine
The parcel is not identified as a historic resource and therefore the proposed development
will not detract from historic resources on the subject parcel proposed for development.
The massing along the alley was purposefully broken up to minimize its impact on the
adjacent historic house across the alley. Staff finds this standard is met.
d. The proposed development enhances or does not diminish or detract from the
architectural character and integrity of a designated historic structure or part
thereof.
Staff Findine
The parcel is not listed as a historic resource, but the proposal maintains the character
defining front fa<(ade that is of value to the community. and the proposed development
will not detract from historic resources. Staff finds this standard is met.
Staff Recommendation
Staff finds the proposed Phase II portion of the Christmas Inn expansion generally
complies with the review standards for Final Review. Specifically, Staff recommends the
Historic Preservation Commission approve the Pinal Review request for Phase II for the
expansion of the Christmas Inn with conditions.
Recommended Motion
"1 move to approve Resolution No. _, Series 2002 for Final Development for Phase II
for the Christmas Inn, with the conditions."
6
r"':
r')
Attachments:
Exhibit A - Resolution No. ~, Series 2002
Exhibit 8 - Resolution No. 51, Series of 2001 (Approving Minor Review for
Phase I)
Exhibit C - Resolution No. 52, Series of 2001 (Approving Conceptual
Review for Phase II)
Exhibit 0 - Application I Plan Sets for Final Review (Phase II)
Exhibit E - HPC Minutes - HPC October 24, 2001
7
...
f"""!
n
March 13, 2002
Mr. Fred Jarman
Aspen Planning & Zoning Commission
130 S. Galena Street
Aspen, CO 81611
Re: Christmas Inn, Historic Preservation Commission Final Approval
Dear Mr. Jarman:
On February II, 2002 the Aspen city council approved the [mal P .D.D. reading
for the Christmas fun Lodge located at 232 Main Street Aspen, Colorado. As a
result of the final reading the following items were approved:
I.
The overall building height will be 27' -3" (to the midpoint) with a
roof plate of 7'-0".
Architecturally the exterior elevations on sheet A3.1, and A3.2 show
a ridgeline with a hip roof element.
Two (2) AH units will be provided at the Lower Level. The total
square footage will be no less than 1,000 square feet for both units
combined.
A total of five (5) parking spaces will be provided at grade level. A
variance for a 2.6 parking space deficit was approved. Also, the
Christmas Inn will utilize the services of High Mountain Taxi during
high seasons (Summer: Memorial Day to Labor Day and Winter:
Thanksgiving to the end of the season).
The existing Father Time statue will remain and the existing clock
will be repaired to working order.
2.
3.
4.
5.
As a result of the P.D.D. process and the Aspen Historic Preservation
Commission conceptual review approval comments for Phase II, the following
items will be presented to HPC for [mal review:
I.
The entrance vestibule on the Main Street facade will be presented as
was previously submitted. The owner feels strongly about the current
design and will petition HPC's approval. Although, Reno Smith
Architects will provide additional design sketches for HPC
members' evaluation if required.
The roof forms on the third story masses were changed from gabled
end roof elements to hip roof elements. The ridgeline has been
brought down and the roof edges have been softened as a result of
the roof element cbange and the overall lowered roof height.
The following items were added and or changed to help third story
wall articulation.
2.
3.
A. Sheets A3.1 & A3.2, hip roof elements were added at the
ridgeline
B. Sheet A3.4, third story widow shapes were changed and gable
end fascias were added to third story windows. Also, the
existing second story hip roof line will continue horizontally
through the new building addition.
E d.:'b:'+ J)
AUGUST
RENO
AlA
SCOTT
SMITH
AlA
RENO' SMITH
. ARC H r TEe T S, L. L. C. .
III
210 E, HYMAN
NO 202
ASPEN
COlORADO
81611
970,925.5968
FACSIMILE
970,925,S993
E'MAIL
office@renosmith,com
0371 SOUTHSIDE DRIVE
BASALT
COLORADO
81621
970,927,6834
FACSIMILE
970,927,6840
Fred Jarman
March 13,2002
Page 2
rI
;"""\
I
C. Sheet AJ.2, gable end fascias were added to third story windows
and the third story wall line at the "notch" has been cantilevered
6" to help break up the verticalness of the two story wall.
D. Sheet AJ.5, gable end fascias were added to third story windows
as well as additional window placement at each of the three (3)
floors. Also, the existing hip roof line will continue horizontally
through the new building addition.
Reno Smith Architects will provide a fInal materials list to HPC members at the
fmal review meeting. If you have any questions please contact Augie Reno or
myself at your earliest convenience,
Sincerely,
/."."'.~R-tL
C,'~~
JeffWann
CC: A. Reno
::r:
\-.
- .
}::"
\J)~=~
.. -- .
() ~ ..,
z~
w.
It
" ~ cx::IVH<YIO;::) <.N.H:dSV
,
" '"'
~z 0 ~3'ill:1.LS ~ ZU::
o~O .... ~ II ii'!
~~~~~ ~ .. . ~ 0
~~~~i g~;;-~~ @ 1300WffiI/NOllIOav
,,;;; " .. t i
~o e
Zo ~~~e~8E svw.LsrnHJ
~ " NNI
~~...dj~u'2lo ~<J<J<J<J
~,::, Q Q en II:. <.I
--,
~
tZ)
u
"'"
~
~
~
U
~
~
~~
~~
~
~
~
59
~ 0 a S;
~ ~ * g'l -0: 9 ~~. g{fJ~
iil C> <:t> l<l Ii! ":g; :i~:S
e"s.... If '? ~...So"" 'f I. lz111 QI
dO'" 0) 10 <;> "" r- 1'- t::
i::O.H';'O:> "" !::iN " ~...uoo '" ~N . to", :ilo
:;!. ... Q 1\:00> t:>~.... CI>...."'" =0 .<:l
IzlZ:i=...... '-'.0 !j= -- .-.. . I><l~~.
Izl R ~ 00.. ~ ~ ~": tt
;:: Sl '" CI> ... ~ 0> '" !: ill
W~----~C<l'-"--- ~s
o
-
~
X
IlJ I-
() ~
Z --'<fl
<(~
i- ~W
IlJ ~>
0{)
IlJ !l:!0
::r: I
IS) ~C;
<(<(
z
z <(z
<(z--'<(
.....J-<(0....-1
lL--'~lL
~lL{)~
{)~{)o
{)o--'o
-laLL.....J
lL.....J-lLL
--'ILW--,
w....J>w
::;;fu~':':Jfu
........--1WD--1
([(i--1ZD
Wz{)~
!l:!6<0-
\j)-1xtHi!=
z
()
~
W
--'
W
:t:
ZZI-
o{)~ZZ
;::;::~22
<( <( I- I-
fufu~~~
--1_L:(ww
WW)---'--'
II-Will
i!:k;ltl-l-
:.::::Ju;.~I.J)\D
~~S~U'i
~
~12",
?-.- ~ ~
l -if
~';:"'c:.. =-0 'f-~ ..
~ V
~
Z
o
>-<
E-<
U
~~
O~
I'<-.E-<
lfJ.
E-<Z
00
Zu
:::>
~
A7_
~ '---x
~
~<
~
6)
<",
;:;-<-",
oJ
...-----.,
-
-~
~
-:f1<<1'\t:
=NNNN
<(<(<(<(<(
_Nm'\tlO
mcricricriro
<(<(<(<(<(
G
lL
Z
W
()
G
o
\!)
Z
()
....J
~
[Q
2::
<( ~
W ~
i- ~ ~~
Z ~~ ' ,
l- -( =<l)1l)
\!) \) ~ ~-.tl~
~ E~~~H
IS) :r: m &4~~~
W ~ O"'l'!ll'i",
~O-\I'lr-r-
D <( N~<~~
z . - ~ ~ 0 " II Iii I I
0 ' "~-.,-I 'c:::_~,"
j:: -n:r!:-U:[ l;i~,:: !f:j
:d
'"
..1
..1 ..1
u: ..1 ~x
C\ u: ~
I" @ ~~ ~ ~ci (j
~ C\ ~ ,10 ~ ::i
0 ~ ~~ \i 21l'i ill
() if. 0 ~ 0
Z x ~ :a: ",Ill 0
Q IL<O dlC '" tii 0-
W ,,8 8 ~~ IU
3 C\ <Ii g ..1 ~g C\ ~ IL
\!) 0' ~ ~~ :3 ;;; '"
2 0" 'Z ~~ ~ if.~ <
w "'~ u: '" it 0
....J
....J II ~ ~ II I ~ H ~ I II
<( z
<
DL ..1
IL
W
i- (j D [! ~ I I II H J I I 11 ~
<( .:.":',:
j:: . '
2:: ~ ::r::
It ~
" z il'"
2 0 <I'!
< ..1 "'0;' ~ 2~
x
I" ~ ~ ~~ ..1 .."'~
'" ~ ~~ g
~ III ! z ~lu ~
~ ..1 ~
8 () g "1 ~ ~~ ~F
" '" IL j:: '" "''''
D
Z ~n
w cb " <8
\!) ." \_~ z ,~ 0 ~ i~
W ~ W ~~ 8 !a ~
....J -:.. 0
( '1 ([ I;j {!
....J ~
a ~ ~ ~ Q ~ i< Q
~ ~ ~ i !( 0 I ~ !( ~
ID i ~ I (\ ~ ~ ~ ~
2:: ~ a ~a ~ ~ I ~
a i ~ ~ ~
)- ~i< ~ ~ ~ ~ ~ ~ ~ t ~ ~ ~
Ul ~f5 ~ ~ ~
iiim w ~
~
~ .
jj jj ~ ~
~ ~ 1 ~. f ~t ~
~ <l) 2] ~ ~: ;; => ~ & ~ ~ .3 \!) i== 1
~J!~L H~j~ ~li~l~f jjb 'g:::% ~~~ _~jf~ !~~" ~
jh~i 2'ti~}H~ lHfL ~H ~8"H j~.!Hq~ ~ ~.HnlH~~~ ~h ~~ PHMH~~h~hp~!
IS) hH~~H~dHi"HfHhlH ~tu ~hH~sH~~UH~~~H~~~,d hd"li~HH:fH~H~~ f
~ hi~~UhJ~~~UL~nU~ u~~ ~:d~~lid$~g~~h~~~~H~ho- l"h~h*~h~L?<HH2 ~
i-
<(
>
w
DL
ID
ID
<(
. ~ } ~ L li J ~ 2:f
&~i ~~ .q J!~!!! li TJ
j'i~!"2~ < jo ~L ~~ ~~jf p~ l ~ 2'L2'~~ '8 & ~ ~~ j<~b ~ ~~ ~!. ~
~JH fH i JnhH~ ~ h ~ ~ Hl!}U H g & B f]~HH i ~H tun tj) UH.J ~~HHh Hj I~ I H
~~~Un~~i6hu~~ d ~~ ~~s~o h m~ ~ ~ ~ ~8~~mm~J 5~~!J ~ u~H~~~,"~~U ~ 2~ ~~ ~Q~"Bhd H l
b ~ C><:IVH<YIOO 'NB:dSV
,
. ~ '"
oz ~a<nI.Ls .NIVW ZIT
""0 .... ;;. II .;:!
5l~Si~ti .... SI<" . a '-'
~~~~~ ~~~~~ t9 lHOOwtrn/NOlLIOOV
~ .. ~ .. ~ .
~3 ~.e~s~ 0
. NNI SWUSrnHJ
~~~~~8 ~<J<J<J<J
f!:
- .
2.~
.n. '
u.' ~=~
() ~ ..
z~
ill
It
~OCC""'~~'OJOQ
~~~M~13~
~s.... "i' 'f. 8...9.... 'f 'f
<::>0'" ." 1<1<:> ~OOw r-- ;.<r-
I'-oo:..lU'" <:II -<IN 0 ",<;,>oc <:II ""IN
~. .;C: '" ~'" . l:lZ "; '" ,,",'"
l'>1Z~ . S '0 g ~ s s
o Q. r-- r- ~ r- "..
~~~e.~a::e.e
"
s a
g !2 ~
d !li!13
; h ~i
. ~I d ;
~ fi]
00
,.....j
.
,.....j
<C
"
z
;:
u:
;;;
"
z 1--------------------------------------,
,
f-,
31
!:!'
-,
~~
,
-------l'
II
I,
Ii
~ II
3 I
~ I'
m ,
II
Ii
I'
II
--.J,
"'"
,lo-rOOl
NNI 9<fH.L9IlSH? oS>NI.L9IX:l
_.J
r
I
, I
, I
~I I
Q,
...l,
I
,
, z
~ Z
tSl
, <(
)- , L ~
~I f-
III tSl ~
...l
-' ~ ~
<( , I
...l' 0 .
() ~
('j bl ~
...l' i=
, tSl
X
III
I
I
I
L___
'd.
f-
Q
...l
z
~
tSl
<(
L
f-
tSl
it
I
o
I!l
z
i=
tSl
X
III
CD~
~
.
~
/
~ dOO>O
NNI 9V'H.L9IlSH? oS>NI.L9IX:l
.brOOI
oS>NI)\lSV'd oS>NI.L9IX:l
.L:l:::J<S.L9 ClN1:
~
~
I
,
,
I
,
,
I
,
I
,
,
I
,
,
I f-
, III
i~ ~
, z
, <
I L
"'\
f6
z
<(
....l
D-
W
I-
\J)
\!)
z 2
I-
\S)~
X'"
w ~
<> g O<I'VNCYIO::> "N3dSV
" Co
~. 0 .L'.3Bl:I.LS ~ Ztz:
~6~~~ ;, " ~
- . - "S .
~~(I}i!i ~ ~;;- ~ ~ t9 lt100WffiLlNOWOav
ta?;3~~ ~ ~ -." z
f8 ~.. .. s <> 0
. NNI svmSrnHJ
~~~~~~ i<J<J<J<J
j!:
- .
L~
\f) ~:;:j
6 ~=.;
z~
UJ
Ii
~~<o~~~~e> ~0
iil ~ ~ l:Q ~ ;;g ~ . <Jl
~s... '? If. ~...~_ 'f 'f. tl~ ~
~~8~ ~ ~~ 0 t':!8u~ !:i ~~ 0 t:J~:i!
. iC Q> """" Sf<:;.... 0> """. 11I0
Z;i ___ ...... 0 ~<<l....... "'"'. I'l&! ~
~ 0 <= '" <( <= <= jIt..
::::,:,. S; S; ~~. S; ~
N ~ '-' '-' ~ III '-' '-' $
~~
. .
"
""
..
'"
'"
'"
00
C\1
<C
o
.
~
c
"'
~
~ w
9 ~
n~
g &~
" @~
b~~
~fu
~~~~
- - - - -- - - - -- ---- - -- ----- - --~
'01-:> --------------,
H i" ~~O I I
IU I
" IU III I
U j~~ ~>-~~ l!'!>1' ,
~~~ I ,
w zt! I
I~ ~ "',; ~"-" I
. 3 ,__-.J
IU
I
I ,
~------- , I I
--------- I
I I ,
I ,
I I I I
IU m I
"
~~~ I ,
I
zll..lll\ =1 r-J I
-lLN :3
"',;
S L__, ,
I l-
I I ill
I ill
}- ~
ill ~ I ,
-' ,__-.J , \l)
-' 5 l .0( I
<{ I ~ z
~ I 4:
'" I I , 2:
IU I ,
m I I
1 I
I I
J ~IU I
I I
I .....v= I I
I l!'!~~ I
I ~nJN I
J 'l'''' -c..__J'"--' I
I
! r------, I
( I I
I I
i I I
I I ,
--------------------~ I I
I I
I ,
I I
I I
NNI SV'H.LSI:,JH? 9NIJ..SIX3 I
I
L I I
I I
L~
9NI)l:,JV'd 9NIJ..SIX3
B
z
<(
-l
IL
fr'
()
(J
-l
IL
-l
UJ
>
ill
-l
fr' 2
lU"
~ ~
(J .'
-l ~
"
;, ~ <:><:IVl;[<YIOO 'N3dSV'
,
~z " '"
"- " ~ ~'3:EI:'aLS NIVli"\[ ztz:
m~i "
~ .. ~ 'a.
Q<' lD '13HOWffiJ/NOllIaav
N ~ <'l !;;j ~ @
>< .. Iii i
Iilo ~;"~S~ 1<1<1<1<1
~Q NNI SYW.LSrnHJ
~~~~~~~
,... .el ~ c..> 00 II:. U
~
2:
\0
6.
z~
ill
It
.
-
"
~=~
i-'"
~J
OO~
!:~i:.>~
::o!fz;-oo
: re
~ ~
~ 0
< 9 -l' Q
f<l ii'! ~ ~
8...3_ r I
~=:8~ go; ~~
g~~~;O .: lI:.;'
00 12 ~
~ ..
, --
"
a a
goo 8
tol:9 ~:i
. t:a ~s
o tIl., :i! 8
. sg ~ 0
~~ ~i
E ~
o
""
~
'"
~
C\1z
. j
C\1 "',
......,.; ""
~.f-I'
tiH
. .
. .
. .
. .
, ,.
m t:!le ~
<:l> 1>00>.
~ R
e e
'"
~lli
~
~~
~U
~~~
i
i
j
i
~ i
~ !
~ !
~
}-
ill
..J
..J
<(
ill
~
~ ~
...! ~
~ ~
~~g
8fu~
~h
~d
~~=~
~~IR...
~
~
~
~
. ~
n~
&zj:!ifi
~~~~
~8:1i~
~~~~
'."'='.~"==.C=="=h==.O=='.~OO=.O==O.=OO=.O==O.=OO=.O=.=OO=.o="~o'='=~~'~'~-"~---~--~_hi
i
!
!
i
i
,
!
lQ
521ft
oc~
~
>-
'?NO?
,
<:
Ii
-1
"
Ii
-1
"
m
;':m
~~
~1'l:l'l:lO~ N3dO
.
a
~
~
~
N
;':'
~N
Iii
~
~
~
h
f)
_____j
!
i
!
!~
I .
, o~
j~
----------~ i oJ
W
NNI S'v'H.LSI1SH?
<9NI.LSIX3
>~
6,"
- ~! i ~
~~ ii ~~
~~: \ ~~
lQ. ::i~'l):::i
_N II
ZJ; "
0- ::
~
~
-1
lL
rnli
_________J
!l1.
~~
.n
,1________
"
'i
,
,
:oc
i~
:<
l~
!
"
:1---
j
!
!
i
i
~~ '
~ !
::i I
- ----,~~-~-j
o
~w
~~
.
"
"
"
"
;':1
~~
g
~
~
~
~
I'
::
I:
"
------f~., ~
II' F~
I!: ~~
.1 J X
"'ll.I
I,'
" .
" , o~
!!! ~
'II...!
I'V
."
.,'
1:1
'"
I"
,I:
i::
."
",
1"
"
~I I
I"
,I:
----f:
: :
._-1 :
,
, ,
, ,
1...-----------------------------------------------------________________________________________________________________________________-'
...
,
:
,
I
,
l____________
~
~
~
~
'llo.:::II~~N:lc:IO
NNI S'tH.LSI<SH? <9NIl,SIX3
"
,
"
1:__________
~
-1
Z
Z
~~
i1~
.n.n
I!) \I)
Z<(
i=~
\I)!-
-\I)
x-
UJOC
I
o
<9NI)l<S'td 9NI.LSIX3
e
z
<(
-l
0...
It
()
!- ()
UJ
UJ -l
~ LL
\I) -l
Z W
< Z>
}: <(W
..J-l ~
0...1-
w\O ~
I-It "
\OLL ~
c ~ <XIVlIO'lO;:> ".N3dSV
,
g '"
~z ;, " ~ .L3<nI.LS NIVW ztZ
~c
~~~e . .. - g.
g~~~~ @ l'3:GOWtnI/NOllIaav
.~ ~ ~ 2i -< ..!a .
~c ~~~i<l8~ 1<1<1<1<1
." NNI SVWl.srnH;)
~~~~~8
f:
- .
2:~
\f) ~=~
. --..;
Q;
Z~
ill
It
o ~ 0 S S
~ 9 00 <I'l '< 9 .... Q 0 <J)g
i:a ~ ~ I'tl 12. ~ Q!i <! 0:>:5
CilS... '1 '1. 5J"'~", 'f 'f. ~~ ~'a
~~8;:'; ~ ~g; . e~u~ ~ ~i:i . iil~ Sl~
. <C <1> 1>.'" pz.- Ql~"" ltfo I:l
z;i ,-, ,........ 0 ~oo '""' '-"!IIl ~ ~. ..
o lol ~ :;;: rn...: ~ :;;: 11<"1 ~
.~...~.. ~.iO
w '-'~~CtI'-'-- ~$.r:a
. ill
,..,
CYJ ~
. ,..,
C\1 !@
~ ~
'"
'"
:I:~
~~
It I!)
~ ~ ZlL
~ j::()
~ I))()
~ ~ Xli
0 " UJ
~ ~
~ ~ ~~~$
~i
~~~
~" m
.
~~
&~
'"
:1:<
O~ Ii
0-
~ It
~I~~ N3dO
"'
\"
:1:<
()~
~-
---~----------~
I!)
ZlL
f=()
:3d01S \S) ()
xli
ILl
~
~~
ii
u
.,
:1:.
~~
\r
:1:.
~~
~~N~
---"-T-- - -
I
I~
~
~ ~
~ .~
HI
bh~
<l8i1i~<I
o~ID.m
t-I\.."!!:!f!..
.0
6.
<::1'9
z
<(
-1
D-
OC
Q
Q
-1
LL
-1
ill
>
ill
-1
D.
z~
() .-
o ~
ill.
ud
m
'V
--,._._--------~~
dOO""
9NIJ.Slx;a
NNI S'o'HJ.SI""H? 9NIJ.Slx;a
"'
~~
~3
3~
N ~ ~ cx::IVH<YIO::> 'NBdSV
~z 0 .LH'tD:I.LS NIVW <::u:::
1iI~1 ... ;;- 11 ;;'!
-.- . ao
<::> ........ <0 lHOOWffiIlNOWOav
N~~~~ @ ~
~O .; P=l o:::l .. ~
~U ~ ~ h r=J .. e ~ NNI svw.LsrnH;J
~~~~~~~ ~<]<]<]<]
~ 0::. 0=1 t) o;tl u
:t:
I-
- .
L~
to ~=~
. --...l
0;
Z~
w
It
o ~ 0 s a
~ 9 ~ ~ -ol ~ ;:!; ~ ;$ rn8
i:a s: ~ /oil : ~ 1IiI:::i
"'s.... I I. 1=1....3... I I. f:-o'~ ~
Qo....or.>><:l() OOOOl;'l)l'-~l'- ....So:::.
~Nt.)(O N <"" . ~""O<r:l C'\l <'" Q 00., <
. ..... CIl ~'" ,,-'" CIl rz.'" e
Z _<:0 . ;<.;.~<<I . lZlQ ~
<:> ~ ~ ~ ~ ~ ~ ~ =~
... II) CIl '" ... -< <:I> co l!:
N -< -- -- ~ l:ll -- -- ~
'"
,.
~
~
"'
00
~
.
C\1
~
'"
::!:
X!
()~
~-
ffi
X!
~~
ll'
~
~~ ~
DO ~~
~~ ~~
~
!fl
X.
()~
~-
=
X.
~~
"
~
~~
."
d
_J
~~
~
X'
()~
~-
~"*IO? N3dO
~------ ---
/~
-----~ ~~l
~~~
l
jw
r
~
~ \!)
" ZLL
8 i=()
~ ~ 1Sl()
~ xlt
~ I1J
~
U~'
ml
~I~ NadO
Q
x.
8~
lli'
z
o
=lOO~
9NI.LSIX~
~ ~
~ i!
~ .
~ ~~
h~
h!~~
<~:lifu<
159U'1I1lIll
rll.;r:;t....
ifJ
z
<(
-1
lL
OC
()
()
-1
lL
-1
ill
>
ill
-1.
~
D ~
lt~
:r ·
I- ~
~
,,.
~.
V'
[-
l--~~.--
~~
~
x
-.
:]:
1-'
- .
2::~
\f)~=~
.. --.4
()~
z~
1Jj.
It
C"':l
~
b ~ <:><IVlI<YIO;::) 'N3dSV
,
~. ~ '"
0 .LH'En:LLS NIVW Z€Z
m~1 ~ ;;- " ~
.. ~.... . a <'
~~~!:;l~ @ lHOOWffiI/NOllIOav
~ ~ - ~ ~
ll:l~8 ~.. .. s <'
~~~~~~ ~<]<]<]<] NNI SWUsnIHJ
el ~ <;;> r.c '-'
o r: 0 S a
~ 9 l8 ~ '< 9 .Ql; ~ g <Q ~
i:i! ~ (7.l I'tl iia <0 <I;> :5;1
wS.... I "{. 8....3... r 'f. ~.~ ~'::l
00'" l(> l<.lt> 1i.iooN /:'o;.:r-- ...a ell:l
t:<'H.;l<O "" <N 0 ~....u<Q "" <"" 0 1'1)", <"'
:c. iC (7.l I"<C> 5".- <>> ~O> =0 ~
rz:lZ~ Q 8'0 t;:=s S'r:~af
<:> "" l'- l'- 1f}.oI ....... '!..
.... III e. (7.l .... ~ '" C> ~ 0>
N< '-'~=--'-' ~s
o
..-j
""
,~ h
a:~ lI-ti
Q - i\-
. .
~
::lN1...u.~ - --=r-_-
--------- ------
-
--
- -
'~=--" - ~-. - ".'.'....'..'...,.'.."..,'. me
If ---. c ~-c:,'~=. ~:M_-_~:~:,II$i1> ~"
< IIIJI ,/, . , .'. ,',,' ',., uLJI
< )~~" ,__-~ '= e-- _,~ _ ,',,'>...........,m
I~, \:9 r='----=-=:-=---~ -' ,.,,", '" IJO!
'~_' B t'::==--=--=----,-,=IEBllii ~~
J! t =1-/ ~-== i ~/'< W~
~ ~~~=-=-,i;k:.!;>:-\;..i
~ ;::=-- ---i? ~:1l1 -;;-.
- ~ ;:'~----__=----:tE7 ...,;
1-- ..
- -, Q ill-"- ',' '-=
- _ __ __:::J-- _ -tCj=--iII:::_~=--------=--
- ----=- ==r :, -' - , -, --~ -
''f=~i ~ ~- ,<~~I~"--
, --- _ -=- ,~IIttt== C.-
. '
~ =' - - - -" .: '---
- - ---- ,-
::::'
1 =.::__
-=-----
Ji
,c
- [
<1Li~JJ -
,::,; '\]
f' "," (]T~ -
e-' -
IlLUt
t II
..' tll,TII
o
... --- DO
- --=- -; nJ;o
1-_f';X) ...... ~!~
I.
II
B
ill
-l
::J
iD
I-
If)
ill
>
@
Z
()
I-
<(
>
ill
-l
ill
I-
If)
<( "
ill ~
N
f-~ -.. :-: ,
1= : -
'--=ir FT' '
,- tt
r
.
-- , - ..::::-::::::g
~::- -I - -:--=J J:
-t:: -- - -- -- - ~,3I
111
z
(j
I-
<(
>
ill
--1
ill.
:]:2
I- .-
=> ~
(j'
\f) ~
-_=\
-<[~ '
~
-~~- _!
rnr:=J ==\':/.1 i~
t
,~=
- ..-=---=-
.... .. ---:
p:::,
-- -
<f[~ - -'
-
1---
o
I
~ ~~.=- --
1=
i== -
i= -
-
1= - _'
- Cc \;iJ ~
1--'
1--..
II -. -' -,
..,~
fiil ~~~'
-j L_ -
=1-
~aNI'~~---
==-:::- -
II t
" II t II
~ ~~lIf i-II _1:*
.' n,;,'.;~;,
-,
- ,- ffiJ ~<>)
,- ,... ::_~,_,_ ".~':i
-:. - , ) 'i:.i)<,
1
m<..".'.,'
m '
"""
.,J',', '.,'
- -
- - ~ ~-:-_-.:=
-.. Em:~
1= -
~r -
1--'
-- -
tl-
~ ., ,
t" II -
~~EE _
~EE
"IEEJ:,-
- ..-.., ..-
-. ~ CK:IVH<YIO;::> "NHdSV
~z g ,:.
;. " ~ .La<nI.LS .NIVW Zl:Z
~~~~m ... llo'" . ~ 0;1
0<' C<l 1300WtrnlNOWOav
~~~2:i l;\> ':': Q':l ~ ~ @
iil,OO ....Q:; ~ a ..!2 ~
reS ~,~ .. 8 ~
~ ~ ~ ~ I<J<J<J<J NNI SWilSnIH;)
~~5~ 8
j!:
- .
L~
\J)~=~
. -- .
C) ~ ..
Z~
ill
It
o ~ 0 e e
~ ~ ! i -< ~ ?i ~ ~ ~~
~ ~ 08 <:) <Q '" :l ~:l
wS... I I. .....'""... I I ,. eq... ~i
00'" U') lo<:tlO (IloQe.> l>o >Cl'- l:~.::.
~WQ<C W <N ., ~....t.)o:g N "'IN .00," -<
. ... '" ....'" _ Q> 1\:0'" 0 0
Z:iCO . :Z;~<<l '~!:l 13J:1
~ ~ i ~:;;1 ~ ~ c;~;j~
~!1i 0 "" ~ Q> eo ! o-
w '-' '-' ~ i%I '-" - .S
,
C\1
.
C"':l
<C
-.,
,. "~,,
- -' Q,
lt~ ll-i-
ci!:! ~!j
" "
~
~-
m
~
;:n.ln.u~
z
()
I-
<{
>
ill
-l
ill
Ii
()
Ii
ill
l-
X
ill
I
I-
It
()
z
>- 2
ill ."
-1~
-l ill
<{ ~
.. ~ <:>c:I"in:[<YIO;::> 'Na:dSV
,
z N '"
e .I.H:iD:l..LS NIVJN: ZEZ
ez .... ;;;. II ;:2
~~*:;jt ... 1Io'" . ~ <l>
0<' cg lt100WffiIlNOWOav
~B~~~ ON... e') ~...... @>
~ ~". ~ .
=ll:;3 0
~ ~~~~;~ . NNI svw.LSrnH;)
~<I<I<I<I
c::l ~ t.;l QJ <.>
j!:
- .
L~
\f) ~=3
. --..l
O~
Z~
ill
It:
~ ~e gS
~ 18 g '< ~ ~ ~ 8 .rJ)~.
(;II C> ~ <Cl <Cl :5 ~fl
NS", '\' 'f. t}...S_ 'f 'f. ~- ~'a
&i~8;; ~ ~H~ . !SS8~ ~ ~t 0 ;;;!!:H
:lzi5~ ; 10,;. 6~ti;; ~~: . e~~!
o 0.. '" "'" <n;j .- l2: ':! \1/
~~eel'-~ee t:.S
e') ~ :a
C'J
.
C1:i
-<r:
--
~~ ~."
It_, -,'
ti ~ \'s fi
~ - !;;:
2
"
.
3N1').J.'lSd~
-:' or-
3N1').J.~
\J)
Z
o
I-
-1:
>
ill
--1
ill
Ii
o
It:
ill
l-
X
ill
::t
l-
Ii
o
z
D
Ii
-1:
)- b
I- "
Ii"
:J~
0"
() ~
~z
~ig~
d~z
~o
oQ
, 0
N ~ g
o
.... ;, 11 ii1
. .. ," .
~~~~SR@)
~ e t.
~ .. li4 .. S ~ s: '
~~~h~ ~<1<1<1<1
::t:
1-'
- .
L~
\f) ~=~
. - - .
() ~ ool
Z~
ill,
It
~o ~o a a
9 <0 l."l '"l ~ 'dO <:> 0 on8
~ ~ g M ~ ~ i& J ~e
NS", 'f '1. ~_~.... 'f 1 . ~- Q"a
t:;~8;o ~?;;l~ ~ i9=:U~ ~ ~H~ . rn~ ~tl
i:iZ:i="'~"'.::;'!z;8;;;"''"'''' 'l:ll~~i
tIol S' 8 g ~ Q S r=;t :: ,..
e~&>~...~&>:;; ett
"l -- '-" ~ l:ll -- '-' 10 's IOl
o ffi
~,
110 ~:;
r7:) 0 ~
pa~
..-o<f'l ~==
~ ~:
""
C><:IV1tI<YIO;:) 'N:3:dSV
.I:.3:HaLS N:IVIi"l ZEZ
13GOW'tnIlNOIllGOV
, NNI SVWJ.srnHJ
-.
A
A
(J =.. 'i\i
Ei~ m=~:==:-='m...
;J~. CD ~::::==~ rn "".>i
=5 rn~~;; rn .'.\
=J=I~'~' m ~~:::;,=-_':: rn, .'
,=i rn ~-=-- rn 1<(
=! rn c-, ':::,=,' .,',(
-_ _ rn c---- '.'
,- ---'-: ',' '. '..'......
,,"::: [tBl~=:==/ ,.'..
- - - __ -, '-===- rn
-::: ==-.:.....:::::::.----~w "".
- -.-,.--
'~.- ~EB ~=- := "1</ ."...".
- ==-=:==E8.,.
- -, EEl =~~--= rn .. .. ,"
! I ~~--=--:-==-- ~ .'..' .,.....,..'
L,.e- '[~~~ EB -~:/<
/ t:BJE~"H~. ~~-:=--~= ,.,. ,/.'
~E- -- J'~~--' -..----,--- ".<
- L 0=__ j_-'~ ~:~--=-~----===-',,':'':':'-
" --, m '------ " .,...' "'>
---. '" '. ".'.
,~'- --:=-:-,....\
- - 'c===:....._- ~ .\',
-':4 ~ ",-.:.
1:= :::' '. ~-:-.. ".i<<
1:::': =:::-=-,=-= --= ~ W ----:= CD',
t- ==-- -=-~~' " rn ~.' -~ rn
II r rn ~.>- '== rn ....... ,\
,::.=....-= :::~= rn "..",' .'
c ,'~--, E8 ==~= -:= rn> ' ','
~ . t:~ ====- rn:.i
:::_ __ ""_ .---, i
]===- -=---~C ~ ffi ~~'::--='Ii\...'\.i/)'
.., ---: rn ==-, .-,==, .'".".. .'",' .,..,i ',.'
----.-- '\;llIrn -.......----'-,
· ~ :~==~'!lJ:c .~ ....>:
~:J= -. --'. - rn =---:- ~~ Wi. .'
~I; ~c: .., ,....,. ~...~i.._---= rn \i. '.".'
--,- ='__=i__=- ~-----'- rn '/" ......,'
]- ~._,_.,--- .~. ., ..
(Hmnlllil J-=-'c- ----..,....,--.. -, ./ i
~ ===c=, , =::=..--~-. -.-..,. """),
_1= ====-=-_=-::c:., '---=-=-""':'='== rn ...
t::: ' ,-- :--..
, =c1 =:.:::=~ ".=:--::=:= rn:-'='-~~'1:.,.," , '.."..,..
~ t;- r?--'-~ ~nrn ==:='=~ ~ )/....
' EB f-- --- OJ ---= rn ..'.>
. ~=:== . rn =--:_=~-= rn ...."...........'..,...".",','".
. - '. m ==_=-.:::c.::::.. rn .>/
j= -- :=' rn =:=----:::~- rn .,..",' ,,'.,.'. .
~ ;=:-:_',"~' -. ,,"=~>.ii<:
) U
~
/
~
8 ~
ii':m Il..jn
c;~ ~~
I- _ I:_
~oI- ~~
"
z
()
l-
<(
>
UJ
-l
ill~
I- .-
U) ~
ill'
5: ~
i1j
;
" ~ <:xIVHCYIO::> 'N:HdSV
,
~z ~ '"
II~i .... ';;::;- " .;! ~~s NIVW ZIT
- . - . a 0
o ........ Eo lHOOW'ffiIINOIlIOav
N:j Q') ~:::;. @
~Q ~ ,:; ..!a ~
"" ~ ~.. so
" .~~~~~ ~<J<J<J<J NNI SWilSlliH:J
~ ;.;i <..l ~ 8
:t
l-
.
L~
\f)~=~
. --..l
()~
Z~
ill
It
~~<C<'>~9~O ~w~
~ ~ $ ~ iil ~ * ~~ ~~
NS", I I. 8...S..... r I .....~Q~
eO'" ~)<lQ EOON.... ><l'- .... Q
~NU<CI OIl <0,1 0 ...0", <'\! <N ,,00 -<
. ... (I> Ii&oClO ... (1)....0> 0 0
~ z~<O ~ i' ~~~<ll g: ~. e~ ~l ~
o;j~ee~~ee. eral~!
00
l(")
.
17:1
<r::
u
","
oS
-e
"'.
"'~
~~
"'~
"""
it ~ it ~
ti ~ ~ ~
~ - !Z
~
ci
f
... -. .-
- - 83 ~~ m
= - E8 ~-c__ W
,cj
--1 --"-_.-::::=~-=--------
.........c_-
~j ~EEg~~~
~ -m--
:It.
=
~jJe
--==- '"
,-
I
1..--.,
" .
rr- .-- --- ....l.:........
~__C-=EL
w~:-:::~T...-TI
~<{
~.
I
~
~18
z
()
I-
<(
>
ill
-1
ill~
1-"
\f) ~
<( .,
ill ~
--
:r:
E-<'
-"
~ ~ .
r.n. ...=::1
. --...l
0:
z"
J;x:1~
~
. o GVBO'lO::J ' N3:dSV
- . .L3:3:B.LS jVW 383
<: 0
:: ~ i'.o'!
..........1'<: ~ E <:I 13:aOW3:a NOLLWaV
" g~~~:z; @
~ ,j; a5 NNI SVW.LSItIHJ
~<I<1<1<1 g~~,-,~s~
~~~B~~8
I" E
Z.? /
</-- A-t
f'.
"
~r: .?J ~
~ d -------
, I
/~ I
,~
I
\
" /I
z
Z
I j
~,
en
~
~
~
en
~ j
~
~
U
,...,
. .
. .
',~ \
,-I
...
.,
.,
'"
on
~o~..~~.o
~ ~ ~ ~ ~
~ ~ "l :'8:'8
..s- \ I' I-So... \ I.
00.... ",.., 0 N'" ,..
1'::"".,., '" ~N' _'-'<0 '" ~N .
~;';:i<O .: 1<0:. oz'!:i;O ::: "":' .
<:> li: co ~ tIl.., ~ ;::
... '" lli co _ ~ '" '"
N C ~ '-' l? III ..... --
'"
.,
"
o
to
.
~
.
o
~
~
~ 0
~~
~
.
?? !
x li:i
ill IU
D J:
'"
2 -'Ill
~IU
I- d;
w 00
w \!!
:r:: :t'
IS) 0~
Ill()
<<
()
lL
2
ill
D
()
0
\!)
2
D
-l
=>
[Q
Z
z 4.z
<(z -' <(
......l-<(fi.....j
o....-lCin..
III {L () III
()Ill()()
()()-'()
.....lolL......J
lL -l -H.L
....JlLW'-l
IU--'>IU
~fu~~fu
::J -1w D-'
{LIll-'ZD
'!:!z()1ll
\!!():;;,0_
iJ)-1X ~i!=
@ ~~\ tSO
~\ c ~~ 0-+
-?~ -. '- ~~~
~0 ~~
"- ()()
"""- ~ 20
~
'1
~
J:
z~~ zz
()-() 22
i=~z 1-1-
~>D"'<<
[U lll{tZ >>
-l-I.4':o lUW
w W)...i= -l....J
II--:-=( WUJ
~\-O::>l-1-
:J (i:::)[u \flU)
()()().....J\\;!<(
If)Z\,)W~lll
~
IJ'
~
,.
""
,'D
,....$
~-
_Nm-.:t _N('l) "tlf)
;; <j<j ri ri "''''''' "''''
~-,~<<,<<< <<
2::
<(
ill
I-
2
\!)
I.f)
ill
D
'" IU
1- Z
~ st;;;
1-. o.....u..
~~ I 1
Ill< ="'<f)
<(Z ~~g::
I-- I~NcGl()lf)
\) ~)-()().bm
LU L::r:N\)NN
I- IJ) .# Z't>t>
:c ()UJ~~aQ
Ii1 ill ()s",r- r-
<( O::N\J)<(~~
z m ~ ~ 0 0 rJitii\ 1\ ff~ I I
" +W1t'
;= 41If;,
" ~:,({;~i.J
ill i 11~~".,i i~.. " "J
0 :J :J
~ ;;: ;;: '"
r:::l ~ ~ "" "', z ~
~ 11~ 11 ~2 a z
~ 0 ~ :J
<r: ~ ~~ ;;Z " 0", ~
~ D "- " \! <ll~ J
" 'l' " w<ll ~ ~
~ 2 3 iii "-'" ffi " dU:: ,.
;,0 ~ w
~ ill ::. ,,'I Ii' ifi n II i=O 0 ~
\!) '3 ",,, ;;;
0 S\ ~~ ~ " \! H
~ ill ;;: ~ jii <( "
lfJ ~ -l
0 -l II II II II I ~ \:\ I Iii
<( ~ H
Z U [i: Ii'
ill
~ I- z 0 mo ill I I 1\ H J \ I II II
~ ~ <( "
Z ;=
2:: " I
::E ill
~ 1,.; h
z z
~ Sl "
C\1 ~ ~ "'01 ~ 2~
lfJ ~ ~ a,. J :J"-
~'l' ;R 0
~ ~ " ~a "
<r: ~ 't 'l' i ~ -' ~~ ~ ~~ 2
C\1 c "1 ~ }.
" 3 if; ;= ~ '" ~'" Ii'
D
2 ~:-"
ill ~ , <B
\!) -; \_~ ~~ $i 0 ~ i~
ill -W ~ e ~
-l ( "i ~- : i 0
-l ~
() ~ ~ ~ <; 0 <; <;
<; ~ n ~ 0 <; " ~ ~
[Q c ~ ~ ~ ~ ~ ~ ~ I
2:: ~ ~ ~ ~ I ~ ~
~ ~ ~ 0 ~ ~
)- ~<; 0 ~ ~ ~ ~ i ~ ~ t ~ i ~
I.f) 9" e
~~ .
i
]j ]j j .
~ ~ 0 .~
- ~ H ~ st '
8'. ~ihl ~ ~ f t ~ ~ lH ~ J!'. . ~ ]
h~]~ p~iH --f' l~]l h . l.i" ;il~!n t~~ ~ H"~L*L!. % 1
Hi~~hUfH~lHfBlhH lfB lHHHHhinhUinHH ~U~UH~fiH hUn
I.f) ,.
tS ~ ~ ~ ~ ~ ~ ~ ~ ~ "~ ~ .. ~ ~ ~ ~ . ~ ~ ~ ~ I. . ~ ~ ~ ~ ~ ~ ~ ~ . ~ * ~ ~ ~,~ ~ ~ ~ ~ ~ ~ " ~ ~ ~ ~ ~,. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ > ~ ~ ~ " ~ !1 "
I-
<(I ~ i- ,'L ~J"2f
> 0 t j _ f ~:. j ~ ~ ! 1 ~ ~ f ~
illh.:tqJ: ~~! "!jr~Ell'i it3~1~il~ l;o.~.~ ia-_~~
lR uti fH iJH h HB!~! H H! nun~ AJ~~lniphH ~f! t~ lu j ~H l~tHHdB Ii J H f
<( H~uuh~h~2~~;j ~ ~~~ g~ J he ~ ~ H ul ~<i 3~.5 ~ U Hi ~H~~ ~.~ ~ H~ 2 ~ ,,~~o.d H ~d H ~
'lio., - ''''I
0 ~ oaV<IO'J:O::J . N3dSV
~ ,
'- .L33<I.LS NIVW Z8Z
~~ ... g II os.
~ ;:: ~';;- r:l'" a <> 1:1UOW3:a/ NOI.LWUV
"~ ""....... ....... '9
M~ ;.:; ..... Ia i
;~~.~ ~ NNI SVW.LSIaHJ
~~{;luao ~<J<J<J<J
<=\ '" u '" ..."
I
l- n ~ 0 ..-j
. ~ ~ . 0 .
I , . 0 . ~
0 ~_3_ . z
t;",s- . ~
\fl . u , , , ~ .,-4 "'::1
"'"=...1 00. ~" p~8~ . ~E
3""u~ 0 . . :;'io.
6 ;;:-...l Z;i'" .. ;;>~..;;;:; . .
~ ~ <C ...
0 " 0 g ~ ~ ~ ~ "''''
Z , ~ . ~ ;;<t:
< N . "
~ . . ~ "''''
~
,~,
.""',
z
~ ,
\)
-'
N
"- NNI S'fH.LSI~H? 9NI.LSI><=1
~
.:
-
'1 I \
I--- ..~
L
~ z
\) i\(D Of
-' III
.(
L
~
z III
Of it
- III J:
.( - ()
>- L t <!l
~ Z
III . III ~ i= l
-' ffi
-' ~ it ~ III
.( :t: . X
0 -' () 0 III
0
N ~ <!l .
\) .
z !
-' i=
III
X
ILl
- "-
\ , 1 1/
<
~ ,
~
~
9H'o'Il\l...AO ..oo~ <
.
~
~
\)
-'
NNI S'fH.LSI~H? 9NI.LSIX3
-
.1>\"001
9NI>I~'fd 9NI.LSIX3
,1>1'001
#~
.e
~
. III
~ ILl
Ii
~
III
Z
4'
L
Z
<(
-l
IL
\U
I-
\fl
\!)
Z9
I- ~
U)~
X ~
\U ~
i
,
~
.L3::l~.LS ON?:
-
,
., ,
j!: , .
1: ~, ~}" I L ISJJ L"I a<lll
i c;;. tOe;; I ~i' ,en ~~ .' ~
: ~.~. - -' .~. - -' Be'
: H ~ ~ . a ~ ~ !~ m
~ I OaVHO"IO::> 'N:B:dSV
Ills r " .L:B::B:H.LS NIVW Z8Z
.. ...... W I
ii~~~sal 13:GOW3:tI/ NOI.LIGGV
:ish;1 1<1<1<1<1
NNI SVW.LSItIHJ
, ce.'
~ ~~
"''''
<ri =8
S~
.r\
.'
~
I
nl
hd
<~~~
~~~,
.o,?
n w
0 '" ,
'x '" .
~"'. bl::R:
d"
II I z~~ ~5~.!
ax" e
3 ,
w
w WI Z
0 <(
'x
~w. -1
~.~
5~~ IL
3 Ii
f- a
OJ a
OJ
}- Ii -1
OJ n f- lL
:J ~ . III
<
-( > z -1
~ ::;' UJ
n :l: >
w
m 0 UJ
-1
Ii ~
UJ~
~ ~
a ~
-1 ~
NNI SVH.LSI~H? 9NI.LSIX;!
1""',
9NI"'~Vd 9NI.LSIX;!
t-"
. .
~.. ,
0 ~ o GVH 0'1: 0:::> 'NadSV
~
0 . . J.aaHJ.S NIVW zez
~s " . . a' 13aOW3tI/NOUraaV
6~ ~ g ~ ~ ~ @
:>:.. t;
. i~h~!
<J<J<J<J NNI SVW1SItIHJ
... Q '-' '" u
t""'\
~
h
~il !~
L
m.
x-
o~
0-
"
2
,
I
~
z
ilii\
,,~
<
~
\
\
\
.
o
Q
~
z
~
>-
IU
..J
..J
<(
,,~
~o,
<
N
x~
0'
o~
"
(j
~
"
(j
~
"
x'
o~
o!
"
NNI SV".lSI<>lH? 9NI.lSIXa
/"""'\
r'\
.. ~ >.
\
\
..
\
..
z
o
\ !
\ I
~\ /.
~ y
:>.: i\
~ / \
I ..
i \
! \
I \
;'
.
o
o
i
~
z
o
:r:
1--.
L ~ .
\J) ..= j
. - - ~
0:
z:
w
It
tt " s 0 , C\1 --'z
~ . 0 a
. "" &l O!: z[;'j
. .
. 8...3~ 'i' 'i'
, .\:loa'" C\1 j~o..
00" ~H~ : ~~81.':l !:o ~~
aN"'~ . v.; ~ ~ 0....",
;';z'" .. . ol.:!iOO: ~.:. . .l ~ ~ <r:
.' 0 '" ~ ~ S ~:: ",,,,0
0 . ; ~ . ~ ...",0
" ~ . ----'
> . - - .
" ~ "'....
00
~ ~
. -
~ ~
~~~
~@~
~~~.
m~~
~2~*~ \;
o.
eo .
~ ~
~ :
" ~
~ ~~
h~~
<t~~
~~~~
NNI SV".lSI<>lH?
9NI.lSIXa
Z'
>x
,,0
",-
1fI
~,
z" ~
- ,
Z.
0- b
>- @]
W
~ I-
~ IU
IU
@] Ii
I-
~ III
~ z
~. " ;;:
z_ '" X
p ~ ~
~o z
-"
~ < n
~
~
z
o
..c::>al..blO?N....O
~'"
o~
2~
~o
~~
~~
9NI:>i<>lVd 9NI.lSIXa
~.
~~
"
e
z
;?;
\!)Ill
z<(
-X
1-1-
!!Jill
x-
IUIi
J:
\l
~
~~
3~
h
z
<(
--1
IL
It
0
0
--1
U-.
--1
ill
Z>
<(ill
--1--1 ,
ILl-- "
W\!) ~
I--It ~
\!)U-. ~
~
I
:, ~ OaVHO~O::> 'N3:dSV
~ ,
~
u .L3:3:H.LS NIVW Z8Z
"z .... 0 It .i:!
.... jo...... . ~ '" 1aaOWmI/NOLLlaaV
;- t; g~~::!~ @
.~
Bo . ), .... !ii ~
. ;a~e~
~~e~e8 g<J<J<J<J NNI SVWlSmHJ
:r
1--'
L ~ ,
IS) ~=j,
6 ~-..
z:
UJ
It
o ~ '" e
:>: Q <0 .., -< 9 '" 0 0 '"
~i:2~1':""ii!g: JI3
~N3.. 'f 'f. @....S.... 'j' f. ~.. ~
oO-OOx", ..00"'....>(.... -8<=1
~"'uo '" ~'" . tzl_<..>.., '" ;liN . "'..-<
. .. D>..."" I-' .... '" ~'" c
Z .., . ;:)~~'" . <<lQ ~
'" ~ ~ C @:;;j i ~ ;;~
-..~_... !
"'-c--~,il__
C":l
,
C\l
<C
~
~
~
f:!
.
~,
~
I ~
~
.
~ ~~
~ fu~
M~~
Sg:!l~~
I?~~!;~
~l
ii
&(
r
'-'-~:';I
ZILI
i=O,
'-;1 <IlO,
zu:: I' Xli !
, j::O'" IU i
'co(!!) 0 I '."', i
" 'l<li I
"UJ "
, , "". I
r~.' "c. , ..-"--,-,_~,
1"
I'/>
r
i
r-. ~~
~~ o~
0- 0-
~ ~
.",."
~.
t-
O~
0-
~
~
1I0Ql~1>'O';)N;r.JO
.o,?
'o,-=,
/(2)
<
~.
t-
o~
0-
~
$
I
I
\OIL I
;!;o 1-
:no s
i(li I
IU I
I
I
I
~~
JR
~T
~
I
I
I
~ I
\ ' "
\ ~ /
, I ./
---.---, ----.-.--.,.--.-.~-,-.,.--,._.~~J.'..~,~_ "'_'_"'_"'__
z
<(
-l
n...
It
()
()
-l
lL
-l
UJ
>
UJ
-l
D
z
()
I)
UJ
\fl
z
,
i
I'
.c,.
~"O
.
~~ ~
0 3
z
~
\
~
~
3
z
Ii
~
I
r
,
r'''-1
I I
! i
I :
"r:'-""~
I ~f
~~
L ~~ i
/ ---.--__1.,
I . /
' /' 1
i
I
I
I
~"O
V'
,
\.
\
'j
I
'\',
~.
t-
()~
0'
~
,
\
~
~f~'WO';)NiloIO
,
/
/
------.--,\
I
\ !
\ I
. '
\,
"'-"---'-"----'-.-'--"-""-,-.-'"--,---'"--,--'''~'''-,,,-~i
,/00;,/
NNI S"'!I14l.~ 9NLLSIX3
---
1,_"",-- u,_'_"..,."""""""''''''
--
~ '.. .
".~
~ ~ OQVHO"IOO 'N3:dSV
~z;il " 0 . .L3:3:H.LS NIVW Z8Z
IE~t ~ ~ e ~ a~ 1aaOWmI/NOIJ,IaaV
~o.
o~ ;;.; .. t; ~
; g. 8 ~ . NNI SVWLSIHHJ
~~Ba~8 ~<1<1<1<1
./f""'\
J
,<
~~
&f
I
3
~
<
e
~
-.
X"
0:
0"
~
m
".
x-
o~
0-
~
~
".
x-
0:
0-
~
1oI00l1ol11O?NOIdO
,
~ / !
rv'
r
\ . \
\
\
~ .
e
~ ~\
I! .
'" I 0
~ \
~ \
3 \
. / \
~ I \ ,
,
, ,
/
/
I
i
I
/
;'
,
/
/
"llOa~llO':>N"''''O
I
I
I
f
\!JILt
2::0
1;;0 -
5<OC
llJ
I
I
:~..'~
~~~' I
ml
m
".
x"
0:
0"
~
<B
~
~
~
".
x-
0:
0"
~
~
,
'\.
/........
~~
0:
0-
~
=iOO~
9NI.LSIX;;
.. ----~---'~._----."-."-.__.__o_~\.'./'< o'
.n.._ _ .._._.________.____-----<.
\
'\\
o
".
X"
0:
0"
~
~
-'
"
1.._.__:-:..-.-:-------------..-------.-------".-..-
-----71
. .-' I
" ///g~li
. '-, ' Ul 0
I, ZIL(' 5<1l!
"\,~.t:O '.'"". . UJ
w'UlO ....
'// '~Il! I..., I
c: -----r'L----.---.:..cl
121>
r
I
,
~1S
c
,-
c.
c,'~
I
rJ
---L
I I
! I
I--T~-----~____
, I
I " I
I H
L___ ~~
,.
c,,~
V"
./'
I
i
_o_>~;)
/ I
..
,.
/
I
\ i
\ I
\ I
\1
-....-..__..;J
.__._--~. --...-..-------.------.-.------.... -... -.-
......
"
.
i!:
1:;
tfl ~='j'
()~
Z~
ill,
It
g ~
~ ~
i' .
~ w~
he
2 ~~
@"
IM~
<I~~~<1
~~f~~
~J
00-
t;...o",
;:ji;z;-o;
.
o .
" ~
~ 0 11
~-O:3~~ ~l.:?
'" ""0 '" '" :s ..,
, . ~"'c5- l' 'f. ~'::I ~
~::1 . ~=:<..>~ ~ ~~ . "'~ ~
..."" . 5!o:; .;;; "" r.;"" . =0
0' 0 !4 -. -. ... ~ el
.... "':i ~ R ....~ ii
'" - -0: '" "" ! __
-- f;; = -- ~ _
,
~
.
C\1
~
t
"
~
~
,(j
z
<
-l
0...
It
o
o
-l
IL
-l
ill
>
ill
-l
D
It
r:
I-
~
.~.' ~
J
I
0 ! OGVUOJ:OO <N3:dSV
,
~ " .L 3:3: U.LS NIVT\1 G'8G'
(;~~ .... ~ II il
..... ~ . g'" 1aaoWaa/NOIJ,IaaV
g~g~ g~...~-t @
.. .: t Q"'.. Ii ~
. . ~ z tl.. a to
. NNI SVWLSlaHJ
"Hni!E ~<J<J<J<J
o ~ "" t.> '" 8
I,
1-.
~~
C/)~=~
. --...
O~
2:
i.JJ'
Q
~ 0
~~~g:~~
t..s... '7 f. ~...~... ':'
t;geq; ~ ~~ . ~Sug ~ ~
;j:.:;.:;:! :. "': . g~!::;'~ :. ...
'" R :e '" -< R
~~~efi~e
, !
; ~J '\-f ~
. tJ~;sa ~Q
. "'~!;!8 ~~
'''''<'l~<l 'II> cr:J .......'"
:;~:ii~ r- t3g;
,-, " - "...,
, ~ ffl '-l.j.t>:J~
I
,
l
----
.;:,. .!' -.- ,> If/i.. I
<:, ~~'> '" i i,~:l~~ \>~~;~ F'CB'r~ ~~fL
""' , T'V /, "'" r=;L,,, ~.' , ,~ '-,.--_. c -, 'll:OJ ml
""'/ n.. 'r#!' :'>;" " '::::=:-=::===':' " 'lit!!
~'QL~ ~ :~:';;:'\".IPDj~
1.1i=:==:::==::::.:~g ::"[f-fJJ flinT'\!
' '"'::::~[3::::::::::=-::::~''' - !!'
I ~..:' '~~~ :2~~\;1 _ tr
; !':t \1-.--- "-"'--, ~ '. ;<11, -."',,
! !:~\I ~~-~~tl ..'-
r 8~ff~=-=--:::;:-'=:':'~::=:-:c,_,~ __ ;".
. , :J-~..-.-~I!lJ UIlID ~..-""."']:':'4 JI/=:. ",
! 1+] ~" -ft,fjJt,:~~_ JJf=~
' '., ~ Igl~r'1.,;J , "..:: .
<~.i~jfl~ili~~~' ~ J
"'i~1\~~b==~r:->. :~IL::' "'=-:~ .')....,II~l~
' ic~,:""". _UIlID ~."':>j;J~II. _ '~III~
I "'. 1=---I:J>:,fJOIel."", ~. .:ft~~~Jl
r <; g~: ~I'!t~"::'=.c,f 1"
I ' ~~: t . " F1 i1:1::::::-. ~~
' ~ EE- :fIL"{"'~<
I =' ~I(:~~~r-Ib ~~\ v,
~ f:---= -:i~- cl~~c., ....,. . , ,
' I, UIlID:ll.~.t'll I:~., \\ '
'---- If:=tt121j.C'i] I,:~.. ,>;:
J~:::t:;l~{J~~_' :.-=:, ',: ,:
:,.l"'HC ,',_, _'_,
j~~s;t-3~J~lY~~-' .~..._-.._. "..__..,~._,___..,__
i~~t~: ~~~~~.:~~
fig~f' ' ...-...'=. ,
!frifi~i~i ~I
'U--1JUIl/:':1f~ "'. ~
~~ti . :
r---'r ~~ ~.. " __
! ~ t=;Q~f3-:1 ,'C"'~==--==-=.-~ J
r J~4~~.~"..'.~. ~~
I JJ~ij 0 . ~"1:.I'. -. ',- r k%;'"
I ..-:ii', H--.., C "'?t'
r ',b4fi ~"~<u't '-~,;;::. ..,.r&..'",., '., _.
'I iJ: ~g~lIiifJF ~ I>~F>
c. '#I'1i ';;)','cf '-D.--! - -'. ;61&
n_\ ;~~ '/ ,I/!---:. i.':'j.r'i::'l---, :_.._.._,,: ~. . '.
( "lJll'"I,',",I/ '- f:;J.:izfil,. ----;s;",. 'tII:J '..",...,'
"/'. -g;'~,J!IIL--'lt~':J:~..J~~ ':";" '. , , ."._
I EH~== ,-, - iff : , 111:>;;3' OJ ',2
" 8cJ~i.~' '..~.j:f1/c.'Ic. ,$.
12d~ ~ L UIlID.:-r-- cl..r," "-"-'" iJL J
I ~~:=:mlifJ: ~
! @~ ~" ~~~ -.1 =.==-=:-. .~ tttl-"
I Eft IE ..~',,~~ ~ ~
Ir;i~. .,......~ 1!c :;'i.",
CWl'~~!~ _::~.i ~~.' ':'IB.'HB. ..~..ji<;
\~'\JI ~Ig;;.~, 1::=' . '._ >-'~:.. .",' ',." . ","
\ ,,~ -- = = '; :.
,,"",~.--L~ ~-=- _=::~_:_~..==" .'"."
~-
"" ".
~b 80) ~~
ct;~ ~~ ~~
S ~ f
----------
t
il~
------
f
""
r
ji-\..
r lU
<0
. - --l
:::>
[)
j::
ll)
lU
>
Z @
a z
I- a
-( j::
> -(
lU >
--l lU
lU --l
:r j lU
I- .' I-
:::- ! ll)
a~ -(
ll) ~ lU
~ l'/
z ~ oaVaO"IO;::> 'N3:dSV
"
o . Q .L3:3:a,LS NrV1'\[ 282
.'S .... ~ I. ~
rO" ;;~~~"'S'" 1aaoWaa/NOLLlaaV
1'10. "'....... " @
0.. ': ~ .:;......!i; z
. , ~~~&fl I<J<J<J<J
~~~& ge NNI SVWJ,SIaHJ
,-."
ilNn )...l~;;Z"O~d
~~,?
<0
q
.-
. -~-_.._--
._-_...._._-._._.~-.
--
-.. -----.."...--.--.-.......--
~
"
- - -- - --- -- - ----- -- - -- - -- - --
ilNI'AJ.iIla..~
"
--.-------..--
--..-
I,
1-.
~E
C/) "::::i
. --,.j
O~
2:=
W
0:::
eo
. .
~ .
"'s... l'
Ii;Z8; & ~
;.:P:.<::; -....
, 0
~ g; s.
" <
z
()
f=
~
OJ
-J
UJ
It
()
It
OJ
l-
X
UJ
:r:
I-
It
()
z
>--
UJ
-J
-J
<(
~
t! 0 s s
... ~ ~ * 8 rJ ~
~ 0 ; ;g "'~ ~
. "'05;;; ~ ,.!.. c'ij ~ s
. ~ ...(.>~ & E gJ . '" ~ ~ 1:
. 5~....", . "'<li' ,
~ ~ ~ ~ ~~ i
fi:ee E.~ t
~ !
C\1
'"
o
,....., Pi
.'01 ."
~ "i
><,
."
I
0 ~ oavaO"IO;::> 'N3:dSV
" C
~ztl Q .L3:3:a.LS NrV1'\[ 282
... ;:;- II :
3"~1; ... Il: Q . g '" 1aaOWaa/NOLLlaaV
Bf3o"" &:~~~, @
.. .: ~ .:;..... S ~
. , ~~~&~'l
e<J<J<J<J NNI SVWJ,SIaHJ
~~~&""e8
I,
1-.
~E .
U) 0-=.:1
. --,.j
O~
2=
W'
0:::
e 0 ~ 0 ,
9;~"'9;,;0 151;l
0: '" '" '" 0: '" ~ ~ f;J
"'s... '? '? €1...so'" 'f 'f. B'" .
00...., ., V'<:I "'''' ...
3"'(.>'" '" ~'" . ,e:...(.>", '" ~'" . g ~
. ... '" ..... . ~ ... .. 10.;.. III 0
Zl!:'" -- -.' 15 ~'" -. -. . 14'" 5
Q ~ Ie R '" ~ R Ie "'~:z
N~ee~?Jee !'''-l
" . ,
C':l
.
'"
C':l ~
; ~ ~
~ fjj
.
-----
3NI'-l..i~3"O)ld
f.~
.-
-- - --- - -- ---- -- - -- ---
-...._.._~.-.,...._--
\f)
Z
()
f=
] <(
>
I ] OJ
I -J
I OJ
I It
I ()
I It
I
I UJ
I l-
I X
I UJ
L__ Jf ] :r:
I-
It
t-HI J ()
z
D
It
<(
>--
] I-
It
:l
()
I)
DO ~
'"' -
,._.1":"'
:t-!:::.
.' r--
:;;JNn-l..1"lI",",OQ<I
,
. . .
~ f .,_ .
~ oaVaO"IO;::> . N3:dSV
o g S . .L3:3:B:.LS NrV1'\[ 282
-. ~ ~ S ~ il~ 1aaOWaa/NOLLlaaV
a~ot
e 1400> t .:; .. t ~
..
. , ~ & ' "l
~hhB e<J<J<J<J NNI SVWJ,SIaHJ
I,
1-.
.~E ,
U) o-=:i
. --,.j
O~
2=
W'
0:::
e 0 ~ .
~~::~~
...3_ f "{. ~...-'3o_ r
'='0... ":.0., _.0........,
I;;<><u", '" ,(<>< . e;...u", ... -<
~2::i:;';;; :,10.;: . 15~~;;; .: ...
o~RR"'~1e
0; ~ .e e {;;;: e
, !
! m;
"''''0:._
: ~~ ~ ~
. f3<l =iff ....
.~. ::i~
hg
'il &i
~
.
C':l
~
~?
<b
~~
z
r ()
I l-
I <(
I >
I OJ
I -l
I UJ
I l-
I \f)
"- OJ
s::
~
""-,
.----..----...
-----.
---.---.------
=--=~::-==-===- ].'
---,.._-----
---..-.--.----
. --"-"--'--"-e-__
---.---..-----
..------- -
--,------,-
.-----
--.....'--------..
~I.
:
,." "
. "
I
I
!
, . oaV<oIO"IO;::> , N3:dSV
, ,
& ~
~:i:;ff? ... ;:;. u O! .L3:3:<oI.LS NrVIAJ: 2:82
i~&t ... '" ~ . S Cl r1aaowaa/ NOIJ,Iaav
Ii O. Z~"'~5 @
o. ': i;; .:; .. t z
. , :~~D~'l ~
~<J<J<J<J NNI SVWJ,SIaHJ
~~~(.>rz~8
"b ~~ " ~-
ig .~
. n <0
"0
0" ~~ ~~ ,-
" " "
e
~
~1"
---""_._-,_._--,--
83
83
_.._---_.-.._-"--~--.
------.._--.._,-"-._---..~
....--------------
-~--~--_._--.,..-
--.-.----,.----.--------
83
fB
EI3
EI3
EI3
fB
------,---
-----.--.--...-----..
-~".._-"....__.-.-.--
--.---..--
...-'..----.--....---.--
---..-----
-.-...-..-..---"....--.
------
-.....----.-.--..-.-.
.--.--------------.
.----.
---------.-
--'-"--"-'
_..._'''-_._-~.__.
-'-----.
[J}
71 .... I':'l
II' ., "."
2:
~
U). =:1
-"
o
2:
w
0:::
r. ~ 0 , , l()
~ : . ~ 15M~ '"
. " f;:S :S . "'Z
<-<oS... f . ~o~;;;
00... ., :;;! ~ : mj ~i C':l oS
&"''''''' & . :>:_u., -'"
- - . . 5~~;; o , ~~
:i:;~.1:O 0' . "'l", g'" , ~
~ ~ e ~ g ~~ ~ ~ ""
E ' ~ ,",,,
~ . ~ "'''
z
()
I-
<(
>
OJ
-J
OJ ~
l- .
\f) ,
<( "'
OJ ~
~
-
1'""'1
o
.
, October 30, 2001
.,..
..
,
Stan Clauson Associates, LLC
200 E Main Street '
Aspen, Colorado 81611
THE CITY OF ASPEN ,
\
RE: 232 West Main Street Tree Mitigation Values
Dear Stan:
I
.An estitnation of tree values on the Christmas Tree Inn site (232 West Main) based on a
Tr~e Removal Permit Application dated September 29,2001 is as follows:
One (1) 12 inch diameter breast height Blue Spruce valued at $2034.72
* This tree was valued at 50% of full value due to condition '
One (1) 12 inch diameter breaST height Blue. Spruce valued at $2034:72
. ,* This tree was valued at 50% of full value due to condition
One (1) 17.5 inch diameter breast height Blue Spruce valued at $8654,63 '
, ' '
One (1) 16 inch diameter breast height Blue Spruce valued at $7462,71
One (1) 10 inch diameter breast height Blue Spruce valued at $3115.67
TotalTree Valuation: $23,302.45
'.
Total Proposed Mitigation: $9398,00
TotalOn Site Mitigation Amount due upon receiptofpermit: $13,904.45 -*'
Tree valuations on site have been performed based upon the Society of International
Arboriculture Rocky Mountain RegioIl Standards as outlined in the City of Aspen
Municipal Code. This valuation is oh1yan estimate and may change at time of issuance
of permit.
Please do not hesitate to contact me if you have any questions.
,
Stephe~E~;-1, :' "
- ,\~ ..-' . "-"~~,"~"'~~'~~~ '
~_.,.':,:'~:kt..f~' . ' , . ~...
---'DeputyDirector of Parks -~~~"
, -,,' "=",,-
"\
130 SmJrH GALE.N'ASTREET . ASPEN, COlORADO 81611-1975 ; PHONE 970.920.5000. FAX 970.920.5197
www.aspengov.com
PrinledonRecycledPaper
--
OCT-03-2001 WED 04:49 PM WI~VER TREES
FAX NO. 97~639833
, ~
p, 02
WIND RIVER ,
TREES
October 4, 2001
Stan Clauson Associates, LLC
200 East Main Street
Aspen, CO 81611
lANDSCAPE PROPOSAL 2002
Site: Christmas Inn
Aspen, CO 8161
Installation to include all plants per list below, labor and equipment.
PLANT UST BELOW
1- 4" Narrow leaf Cottonwood
5. 3.5" Multi stem Aspen
1- 18' Colorado Blue Spruce
1- 3" Washington Hawthorn
Staking Material
Equipment:
Crane 60 ton. $165/hr x 8=
Labor:
5man crew w/ truck. $193/hr x 12= $2,316.00
TOTAL: $9398.00
$ 448.50
$2,024.00
$2,564.50
$ 525.00
$ 200.00
$1,320.00
Tax not included.
.
Note: all other plants, soil and mulch quantities to be determined at a
later date by Architect. Thank you for your time. If you have and
questions or concerns please give me a caD and we can discuss them.
Best Rl"gards,
\~
Tony COI,
19351 H10I1WAY 82. CAlq~ONnA.LE, COLORAI)O f:1(,2.3- . PH 970.%3.0744 :. FAX 97Jl,963.9S.i3
t.....\
~. CLAUSON AssOCIATEs, LLC
Planning' Urban Design
Transportation Studies
Project Management
.
4 October 2001
200 EAST MAIN STREET
AsPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAX: 970.920.1628
E-11AIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Stephen Ellsperman
City Of Aspen Parks Department
585 Cemetery Lane
, Aspen, Colorado 81611
Re: Tree Removal Permit, 232 W. Main Street
Dear Mr. EJ1sperman:
To follow up on our tree relllDval permit application for the ChristmaS Inn, 232 West Main
Street, submitted 29 August 2001 we have ordered a cost estimate for our proposed mitigation
from Wmd River Trees located in Carbondale. The trees are to be installed both in the interior
of the court, and to enhance the front Main Street Side of the Inn.
Keeping in mind that all of the trees to be relllDved are located in an enclosed court, and are
minimally visible from the exterior, we propose that these mitigations are sufficient.
Furthermore, these trees will contribute to the public sidewalk experience. Please see the
attached cost estimate. ' ,
Very Truly Yours,
J~Ot~
J nnifer Dolecki
"""""" Arehitoot
STAN CLAUSON ASSOCIATES,LLC
, '"
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
@J
~i
14 December 2001
H.GH '...OUNT....
o
1f# i>A~ ff
ML Dennis Chookaszian, Owner
The Christmas Inn
232 Main Street
Aspen, CO 81611
Re: Taxi Voucher Service for theChristmas Inn
Dear Mr. Chookaszian:
High Mountain Taxi is pleased to confirm that we can provide a Taxi V ouchet Service for
the Christmas Inn as a condition of its land use approval under the City of Aspen Lodge
Preservation Program, Our firm has provided similar services for a number oflodges,
,including the Snowflake Inn, HotelJerome, Prospector, and many others on a call and
,demand basis, '
, '
, "
It is our understanding that you will provide taxi vou9hers fo~ airport transf~rs, as well as
other movements to and from the lodge that are not conveniently served by the RFT A bus
system. This servke will support the possibility of guests coming w. ithout P,riv. ate orrental
, ~ehicles, thereby reducing transportation and parking Impacts reMed to your lodge
improvements.
We will provide the Christmas Inn with information and materials that canbesent in
response to requests for information and reservations, as well as posting on the lodge
website. Tam certain that your guests will find our services prompt and convenient, and a
preferable alternative to bringing their vehicles to Aspen. Our billings to the Christmas Inn
will provide a clear itemization of the services provided,
The review authorities for you.r land use proposal can include a condition of approval for
theprovision ofTaxi Voucher Service with full confidence that Bigh Mountain Taxi
stands ready to be an effective provider ofthat service for the Christmas Inn, '
f::
, Very truly yours,
,.,-----'""") ,
<" ./. . ',,~'f/)a;. / ./
" p Ct<>;:' ,// .,<
/ p~' ~." . --- . -------
Todd Gardner, Owner
High Mountain Taxi
-.
Cc: Stan Clauson, Planning Consultant
~
(970) 925- TAXI 111 C Aspen Airport Business Center Aspen, CO 81611 FAX (970) 925-9409 wwwhighmountaintaxi,com
~" ,if ,
,\, "A' '-'(
~ I
\i\--{,~
~~
{ ~
'"
"
~ "',
~ ~
1 "1-
,'J(
'j
,t{
!'l '"
~
,
,
,<
i
.;,
.
9\
4...)
~
~ ~.
~ -.J 1\
'-'J '"
~
\;
~
"
~ ~
) '" ...
'"
-'>< N ~ ,
Ii) '" 'f
.
,
j f),J.,C_c,
f [M-f-v'..\--
~~
,~
~ '~
(
.'ttl ()/;JIv~
l.t I
+ 'ill
(t' ~'fJ/11 (J1,,;k
, /1)U
Z
;
~, -'. ~
" N
(j'I r>Y 5
(}/'/} , ib 12 ~ ~ c'/',/J',,.,
r'"'~
f<~?/Jn i'
:;
.f 0M t'
TO:
THRU:
FROM:
RE:
Aspen Planning & Zoning Commission
Joyce Ohlson, Community Development Deputy Director
Fred Jarman, Planner ,14
Christmas Inn Renolltion- Lodge Preservation & Minor PUD
PUBLIC HEARING
DATE: December 18, 2001 (Continued from December 11, 2001)
The Planning & Zoning Commission allowed the Applicant to continue the public
hearing held on December II tb, in order for the Applicant to readdress the two main
issues regarding this proposal: Height, Parking, and the 3 AH Units, The Applicant
provided a letter to Staff and the Commission on December 17'b, which is attached for
your review, These three issues have been addressed below from a Staff perspective;
however, at the time of the drafting of this cover memo, Staff has not seen illustrative
elevations or a site plan, These comments are based solely the accompanying letter.
A. Parkin2 Requirement
The Applicant initially proposed 4 on site parking spaces, which left them with a deficit
of 4,6 spaces, This restudy eliminated an AH unit, added a parking space, and substituted
the proposed van service with an agreement with High MountainTaxi effectively freeing
up a proposed space, As a result, the deficit has been reduced to 2,6 spaces for the
project, which is mitigated for the reasons in the accompanying letter from the Applicant,
So,
@ First Proposal On-Parking Deficit: 4.6 spaces
~.
)> Second Proposal On-Parking Deficit: 2.6 spaces
3
fr7-, 'L
~
B. Third StOry Hei2ht
The Applicant initially proposed a third story element that was 28.25 feet tall as
measured by the land use code, Effectively, it required a 3,25-foot variance from the 25-
foot standard for the Office Zone District The Applicant has restudied the roof for this
third story and has produced a new design that is 26,75 feet tall as measured by the land
use code, This would require a 1.75-foot variance from the 25-foot standard for the
office Zone District
)> First Proposal Building Height: 28.25 feet
w~
I
[ 1'-')
\. \,
Sv k1, \
r'~)
v
)> Second Proposal Building Height: 26.75 feet
~" ')
,'\1,^,,-- Ji<",^" J~ +, ,
..-.--
/,'1
'f-//vvv(
rlA1/(
~L
,~
,""
~
~ (tv
~irv)
+-
,
-
,
r',
!"""'\
~
C. Roof Form Desil!:n Chanl!:e
The Applicant has also proposed a "hip style" roof form to the south facing gable ends on
the east and west wings of the third story in an effort to reduce the massing even further
than currently proposed. The arrows point to these areas below from the first proposal
that have been restudied:
D. Reduced AH to two conforminl!: units
The Applicant has, at the request of the Planning & Zoning Commission and consistent
with the Housing Board's comments, reduced the three smaller AH units to two normal
size units that still fully comply with the required housing guidelines of the City of
Aspen,
\
[)( 1-- . \
.
'. .
r)
W STAN CLAUSON ASSOCIATES, LLC
Planning. Urban Design
Transportation Studies
Project Management
17 December 2001
200 EAST MAl'" STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAX: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.scaplanning.com
Aspen Planning & Zoning Commission
C/o Fred Jannan, Planner
130 S. Galena Street
Aspen, CO 81611
Re: Christmas Inn Application
Dear Planning & Zoning Commission Members:
Thank you for agreeing to continue the Christmas Inn review at a special meeting to be
held on 18 December 2001. Since our review meeting of last week, we have worked to
address the issues and concerns raised by members of the Planning & Zoning Commission.
I am pleased to report that we will be presenting on Tuesday changes to the project
proposal in the following areas:
Affordable Housing
· The three affordable housing units will be replaced by two units, both of which will
be fully conforming in size to the Affordable Housing Guidelines
Building Heights
· The rear 3-story proposed addition to the building will be lowered by 1.5 feet, both
at the mid-point and at the ridge. Although, it would have been possible to lower
the mid-point measurement by changing the pitch of the roof, this change would
have maintained the actual ridge height equal to that of the original submission.
The proposed change will have an even greater effect, but lowering not only the
mid-point measurement, but the ridge line as well. The roof pitch will be
unchanged.
· The gable ends visible on the south elevation and at the rear notch will be replaced
by hip roof ends. This will have the further effect of lowering the perceived bulk
and massing of the three-story elements.
Parking
· Reducing the number of affordable housing units will have the effect of reducing
the parking needs of the project by one vehicle.
· Rooms on the first-floor level will be reconfigured to provide one additional
parking space, for a total a five spaces to be located off the alley.
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
" .
~
, ",j
Aspen Planning & Zoning Commission
17 December 200 I
Page Two
f"]
· The van proposal will be withdrawn. Instead, we are presenting a Willingness to
Serve letter from High Mountain Taxi, and will be basing our parking mitigation on
a combination of three elements:
1. Use ofRFTA-bus vouchers will be provided to patrons and bus passes
will be provided to employees;
2. Proximity of Skier Shuttle-the skier shuttle stop is adjacent to the
Christmas Inn and provides service to all four mountains;
3. Voucher Agreement with High Mountain Taxi Service (or equivalent
provider)-all airport transfers and other transportation needs for patrons
that cannot be conveniently met by RFT A, will be provided through a
voucher agreement with the taxi service.
These services will be advertised in literature provided by the Christmas Inn and on
its website. Patrons will be advised that it is not necessary to bring a vehicle to
Aspen to enjoy the facilities here, particularly in the winter season.
We have tried to provide for a project that will enhance the long-term viability of the
Christmas Inn, while at the same time respecting the neighborhood environment and the
Inn's abutters. In order for the project to be feasible, it must incorporate cost-effective
approaches to issues such as parking. We believe that in eliminating the need for one
space and in providing an additional parking space, we have worked to respond to the
issue. In developing a relationship with High Mountain Taxi, we will be working to
promote the use of alternatives to bringing and using private cars in Aspen. Not having
our own van will also save a parking spot, either on site or on street, as noted by members
of the Commission.
Because of the short time frame between the meetings, it has not been possible to provide
plans in advance to accompany this letter, However, we will be presenting plans at the
meeting to illustrate the building changes outlined here. We look forward to meeting with
the Commission tomorrow, and hope that these changes will be regarded as responsive.
Very truly yours,
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Cc: Owners
TO:
THRU:
FROM:
RE:
DATE:
~
f'""\
MEMORANDUM
Aspen Planning & Zoning Commission
Joyce Ohlson, Community Development Deputy Director..J4:v
Fred Jarman, Planner(f
Christmas Inn Renovation- Lodge Preservation & Minor PUD
PUBLIC HEARING
December 11,2001
View of the Christmas Inn Lodge from Main Street
REQUEST
SUMMARY:
STAFF
RECOMMENDATION:
The Applicant has applied for a two-phase expansion of the lodge to
accommodate additional lodge rooms consistent with the City's Lodge
Preservation (LP) program.
The LP program allows individual lodge properties to adjust their zoning
specific to their circumstance through a Minor Planned Unit Development
process that requires hearings before the Planning and Zoning Commission
and City Council.
Approval with Conditions
Ji,:'
t"-,
o
Zoning: Office (0), Main Street Historic District & Lodge Preservation Overlays
Request: The owners of the Christmas Inn, Seven Seas Investment, LLC, are requesting
land use approvals (GMQS, Minor PUD, and LP) to conduct a two-phase renovation of
the Christmas Inn located at 232 West Main Street. Phase I includes minor material
fa<;ade changes while Phase II includes minor demolition and construction to add 8 new
lodge rooms and 3 affordable housing units, the removal of the curb cut located on Main
Street, and the enclosure of the carport to enlarge the lobby. Specific land use requests
include:
a. Lodge Preservation Allocations for the 8 new units;
b. GMQS for 3 employee units and the 8 LP allotments; and
c. Minor PUD for varying dimensional requirements and LP
BACKGROUND
At present, the lodge is located on a 10,600 sq. ft. parcel (3.5 City Lots) on the corner of
Main and Second Streets in the main Street Historic District. The lodge currently contains
27 rooms arranged in a courtyard configuration. The current inner courtyard is at grade
and contains a Jacuzzi and entrances to lodge rooms, sauna, and lobby. The Structure
consists of 1 and 2-story elements, totaling 8,778 sq. ft. offioor area (FAR). At its tallest
point, the lodge is 28.25' in height. The Christmas Inn is not on the Inventory; however,
this property is being reviewed by the HPC because of its location in the Main Street
Historic District.
STAFF COMMENTS
The Lodge Preservation (LP) program was designed to allow for the easier expansion of
Aspen's small lodges to foster a viable lodging bed-base. As such, LP applications are
required to use a minor PUD process to establish dimensional requirements and address
community impacts and benefits. In this case, the Applicant has requested to vary only a
few dimensional requirements, which include FAR, height, setbacks, and parking.
Specifically, the matrix below outlines the requested variances from the underlying
Office Zone District:
FAR
Height
Front Setback
East Side Setback
West Side Setback
Rear Setback
On-site parking
7,966 sq. ft.
25 feet
10 feet
5 feet
5 feet
I 5 feet
0,7 spaces / bedroom (18.9
spaces)
8,778 sq. fl.
28.25 feet
4.7 feet
3.4 feet
o feet
1-2 feet
0.074 spaces / bedroom
(2 spaces)
14,124 sq, ft.
28.25 feet
4.7 feet
3.4 feet
o feet
1-2 feet
0,114 spaces /
bedroom (4 spaces)
2
f-.,
i"\
The Applicant proposes to remodel the existing lobby area by enclosing the current
covered car pull-in I unloading area off Main Street and adding an entry vestibule for the
front door indicated by the image below. '
The Applicant proposes to demolish the rear one-story portion of the Structure and
replace it with a three-story element adjacent to the alley, which is currently one story
high to accommodate an additional 8 lodge units. Clearly, this will increase the mass and
volume of the structure.
LODGE PRESERVATION PROPOSAL
The Christmas Inn currently maintains an LP zoning overlay, which allows it to
participate in the LP program in the event it wishes to expand. At present, there are
sufficient LP allotments to cover the 8 requested units by the Applicant. In a recent
analysis completed by Staff, Aspen has experienced a 23% drop in lodge units between
1996 and 1999. Staff addressed this issue with a rewrite of the LP Ordinance, which has
assisted in producing a 14% increase in lodge units since its adoption in 1999. The
Christmas Inn would be a positive factor of this growth.
PROPOSED HEIGHT
The existing structure is 23 feet tall at the ridge of the roofline fronting Main Street and is
33 feet tall at the tip of the spire located on top of clock tower. In general, this expansion
will result in the creation of a third floor over the rear, east and west portions of the
structure to a height of 30 feet to the ridge and 32 feet to the peak of the belvederes. The
Office zone district height is 25 feet as measured to the mid-point of a pitched roof. These
heights are illustrated on the proposed Main Street elevation below.
32'
23'
3
..-,
n
The Applicant has requested to vary the 25-foot height requirement to 28.25 feet as
measured by the Land Use Code. Staff finds that even with this slight increase to a third
story on the rear of the structure, the front of the structure remains two stories, which
inflects to the pedestrian experience and does not compromise the defining mass of the
lodge located on Main Street. Moreover, this third story portion of the structure begins
approximately 58' feet from the Main Street right-of-way. In addition, as the Christmas
Inn is currently built out to its lot lines and cannot expand outward, the lodge must
expand upward. This is consistent with the intent of the LP program.
PARKING
Currently, the Christmas Inn maintains 1-2 stacked off-street parking spaces. The
Applicant has traditionally also used the II spaces located along the west side of the
structure. Those spaces, indicated as "existing parking" on the site plan, are entirely in
the 2nd Street public right-of-way and not on the Applicant's property. This parking has
traditionally served the lodge similar to the parking situations for the Boomerang Lodge
and the Christiania Lodge where they are also built out to their lot lines. It is clear the
existing lodge is under-parked regarding current standards, which require 0.7 spaces per
bedroom (27 existing bedrooms x 0.7 = 18.9 required spaces.)
The Code specifies that regarding LP projects, the Applicant be allowed to mitigate only
for the incremental increase resulting from the expansion. In this case, the proposed 8
new lodge units require 5.6 on-site spaces. The Applicant is not required to mitigate for
the prior and existing deficiency that the lodge currently maintains. In addition, the
Applicant is proposing 3 employee-housing units, which generally require I space per
unit bringing the total required parking to 8.6 spaces. In the end, the Applicant is only
proposing 4 spaces leaving a deficit of 4.6 spaces.
The Applicant has indicated the desire to enter into a temporary revocable encroachment
license for the exclusive use of the eleven 2nd Street ROW parking spaces. While other
lodges have requested the same arrangement, the City has ultimately denied these
requests because on-street parking should remain a "public" amenity. Therefore, the
spaces cannot be "rented" as Christmas Inn spaces; they are to remain public parking
spaces. The Applicant is proposing to mitigate this 4,6 deficiency in parking spaces by
offering a limousine I taxi service similar to other LP project mitigation. Moreover, the
lodge is located on a major mass transit route, which also provides free skier shuttle
service to all four mountains and free in-town service including service. The lodge is also
within easy walking distance to downtown and other local destinations such as the music
tent.
The Lodge Preservation (LP) Program and the Aspen Area Community Plan (AACP) are
sympathetic to considering transportation alternatives as mentioned as mitigation above.
The LP Program was adopted to provide incentives allowing Aspen's small lodges to
expand through a more streamlined process so that they may continue to be a viable
lodging alternative for Aspen's visitors while staying competitive with the luxury
condominium type developments. Due to the fact that an expansion generally refers to a
4
1""""\
~
site that is currently built out that wishes to add on to its current structure, on-site parking
has most likely been long established on the site with little room for additional spaces.
This is certainly the case for the Christmas Inn.
Staff recommends the Applicant provide additional mitigation for the deficiency in
parking such as providing free bus passes, parking vouchers, vanpools, dial-a-ride
service, private bus service for employees, covered and secure bike storage, or free bike
fleets for use by the guests and the employees of the lodge.
ASPEN / PITKIN COUNTY HOUSING AUTHORITY (APCHA) RECOMMENDATION
The Applicant proposes three employee-housing units to be located in the proposed sub-
grade / courtyard level of the Christmas Inn. These nnits are studio units between 336 and
360 sq. ft. and will house a total 00.75 FTEs at a rate of 1.25 FTEs per studio which is
greater than the 1.96 FTEs required for 8 additional lodge units. While the proposed units
satisfy the FTE mitigation requirement, they do not meet the minimum size requirements.
The Housing Authority Board met to review the Christmas Inn Redevelopment
application on September 19th, 2001, and recommended approval to the Planning and
Zoning Commission for these units with conditions 1-7 that are included in the
accompanying resolution. Staff agrees that due to exaggerated housing costs in Aspen
and the commuting workforce, it is difficult to maintain steady employees. This higher
mitigation will go a long way towards maintaining good employees for the lodge.
HISTORIC PRESERVATION COMMISSION ACTION
Prior to review by the Planning and Zoning Commission, the Applicant presented the
project to the Historic Preservation Commission (HPC) because of its location in the
Main Street Historic District. The project received minor and conceptual approval (both
by a vote of 6-1) from the HPC for this project. As a matter of process, the Applicant
will return to the HPC for final review following the review by City Council.
STAFF SUMMARY AND RECOMMENDATION
It is clear, Aspen's small lodge bed base has declined considerably within the last ten
years. The City Council adopted the LP program as a result of this serious reduction as an
incentive for easier expansion of small lodges given the economic climate that caters
more towards the higher end condominium units. Staff finds that the proposed Christmas
Inn expansion will allow one of Aspen's most defining small lodges to expand and
maintain a competitive presence in Aspen's dynamic lodge base economy. Staff
recommends the Planning & Zoning Commission approve the GMQS exemption request
for 8 LP allotments, 3 employee units, and Minor PUD for the Christmas Inn with the
conditions listed in the resolution.
RECOMMENDED MOTION
"I move to approve Resolution No. 5l-, Series 2001 granting GMQS Exemption
approval for 8 LP allotments, 3 employee housing units, and recommend City Council
approve the Minor POO for the Christmas Inn with the conditions in the resolution."
5
1"'"'\
t'"'\
ATTACHMENTS:
EXHIBIT A - REvIEW STANDARDS & STAFF FINDINGS
EXHIBIT B - ApPLICATION
6
r\
~
EXHIBIT A - REVIEW STANDARDS & STAFF FINDINGS
GMQS EXEMPTION FOR LODGE PRESERVATION
Development, or redevelopment after demolition, of properties zoned Lodge Preservation
(LP) Overlay to increase or decrease the munber of lodge units, the nurnber 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 finds the proposal is consistent with the AACP regarding the private sector
provision of in-town affordable housing of its work force so that development can
invigorate not only "Aspen the resort" but also "Aspen the Community." The AACP
promotes economic sustainability, which includes a significant tourist element requiring
the continued vitality of Aspen's small lodges as substantiated by the vision of the lodge
preservation program. In addition, the Action Plan portion of the AACP speaks directly to
the importance of increasing density through infill in Aspen's original townsite especially
for affordable housing. The Action Plan also calls for the support of restoration of
existing buildings as well as enhancing the Main Street pedestrian experience. Lastly,
with regard to historic preservation, the AACP states "we encourage returning to higher
density development within the city limits where appropriate" and to create a more
vibrant town with appropriate mixed uses and a variety of building sizes and to allow
historic patterns to inform new development throughout town,
2. The proposed development is compatible with the character of existing land
uses in the surrounding area and with the purpose of the Lodge Preservation
(LP) Overlay Zone District.
Staff Finding:
Staff finds the proposal is compatible with the character of existing land uses in the
surrounding area and with the purpose of the Lodge Preservation (LP) Overlay Zone
District. The structure has been a lodge for over 40 years and currently maintains a LP
overlay. Lodges such as the Christmas Inn have been a defining element of Aspen's Main
Street since their development in the 1940s and as such . have integrated into Aspen's
historic ski era character.
3. Employee housing or cash-in-Iieu 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
13
if""""',
t""'\
recommendation from the Aspen/Pitkin County Housing Authority shall be
considered for this standard.
Staff Finding:
The Applicant is providing 3 on-site deed restricted affordable housing units that shall
effectively mitigate for 3.75 employees. The generation derived from the 8 proposed
lodge rooms, using the housing offices calculation of 0.245 employees per unit, requires
1.96 FTEs, Staff finds the affordable housing units shall provide for more than enough
mitigation for affordable housing. This is also consistent with the Aspen / Pitkin County
Housing Authority's (APCHA) recommendation of approval to the Planning and Zoning
Commission. In addition, the APCHA recommendation includes several conditions
ensuring that these units are quality units.
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:
The Staff Comments speak directly to this issue of on-site parking spaces. It is clear the
existing lodge is considerably under-parked regarding current standards which requires
0.7 spaces per bedroom (27 existing bedrooms x 0,7 = 18.9 required spaces.) As the
standard indicates above, the Applicant, through LP development may maintain an
existing deficit and only be required to mitigate for new units. In this case, the proposed
development includes adding 8 lodge units, which equals 5.6 on-site parking spaces
according to the LP calculation. In addition, the Applicant is proposing 3 affordable
housing units, which generally requires one space each. Added together, the total
required parking for the proposed development is 8.6. The Applicant proposes to
eliminate the existing 1-2 spaces and provide 4 on-site spaces off the alley leaving a
deficit of 4.6 spaces.
In order to mitigate this deficiency of 4.6 spaces, the Applicant proposes 1) to provide a
taxi and / or limo service, 2) advertise the lodge as transit-oriented to potential guests so
that they arrive by air and don't need a vehicle while in town, 3) to provide a variety of
information to guests regarding alternate modes of transportation to Aspen locations. The
Parking Department, during the DRC meeting indicated that the existing parking along
2nd street is to be made available to the general public and not exclusively used by the
Christmas Inn which is consistent with the policy taken towards other LP expansion
projects similarly situated.
The LP Program and the Aspen Area Community Plan (AACP) are sympathetic to
considering transportation alternatives as mentioned as mitigation above. The LP
Program was adopted to provide incentives allowing Aspen's small lodges to expand
through a more streamlined process so that they may continue to be a viable lodging
alternative for Aspen's visitors while staying competitive with the luxury condominium
14
,.-.,
rl
type developments. Due to the fact that an expansion generally refers to a site that is
currently built out that wishes to add on to its current structure, on-site parking has most
likely been long established on the site with little room for additional spaces. This is
certainly the case for the Christmas Inn.
Staff recommends the Applicant provide additional mitigation for the deficiency in
parking such as providing free bus passes, vanpools, dial-a-ride service, paying for
additional RFT A buses and service, private bus service for employees, covered and
secure bike storage, or free bike fleets to enhance the experience of the guests and the
employee of the lodge.
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:
Staff finds that there are sufficient LP allotments available to accommodate this proposed
expansion. Staff has provided a LP growth summary, which shows the current status of
the LP allotments.
15
r-,
A
:;
MINOR PLANNED UNIT DEVELOPMENT.
A development application for Minor PUD shall comply with the following standards and
requirements. Due to the limited issues associated with properties eligible for Minor PUD
Review, certain standards shall not be applied as noted.
A, General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of existing
land uses in the surrounding area.
3, The proposed development shall not adversely affect the future development
of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQS allotments are available to accommodate the
proposed development and will be considered prior to, or in combination
with,jinal PUD development plan review.
Staff Finding
Staff finds the proposal is consistent with the AACP regarding the private sector
provision of in-town affordable housing of its work force so that development can
invigorate not only "Aspen the resort" but also "Aspen the Community." The AACP
promotes economic sustainability, which includes a significant tourist element requiring
the continued vitality of Aspen's small lodges as substantiated by the vision of the lodge
preservation program. In addition, the Action Plan portion of the AACP speaks directly to
the importance of increasing density through infill in Aspen's original townsite especially
for affordable housing. The Action Plan also calls for the support of restoration of
existing buildings as well as enhancing the Main Street pedestrian experience. Lastly,
with regard to historic preservation, the AACP states "we encourage returning to higher
density development within the city limits where appropriate" and to create a more
vibrant town with appropriate mixed uses and a variety of building sizes and to allow
historic patterns to inform new development throughout town.
Staff finds the proposal is compatible with the character of existing land uses in the
surrounding area and with the purpose of the Lodge Preservation (LP) Overlay Zone
District. The structure has been a lodge for over 40 years and currently maintains a LP
overlay. Lodges such as the Christmas Inn have been a defining element of Aspen's Main
Street since their development in the 1940s and as such have integrated into Aspen's
historic ski era character.
The Applicant is aware that a total of 14 LP tourist accommodation allotments are
currently available. This proposal requires 8 LP allotments, Pursuant to Section
26.470.070(J) of the Land Use Code, the 3 proposed affordable housing units are exempt
from the GMQS scoring and competition procedures.
16
r\
I~
B. Establishment of Dimensional Requirements:
The PUD development plans shall establish the dimensional requirements for
all properties within the PUD. The dimensional requirements of the
underlying zone district shall be used as a guide in determining the
appropriate dimensions for the PUD. The proposed dimensional requirements
are listed below and shall comply with the following:
Minimum Lot Size (square feet) 6,000 6,000
Minimum Lot Area per Dwelling Unit N/A N/A
Maximum Allowable Density N/A N/A
Minimum Lot Width 60 feet 60 feet
Minimum Front Yard Setback 10 feet 4,7 feet
Minimum West Side Yard Setback 5 Fed 0 feet
Minimum East Side,YafdhS~tpack 3.4 feet
Minimum Iteat"Yiird SetbaCK: ' , 1-2 feet
Maximum Height 28.2,5 feet
Minimum Distance b/w Buildings 10 feet 10 feet
Minimum Percent of Open Space Not regulated Not Regulated
Allowable Floor Area (FAR) O,7H (7,9b5 sq. ft.) 1.33:1 (14;124 sq. ft.)
Minimum Off StreetParking ,d 8,6 on sit~ spaces' 4 ori"si!!J spaces
'Setbacks and height vary in the development program, The specific dimensions included in the
approved PUD plan define these dimensional standards.
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 expectedfuture 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.
Staff Finding
For the most part, the proposed dimensional requirements for this project establish what
already exists. The setbacks for the existing structure are non-conforming. This PUD will
establish them as conforming setbacks. The newly requested variances from the office
zone district dimensional requirements for this lodge expansion include height, FAR, and
parking. Staff finds the requested variances are compatible with the existing land uses in
the surrounding area.
17
r--,
o
There are no known natural or man-made hazards affecting the project site. There are no
waterways or steep slopes affecting the project site or surrounding area, The existing
vegetation on the project site is sparse, consisting mainly of that which has been planted
within the various planter boxes. The Applicant intends to remove a curb cut and replace
it with a loading zone space in front ofthe lodge.
2. The proposed dimensional requirements permit a scale, massing, and quantity of
open space and site coverage appropriate and favorable to the character of the
proposed PUD and of the surrounding area.
Staff Finding
The Applicant proposes increasing the height to accommodate a third floor on the east,
west, and rear of the structure that is in keeping with the current architecture that has
helped to define the Christmas Inn today. This PUD will primarily allow for the ability to
set the parking, height, and FAR requirements as discussed in this memorandum. Neither
the site coverage nor the open space conditions of the site will significantly change from
those, which currently exist. (It should be noted that neither open space nor density is
regulated for lodges in the Office zone district.) The massing and scale of the proposed
development is consistent with that of the surrounding neighborhood.
Again, the setbacks for the existing structure are non-conforming. This PUD will
establish them as conforming setbacks. The newly requested variances from the office
zone district dimensional requirements for this lodge expansion include height, FAR, and
parking. Staff finds the requested variances are compatible with the existing land uses in
the surrounding area. The expanded structure to the sides and rear will effectively frame
the two story front fa<;ade and will not overwhelm the pedestrian experience on Main
Street.
3. The appropriate number of off-street parking spaces shall be established based on
the following considerations:
a) The probable number of cars used by those using the proposed development
including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking is
proposed.
c) The availability of public transit and other transportation facilities, including
those for pedestrian access and/or the commitment to utilize automobile
disincentive techniques in the proposed development,
d) The proximity of the proposed development to the commercial core and general
activity centers in the city.
Staff Finding
The Christmas Inn maintains 1-2 stacked off-street parking spaces. The Applicant has
traditionally also used the 11 spaces located along the west side of the structure. Those
spaces, indicated as "existing parking" on the site plan, are entirely in 2nd Street public
18
(l
~
right-of-way and not on the Applicant's property. This parking has traditionally served
the lodge similar to the parking situations for the Boomerang Lodge and the Christiania
Lodge where they are also built out to their lot lines. It is clear the existing lodge is
under-parked regarding current standards, which require 0.7 spaces per bedroom (27
existing bedrooms x 0.7 = 18.9 required spaces.)
The Code specifies that regarding LP projects, the Applicant be allowed to mitigate only
for the incremental increase resulting from the expansion. In this case, the proposed 8
new lodge units require 5.6 on-site spaces. The Applicant is not required to mitigate for
the prior and existing deficiency that the lodge currently maintains. In addition, the
Applicant is proposing 3 employee-housing units, which generally require I space per
unit bringing the total required parking to 8.6 spaces. In the end, the Applicant is only
proposing 4 spaces leaving a deficit of 4.6 spaces.
The Applicant has indicated the desire to enter into a temporary revocable encroachment
license for the exclusive use of the eleven 2nd Street ROW parking spaces. While other
lodges have requested the same arrangement, the City has ultimately denied these
requests because the parking should remain a "public" amenity. Therefore, the spaces
cannot be "rented" as Christmas Inn spaces; they are to remain public parking spaces. The
Applicant is proposing to mitigate this 4.6 deficiency in parking spaces by offering a
limousine I taxi service similar to other LP project mitigation. Moreover, the lodge is
located on a major mass transit route, which also provides free skier shuttle service to all
four mountains and free in-town service including service. The lodge is also within easy
walking distance to downtown and other local destinations such as the music tent.
The Lodge Preservation (LP) Program and the Aspen Area Community Plan (AACP) are
sympathetic to considering transportation alternatives as mentioned as mitigation above.
The LP Program was adopted to provide incentives allowing Aspen's small lodges to
expand through a more streamlined process so that they may continue to be a viable
lodging alternative for Aspen's visitors while staying competitive with the luxury
condominium type developments. Due to the fact that an expansion generally refers to a
site that is currently built out that wishes to add on to its current structure, on-site parking
has most likely been long established on the site with little room for additional spaces.
This is certainly the case for the Christmas Inn.
Staff recommends the Applicant provide additional mitIgation for the deficiency in
parking such as providing free bus passes, vanpools, dial-a-ride service, paying for
additional RFT A buses and service, private bus service for employees, covered and
secure bike storage, or free bike fleets to enhance the experience of the guests and the
employee of the lodge.
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:
19
r-.
~
^ :~
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal, and
road maintenance to the proposed development.
Staff Finding
The project site benefits from sufficient infrastructure capabilities to serve the proposed
development and, therefore, no density reductions are necessary. As a result of the DRC
meeting with various referral agencies, all utilities are available to the site and the
existing capacities are adequate to accommodate the proposed density. Main Street, 2nd
Street, and the alley are City of Aspen public rights-of-way and, as such, are already
plowed and maintained by the City of Aspen. The Aspen Fire District station is six blocks
from the project site, and the Christmas Inn is served with ample existing hydrants and is
located within the fire protection district. The entire lodge will be required to install a
fire sprinkler system as required by the Aspen Fire Marshal.
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,
Staff Finding
The project site is suitable for the proposed development. It is already developed and the
proposed expansion will not consume much additional land. The site is flat and no
significant additional impervious surface will be created on the property resulting in little
to no impacts to the existing drainage conditions. The proposed development will not be
detrimental to the natural watershed and will not result in water pollution.
No wood burning devices will be installed. Further, the development will encourage the
use of alternative means of transportation such as the buses to/from Rubey Park and
walking. This will help to limit the amount of PM-lO generation attributable to the
development. Regardless, the applicant will be required to comply with all requirements
of the Environmental Health Department in connection with the issuance of building
permits, and this will ensure that affects on air quality are addressed. No additional
driveways, roads, or trails are proposed on the project site. There are no critical natural
20
r"';
r)
features on the site, and site disturbance will be kept to the minimum required for
construction.
6. The maximum allowable density within a PUD may be increased if there exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns and
with the site's physical constraints. Specifically, the maximum density of a PUD
may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area 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
As mentioned above, the discussion regarding the proposal's consistency with the goals
and objectives of the AACP demonstrates that the project will serve to advance many
goals of the community, not the least of which address small lodges and affordable
housing. Also, as demonstrated in response to the two previous criteria, the site is
physically capable of supporting the proposed density. Finally, the proposed
development will be compatible with and complimentary to the existing and expected
surrounding development patterns, land uses, and characteristics.
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 site does not presently contain any unique natural features but does include unique
man-made features such as the clock tower and "Father Time" that provide visual interest
to the long past of the lodge and add considerably to Aspen's Main Street. The Christmas
Inn will maintain its existing street orientation and architectural style. As the proposed
21
()
~
elevations demonstrate, the building will continue to exhibit and provide a strong
example of the unique I eclectic style it has maintained over the last 50 years. The roof
pitches will be maintained, as will the patterns created by the vertical wood siding,
balconies and shutters. The perceived third story mass will be broken up by the large
break in the rear portion of the Structure while better framing the important and defining
two story front fayade. It could be agreed; the two story front fayade is of unique interest
in itself, as it more closely resembles a certain theme architecture using Christmas colors
green and red as well as certain chalet style elements such as the cut out balcony as
features of architectural interest.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
Staff Finding
Only one structure exists on the property and no additional structures are proposed. The
peak ridge height of the expansion is proposed along the rear and sides of the stricture,
which do not block any designated view planes or consume designated open space
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
Please refer to the response provided for standard C. I., above.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
The site is surrounded on three of its four sides by public rights-of-way. Emergency
vehicle access will continue as is, primarily from Main and 2nd Streets. The structure is
and will continue to be accessible for fire protection. Service and delivery vehicles will
continue to use the existing loading areas on the alley in the rear. The trash area will be
designated in the rear of the structure located off the alley.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding
The existing sidewalk along Main Street will be maintained and improved with the
elimination of the curb cut. Staff has suggested, the Applicant better define the end of the
sidewalk at the southwest corner of the site on the corner of Main and 2nd Streets which
shall also be constructed so as to provide adequate pedestrian and handicap access. In
addition, the City Building Department indicated that the new conference area and the hot
22
r',
~
tub both need to be assessable and one of the rooms is required to be fully assessable and
one needs to have a hearing-impaired alarm system. This shall be a condition of approvaL
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 project site is already developed and the proposed expansion will consume very little
additional land. Therefore, only minimal additional impervious surfaces will be created
on the property and, only minimal impacts to the existing drainage conditions will result.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the use.
Staff Finding
There are no detached buildings to accommodate spaces between. No new outdoor
programmatic functions are associated with the proposed development. The existing
courtyard areas will be maintained.
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 thefollowing:
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
There is currently very little landscaping on the property as it is mostly built out to the lot
lines with the lodge structure itself except for several planters and five large trees located
in the inner courtyard. The Applicant has submitted a landscaping plan that indicates
three of these trees are to be removed and two are to be removed and replaced. The
Applicant is required to receive tree removal permits from the City Parks Department as
necessary as a condition of approval as well as consult the City Forester regarding
appropriate additional planting to take place on the property.
23
1"'1
t""\
After review by the Parks Department, it appears at the drafting of this Memorandum, the
Applicant has not sought a tree permit for the extensive tree removals proposed.
Mitigation requirements must be met per municipal code guidelines. At this point, the
Parks Department is waiting for an estimate of proposed mitigation from Applicant. In
addition, tree protection during the construction on this project is paramount. A tree
protection plan must be submitted to the Parks Department for review. An inspection of
all tree protection shall take place BEFORE any construction activities begin.
Moreover, irrigation in the front parkway is desired in order to maintain the parkway
street tree system. Removal of certain large trees in the courtyard includes statements
about "replacing trees". The Parks Department is concerned that eventually, the same
situation will occur in the future that is currently happening with existing trees. Finally,
the Applicant shall apply for a "landscaping in the ROW" permit for all departments to
review previous to any landscape work approved in the ROW being installed.
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 charader 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 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
The Christmas Inn was constructed in 1950, The syructure has remained virtually
unchanged since it was constructed. These proposed changes are intended to improve the
aesthetic value of the lodge as a contributing member of the Main Street streetscape. Staff
finds that this proposed development is consistent with the primary goal as stated in
Chapter 12 of the Historic Preservation Guidelines regarding design in the Main Street
Historic District that is "to preserve the character while accommodating compatible
24
rj
,-,.
changes." Staff finds this standard is met. It is clear, the existing structure is somewhat
disjointed, with a two story west wing next to a one story rear and east wing all located
behind a two story front south facing fa9ade. Architectural detailing is not consistent on
all sides. The completed expansion will provide an overall balance to the structure.
The "Design Quality and Historic Preservation" element of the AACP is intended to
"Ensure the maintenance of character through design quality and compatibility with
historic features." The architecture of the existing Christmas Inn is one of the structures
that contributes to the eclectic design quality and small-town uniqueness of Aspen. The
expansion will maintain and enhance this design quality on Main Street. The proposed
layout of the new lodge units and their architecture have been specifically designed to be
fully compatible and consistent with the existing design. This will ensure that the
architecture represents a character suitable for and indicative ofthe intended use.
F. Lighting.
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The 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 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
No exterior lighting beyond that currently existing is proposed. Nevertheless, the
development will comply with Section 26.575.150, Outdoor Lighting, of the Regulations,
and specifically with Section 26.575.l50(E), Non-Residential Lighting Standards
(including mixed use projects). Compliance with said section will ensure consistency
with this PUD review standard. No lighting of site features or structures is proposed, and
no lighting will cause direct glare on or hazardous interference of adjoining streets or
lands.
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
25
r"'1
~
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.
], 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 designated parks, open spaces, or recreation areas are proposed as part of the PUD,
rendering this standard inapplicable. No common park or recreation areas are proposed.
No such areas are proposed; thus, there is no need for a deed restriction against future
residential, commercial, or industrial development.
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
2, Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
], Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff Finding
Connections to public water and sewer will be made and the respective capacity of these
services will not be exceeded. Historic drainage patterns and rates will be maintained.
Impacts on parks and schools will be minimal, as most of the development is comprised
of tourist accommodations. Only three affordable studio dwelling units are proposed for
use by employees of the lodge, and these will have negligible affects on schools and
parks. Paepcke Park is located a few blocks away. The project will be required to pay
certain school land dedication fees and park dedication fees as a result of this proposed
growth.
The roads serving the project site are already plowed and maintained by the City of
Aspen, The site is located on a public street, making it easily accessible for emergency
medical services and fire protection. The introduction of eight new lodging units and
26
r""'\
^
three affordable housing units will not result in demands exceeding the capacity of any
public facilities or services.
While no adverse impacts on public infrastructure are anticipated, the Applicants shall
agree to bear the costs of any necessary counections, upgrades, and line extensions.
Pursuant to Section 26.610.020 of the Regulations, park development impact fees for the
new lodge bedrooms (but not the affordable housing bedrooms) will be due at the time of
building permit issuance. It is not believed that any over-sizing of utilities will be
necessary.
1. 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
Each unit of the proposed PUD will have direct access to the adjacent streets via the
various exits from the lodge.
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
As mentioned above in prior sections of this memorandum, the proposed development
will not create traffic congestion on the roads surrounding the property. The property
is surrounded by streets on three of its four sides. The surrounding streets can
accommodate the proposed development without any need for further improvement.
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:
27
f""'\
("'\
,
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2, The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later phases.
3, The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation
measures are realized concurrent or prior to the respective impacts
associated with the phase.
Staff Finding
As mentioned above, the project is a two-phase project. Phase one is essentially cosmetic
to the exterior of the structure and has been approved by the HPC. Phase two is the
subject of this PUD.
28
~'
i .
, Q ~ ~CYIO;:) 'N3:dSV
. ~ ,
~
~:l::Zl .... :g 11 i:! .L3:'inLLS .NIVW z:€:(;
i~~~ ....." . a'"
000"" g ~ 2.~ ~. @ 13UOW3111NOuruav
' O. ~," ~ ~
" , ~~~8~
. . ~ ~~ bl e 8 ~<J<J<J<J NNI SVWJ.SnIHJ
(""',
f'.
~~~
~ffi~
~'"
)--
"'
-'
-'
<(
~
~
"
'0'"
~~
o~
h
~
w
~'.1
>Q~~'
-w'
~~~
OQ
"
~~Q
~~~
W
!
n
=~===========
1
1
1
1 1
1 1
m
w
"
d~
~LLn
Os
w
w
>-~.
Q-"
~5~
w
<
Itl~.
L
...J5~
~ -
w
8~'t
l!!.>N
~~x
()wQ
\''''
r-,
~
L~
to ~ = ~
. --..I
0:
z~
UJ
It
I ~ 0 e II
~ .,.. ~ <3 .... ~ 0 Ill!::
8 g Iol:it! 2 ~ ~ ~d
" "Y y, ~"~"' "-.0'
14gB;;:: ~ ~Hl . i:;:U~ t ~t . till ~i
~;':;:ia '" ""''''. ~.,;;;; '" 110.01 . ""'!O 8'
I>l 0' S :;i <i' 0' = f
o P;: S;'" !:l...... !'.
;~~e.~lQee ~
~
,
~
...
.,z
[;;;:l
"'P-
"''''
rgg
0'"
.....
&:;
~
~-
I'"
iJ
1
9NI::\;,j'v'd 9NIJ.SIX3
--------------------~---------------'-------T
-----------------------,
1
1
1
I
1
I
I
I
r----..J
I
I
I
I
I
I
1
I
1
1
I
r--J
1
L____-,
1
1
1
I
I
--, I~---~
I I
I I
1 I
1 I
I 1
1 i
I I
I I
I I
I I
I 1
I I
L--""1.____r--..J
,...1""---------1
/ I
( I
I I
~ :
I I
I I
-----------~---------------~ I
1
1
I
I
I NNI S'v'HJ.SI;,jHQ 9NIJ.SIX3 I
1 I
L___-------:--______,~-------j-~
(',
~
~
~ w
~ w~
~ ~"
b ~~
2 ~~
h~;
m~
.8
I-
"'
"'
III
I-
<l\
z
4'
:>:
z
<(
-J
(L
(}:'.
()
()
-J
lL
-J
W
>
W
-J
(}:'. ~
W
~ ~
() ~
-J ~
,
0 ~ <XIVlIcYIO::> ".N3:dSV
~ ~
o ~ ~ . . .LH:EnLLS NI'\TJ^Il z;a
..
~2.,tl ....." . .a'"
. ~::; ~ ::i.~ @) 13aOWffiI/NOlLIaav
=:[(lo<o ~ ~''''..!;;
0.'
" ,
i:' .. :0: .. e.'" NNI SVWl.srnHO
~Bhi <J<J<I<J
I""'"
r--
h
UI ~~
11--------
I
~
~
"-
I
I
I -
I ~t
: ~.
I
I
I
I
I
L______
'"
>0.
~~
I
I-
-.
1: ~ .
\f) I-=:i
. --..I
()~
Z~
~
o ~ g a a
~ ~ ! ~ "I' ~ i ~ ~a~
~",3_ J, ,. ..:3_. I. iiI ""a
E;;~8~ Sf 2s' ~~~ ~ 2:' !; ~ II
~.~-" - ~.~. - a'~' ~
o ~j' ~g~ ~i~
N - - ;:i "" eel::' Iol
~ ~ ~ ~
~l z~~
""'1 je-s~
~"'"
f;I::I~o
<:2;"
",..0::
L ~ ~
"1":( lii ~
~ ti\ Ii..
~~~ ~ ~
~&~ ~ ~~
;~h ;~~!
~U: ~~~~
~1~1-I3dO
NNI S'v'HlSI-"H?
S>NIl-SIX3
B
~ ~
ii' h z
" <(
-----:1 ...J
@] I 0-
"
" ()<'
" I-
" W ()
" @] ~ ()
...J
~ " tI) lL
I Z
I I 4' ...J
:ffi L W
Iz Z>
I~ ~~
I~ <(W
1"- -J...J-
I ~~~~- 0- 9
I I- ;
Ie- Wlfl;,
" I-{)<'c
" --t
\S)lL~
z
""
~~
i=~
!1!tI)
x-
will
:L
()
~,
t:i1
~
Ii:l
L!J
.
"
~~
iti
"
.
I
I
___J
osoal~~ !adO
NNI S'v'Hl-SI-"H? 9NIl-SIX3
i~
J
~r
~~
f""
f""
S>NI)l;,Nd 9NIl-SIX3
Q ~ c)(:rv~o'o::> 'NHdSV
" ,
~
0 , .LHffl:'LLS NIVW z:cr
~~ ... g' U ii!
,... 10< -... . at>
~ ~~e,~~ @) 13:GOWffiI/Noruaav
~. .: lZ Q.....!ii
O' ~ !:!.. s '" NNI SVW1SOOI;)
:~~~~~~ <J <I <I <J
~..o. ;;:l u ~ , 8
--
t~
-
'..c
'.""
,1>1'001
:t
I-
2~
\f)-~ = ~
. --.J.
0;
z:
lit
q:g~~~i
e~s.. "t' 'f. 9...90....1 . I
aNZ': le ~~ . ~eu~ t ~t
!r; _0; '" 100'" . S:.: ,0; <I> JIo.O>
&'lSoo~Sc
'=' 0. ... ... II> ~ .... ...
~ ~ e. e. t; ia e e
,
a
- ~- 0
. <0 ~ !:!
'ei8
!
~
~
ffi
~
'-'~
z..
E=:
"''''
-,.
'"'-
.,'"
,------------------------------- ----------------------------,
z, ,
b i i
..I' ,
!:! i NNI SV'H.LSI<olH? 9NI.LSIX3 i
~; :
J I
,
I
,
,
,
,
I
,
,
I
,
;:'
1-1
0:
..II
,
,
I
,
,
J
,
,
I
,
~i
)-
W
..I
..I
<( ,
o -J,
<'l 1-1
0,
..I'
I
ILl
1-'
o
..I
I
:
!
,
I
,
,
I
,
I~
,
i
,
,
I
,
,
I
,
,
I
-----..........----.."
"
'I
"
I,
II
~. ii
"
I'
'I
I,
I,
:1
I'
I'
_--,I
,
__oJ
r
I
I
,
CD
z
z
If>
<(
~
If>
it
I
\l
I!l
z
;::
If>
X
w
~
K
z
""
If>
<(
;: I
I-
If>
it
I
\l ~
I!l
z
;::
If>
X
IU
I
I
I
I
...
"
~
r
/
/
~~O.lOOlol
NNI SV'H.LSI<olH? 9NI.LSIX3
.1>1"001
9NI)/<olV'd 9NI.LSIX3
.L33<ol.L S C1Ni:
.(;)
I-
W
~
If>
Z
4:
;:
z
<(
-J
0...
ill
I-
Ul
\D
z 2
I-
Ul ~
x~
ill ~
.'
. z ~ (XIV~O'IOC> 'N3:dSV
0
~z~ , ~:tliI'aLS NIVW za
tJ II :.
~ " . a ~
:i~~t ~ ~ ~ 9 1300WffiI/NOlIlOav
[;3<0>0'"
0.. .. 5 ~
. ' ~ " "~
.. 0 ~ I <J <J<J <J NNI SVWl.srnH;)
5 ~ 0 ~ 8
o 0 .
:r:
1-'
L~
\f) ~ = ~
. --..I
o~
z:
OJ,
It
..?""'\
r-
~
L'
Q~
~-
~
,..",
~
~
LW
()~
~-
~oal~ IadO
~
~~
."
d
0-
~~
"l:lOal~? NadO
~
i ~
~
.
~ w~
H~
hh~
<!~~fu~
~~~~~
~
L'
~~
A
.. -0
/ t;o
zL"-. x(t
~i'=O "-. w
)(<!)O "-
/ ~{t "
/ , w",_____~
"
H
~~
z
.
~ g ~
~ 0 ~ ~
~ \ ~
\
\
""'"
~
~!~--1
~.
~~
""
Z:I'~
1'I'q
V'
/
//
----------<
dOO" "\
NNI s~~ 9NIJSIX3 '\,
"
\
-,---'
~ ~ ~ 0 a '
.. "" ~ ~ ;:l; ~ g '"
g ~ Jol 18 Cl d ~
"'3....1 I. 1Jl-~.. I ,. tl- ""
~g8; ~ !:;jl(l . ~8u~ f;; !:;Hi . Ia! ~
. ... '" lI<;Q .... '" ""'"
. .m . 'eo . "08
o ~ R ~ ~ ~ ~ ~ ;.;~
.. In C> '" .. ~ co <I> !'
"" -< -- -- s = -- -- ~
e
z
<{
-J
lL
(i
o
()
-J
lL
-J
ill
>
ill
-J
D.
z 2
0:
I) ~
ill ~
If) ~
~
; ~
~
H
[:'Z
;jj
,,"
zoo
00
'-'0
",H
"'''''
0 ~ ~O"IO:::> 'NHdSV
,
~ :...
~~~t ... :g II ~ ~g::!llI.LS .N:J:VW Z€'l::
... 11>""" . S'"
~ ~ :: '::i ~ @) lt100Wffil/NOllIOav
i:llflOUl ~ ..... Ii:
0."
. , ~ a';; 0
~ ~ ~J ~ i <J<J<J<J NNI SWiLSnIHJ
r'\
,-.
:!
~!
Q~
~-
!!>
>"
~~
Ii
~ ~
<F. .....--, ~
/ , ~
/ $1:: \
I ..9 !
\ ~lil I
'. /
'- /
<F.
~I
i~
u
!!>
~.
Q~
~-
'dOal~NildO
z
o
\
\
\
'dOa1~ tGdO
=
~.
Q'
~.
ti
~
Q
9
~o
~~
;l
~.
~~
/
:r:
1-'
'}: ~ .
\0 1-= ~
. --.I
()~
z~
ill,
It
~ ~
~ <
11: 1i;
i ~~
. ~~
~~!~~
<~~~~
t:;S!!l~al
I-lI..!!:_..
//
~ /\!)
/ ZLL
// i=()
tf)()
)1" z, ", X ll'
. ~() ", UJ
tf)() "
-It '
''', ~
~
~
~
t..~
, '7
$
4
l:l'q
~
[L
[ 11--]
\ / ----71
\ / /1
\ / / I
"\J /
",
dOO<>l
9NlJSIX3
\
\
"
t""-
,
~'--'-"--------~------'~"-"-'-'-----'---'--
'\
..-,-,..--..,-..---_,-..___--__~---,-_____~"__J
r"-
~ ~ 0 . .
~ iil!<~~~ &.&
. . IJol <:> :2 ~ :l ~:9
.s., ,. .8.' ,.~. o.
8~8qj ~ ~~. s:u~ ~ ~s:; . "'Ii ~1:
.. co ""'" ... Q ~'" 0 0
z:illl.- _'o~f-;~'''''- '-.:2~1 ~
C> Iol ~ :; '" ~ ~ -"~ ~
."e"."" "~
N~ --~lll--'-" ~'~e:l
~ l:5
~j
""" ~'"
~ ~~
"..
e
z
<(
-J
0..
(t
()
()
...J
LL
...J
ill
>
ill
-J.
~
D ~
(t ~
I ~
I- ~
. 0 ~ ~<YIOO '.NHdSV
. ~ ,
,.
o~ ~'3:EO:LLS NIV:Ji'i[ La
". ... . g. . :.~ :
~rng~ ... .,., .',.. a'"
2 ~. ~ ~ ~ @ 'lHOOWffiIlNOllIOav
t>lQ~ >< ....., Ii; "
: ~ s ~ 0
i~~~~8 i<J<J<J<J NNI SWilSnIHJ .
..
"
~9
,,2
.-
~~~~ -
,
r'
. '--, ~ .'-
m
'I i
: 0
,w~
n~
I'
1-~
~.
/""',
1"",
z
C)
I--
<(
>
W
-J
W.
I ~
I-- :
:J ~
c)'
ud
I
1--. .
-.
}::
\S) ~ = ~
. --.I
()~
z:
w'
It
I ~ 0 , ,
'" {: ... ~ q; '=' : 12~
! .. O<l ~ 3: oS =:9
t -, ,. ~_s., ,. _. o'
t;l1l8~ ~'~= . S=:8~ ~ ~~ . tl~ ~ti
;1;';~cQ s s. g:':~Oll;; s. Sf il
.~"" ~...... .~
.. .","'... '" CI> ~"
'" ....,-....;; ......... ~.~
'i
en
.......c ~a
_ <- Sf::
- &1~
~ l<~
Iii .,'"
m
.(
UJ
-J
=>
lD
I--
If)
UJ
>
@
z
C)
I--
<(
>
W
-J
W 2
I- :
If) !
<('
W ~
N
, ~ O<IVH<YIO:::> 'NE{d:SV
~ ,
"
" ... g. u iI'! ~R!DI.LS NIVW za
z"
gl:l(;l _........ .. ~ <.l
elg", :::: ~ ~",::i ~ @ lt1aOWffiI/NOllIaav
.. ~.. t z
, . ~ .. ~ ," e <.l .
, g ~~ ~ e ~ ~<J <iI <J <J 'too SVWLsrnHJ
:c
1-'
L ~ .
U) ..= ~
~ - -.J
()~
Z:
UJ,
It
o t! 0 Ii! il
~9~i!'~~~ '~~
ii! ~ .., 101 0 :z:z :i d
....9.. I I. ~"'8- I I. I:!-a ",,""8
t;~8~ ~ ~~ . 1':!8<.>:l ~ ~l:i .;j= Sll;l
~z; ~ "'....'" S~H;) ell 100'" . ~o! ~l ,
.~~~':3~~',~
",<,-,-..~....- ,8~
~ ~ ~
"'
~, ",Z
'"" oS:
<. -E-
~~
!<f:l
"''''
1!~
.S
Q
.
~
."r"
t"""',
0lN1')..l.~
E3
IIIll
13
-
=
E8
.
..
------.-.
r--,
rea'..'
3~.7,-
E8 ,_..:=:
r";
"':':""', .--:'
"";",'::--,:,',: .
W
;;N11..u'd~
z
()
I-
<(
>
W
-J
W
It
()
It
w
l-
X
UJ
I
I-
It
()
z
)- 2
w:
-1 ~
:t ~
.'
;; 't ~
,
= ~ ~ ',',U'a
~~~~'5a@
: ~ e ~
. .. ~ ~ .
~~~1il~8
o .
~~~"
=&lo&l
00.
. ,
~,
f"'
f'""
f'"'..
~
~<J<J<J<J
"
:~, '..
~,. ,
9<J;VaO'IOO'NadSV
'.L3'lnI.LS NIVli'l ZS<:'
lt1GOWffiI/NOlliGOV
NNI SVYiLSffiHQ
I
f,-
~~
U)~=~
. i-..t
C> ~ .
Z,
UJ
ll'.
'"
M "'z
oS:
~ -....
~ "'<
.,"'"
!;; !:<fj
!:! .,.,
00
~ 0 ~ 0 ,
9~:'o(9"'~ 3'"
Pl : ~ "'" i>: ~:g :j '"
.2., "1.2., ,.."_ ~
~28;;; ~ !:Hi. ;:8~ 1:; !:Hi . t;e ~
. .. ClIo ....,. ... 01 ",ClIo 0
zz" . ~~<O . t>l", a
g ~ ~ ~ ~:J ~ ~ =~
........ e
<\l """ ..... ..... ~ ill ....,..... ~
~~~ ,n
____Ji ______________________ ~13
~I'),J.~
=
=
\f)
z
()
- I-
<(
-- >
--
--"- - ill
-- -J
,- ill
,- It
- ()
-- It
- -
,- UJ
l-
X
ill
:r:
l-
ll'.
()
z
D
ll'.
<(
}- 2
I-
,.:=t It t
=> -
- () ~
,- \)
- -
- c
-
,3= :=u::~0t::~;
)l=-=::_-::.:::::=_=:c:--
~-: c~i~:~:~t~i-~_
- - aNI1 .u~ad~
,~.z:tl
~~~t
~fg.
bl<=lg:
~. ~ .
~ C'
... g ~,;J
9. ~ ~ ~,''f C':l '"
,~... ... -<" 'R@
~ Q'" h t;
~~h~8~ <l<J<I<l
... .:l '-' '" t:
:>~ '
-I""'"
~,
r--,
f""",
'.. . ~"
l ;.
j.
~i;
~;,.
,;'
:t:
1--
L~
lJ) ~ = ~
. - - oJ
()~
Z:
~'
~I " ~ ~ ~ .. !'~ ! to
i . .' !l' ~ ~~ ..... ~ Z
. - ~ LI_3., r. _. .. ,,_ 0
ti<:i8;.;:e~~. ~8~~=t.f;;;li:!5l=, .0_
~ .. Q Po'" lI:.... Iii~.,. 0 < ,,"
"if";; ;;. 0 ~.";; ;;. a I a!' .,;;:'
o tl. .. ... 00 .... 'l t t !<fj
-0... .. ! ~
'" 001 ..... --... .....--
0:1 ~ ~I";o::l
<X:IvM<YIO:::> oN'HdSV
~;a:EnJ.LS N:IVw <:::fZ
13:GOWffiI/Noruaav
NNI SWiLSnIHJ.
,
-
,-
l*.
<~
s3
.~
z
()
I-
<(
>
W
-J
W 2
I- :
Ul !
W ~
~ g
~ '''''',
. ~ cx::r-vaCYIO;::) 'N:3:dsv
,
0 -
~~It ;, .L3:3'aLS NIVW ZU:;
.. <:> 11 -:
....,...... . S '"
~.~ ~ !:1.:::. @) 13QOWffiI/Noruaav
e~&'" ~ .:l.... f;;
" , ~ !:::.. e '"
. ~~~1l~~ <J<J<J<J , NNI S\lW.LSImI;)
Q "" u '" u
,1""'\
~\'
it~
Q-
"
~
-~EEr-----
-.--. .
- ,
-:':1"
=
11IIIII=
= --_._~--"-
~c
-,
,,~- ,=--===
, === EB
HJ
/",,--,
/""",-,
I
,=____---1
, ----I
:~=:,~- .~~' ,-
\ IF--=l~ I
\~r li~~ I
c:::::-_-:-J
!!= ~ ~ 0 , ,
-.
L' ~ ~g'~il~ gag Ul
... "" ~ '" ,; " lr) "z
If) ~ = ~ <-<9... t I .1-9... I :~! ~! og
. --.l ~28;: ~ tHi. ::8: t; ~t ~ -..
0: !l:.;;;..... "'~. k~;;; c:o 1>;: . a! ~! ~ "<
~ 0 g ~ ~ ~ 0 "'>
z: ~ ~ . . E j t !<:J
" . " .
ill ,.. ,0 . ~ "'"
. -.t:
It . .
~
z
Cl
I-
<(
>
ill
-J
UJ 2
I-
IS) ~
<(-
ill ~
.
.. ~"-'
f)
r"";
\/1\ B.
~i><:
MEMORANDUM
TO:
THRU:
FROM:
RE:
Aspen Historic Preservation commissionA-l/
Joyce Ohlson, Community Development Deputy DirectorW ~(yv-'
Fred Jarman, PlannerU)- ~. .
Christmas Inn Reno~tion- Minor Review & Conceptual Review
PUBLIC HEARING
October 24, 2001
DATE:
View of the Christmas Inl1 Lod~e.frolTl Main Street
".'... ...'. , ... ., ...". ,,'.. ..,. ..
':(""'. .... . ....'..............,.......,...,........................ .. .......",.."...... ,,,,.-.
PRQJecT:" ";_.,';'.~,."....-.~.-,:..,.-"A '. '<, .',. .......'..">:;....,';:,~,,,<,,.. '"",.. :"~";;,,,.,..~":,,~""*~f.!:i&y*k;Mi!:~""i~~
CI-l~lSTfJJ)l;$LINNlI1IINijR"&.'eaN.qe~M(J~Et1\.EVft"~."~,,'0~
"...,".,...,,'..,...... -'.' ..'...,',. ......-,.............:--'.....:'........"..:.."
,".',,'" ~.~ "",...",,,' .F,;..;,"' .~<~. ,
REQUEST The Christmas Inn is a non-designated building within the Main Street Historic
SUMMARY: District. The Applicant has applied for a two-phase expanSion of the lodge to
accommodate additional lodge rooms consistent with the City's Lodge
Preservation (LP) program.
The LP program allows individual lodge properties to adjust their zoning
specific to their circumstance through a Minor Planned Unit Development
process that requires hearings before the Planning and Zoning Commission
and City Council.
r)
(1
Applicant: Seven Seas Investment, LLC
Address: 232 West Main Street
Zoning: Office (0), Main Street Historic District & Lodge Preservation Overlays
Current & Proposed Land Use: Lodge
Request: The owners of the Christmas Inn are requesting land use approvals to conduct a
two-phase renovation of the Christmas Inn. Phase I will be addressed through a Minor
review and Phase II will be addressed through a Conceptual Review.
Phase I includes the foIlowine requests:
> New stucco finish for the lower facades on Main and Second Streets;
> Replacement of I" x 6" tongue and groove cedar siding on the upper facades;
> A new replacement of the railing on the Main Street fll9ade;
> Addition of6 belvederes along the Main Street roof ridge; and
> Replacement clad awning windows on the Second Street fa~ade
It is the intent of the Applicant to seek an approval for Minor Review for the above noted
actions so they may proceed with a "face-lift" prior to the start of the ski season.
Phase II includes the foIlowine n\Quests:
I) Remodeling the existing lobby area by enclosing the current covered car pull-in /
unloading area off Main Street and adding an entry vestibule for the front door,
and
2) Partial demolition and replacement of the rear portion of the structure in order to
add a new 3-story section in the rear of the structure, to accommodate 8 new lodge
rooms and 3 affordable housing units as well as remodeling the interior courtyard
to produce a two level atrium.
Backaround
The Christmas Inn is not on the Inventory; however, this property is being reviewed by
the HPC because of its location in the Main Street Historic District. It should be noted
that the Christmas Inn had been considered for the inventory in 2000 and may still be a
candidate for designation once the designation process is again started under a new
ordinance.
At present, the lodge is located on a 10,600 sq. ft. parcel (3.5 City Lots) on the comer of
Main and Second Streets and currently contains 24 rooms in a structure arranged in a
courtyard configuration. The current inner courtyard is at grade and contains a Jacuzzi
and entrances to lodge rooms, sauna, and lobby. The structure consists of I and 2-story
elements, totaling 8,778 sq. ft. offioor area (FAR). At its tallest point, the lodge is 28.25'
in height.
2
(',
~
Staff Comments
The Main Street Historic District is defined as Aspen's Main Street corridor that includes
a one-half block (to the alleys) on either side of Main Street from' Seventh Street to
Monarch Street. Starting in the 1940s, development of lodging occurred on Aspen's
Main Street, either as stand-alone hotels and motels or as bed and breakfasts. While some
of these more recent buildings may also be of significance, they do not establish the
historic context for Main Street.
Minor Review Standards for Phase I
,........" ..... ,,--.. .'. I
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "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 coverage by up to five (5) percent, the Historic
Preservation Commission 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
Staff Findinl!
Phase I is an upgrade of the existing Main and Second Street fa~ades with new materials.
At present, the materials on the most visible facades include the Main and Second Street
elevations. The Main Street elevation (lower level) consists of Tl-ll Exterior Masonite
panels divided by vertical wood boards similar to the upper fayade. The Second Street
elevation is consistent with the Main Street fa~ade on the lower level but consists of
vertical wood paneling on the upper fa~ade.
The Applicant is not requesting any variances from the HPe regarding setbacks, FAR
bonus, site coverage, or distance between buildings. The minor review request (Phase I)
involves subtle changes to the Main and Second Street facades. Specifically, this phase
involves the following requests:
~ New stucco finish for the lower facades on Main and Second Streets;
~ Replacement I" x 6" tongue and groove cedar siding for the upper facades;
~ A new replacement ofthe railing on the Main Street fa~ade;
~ Addition of 6 belvederes along the Main Street roof ridge; and
~ Replacement clad awning windows on the Second Street fa~ade
3
~.
~
()
These requested changes only include the replacement of existing materials (ornate
balcony railing, clad awning windows, and I" x 6" cedar siding) and introducing three
new elements (6 belvederes, stucco, and 1" x 6" cedar siding). The I" x 6" cedar siding
proposed for the upper facades will replace the current Exterior Masonite panels and
vertical board spacers with vertical siding that closely resembles the current exterior
treatment of the existing clock tower and the upper fas;ade of the Second Street elevation.
The clock tower elements themselves will remain unchanged. Staff finds these minor
changes are compatible in general design, scale, site plan, massing and volume with the
current look and feel of the Christmas fun.
While the aforementioned involves either replacing or slightly modifying current material
treatments of the exteriors of Second and Main Streets, the Applicant also wishes to add
a new architectural feature: 6 belvederes on the Main Street roof. Staff finds that the
proposed belvederes alter the roof line from a simple ridge as seen today and conflicts
with Section 12.16 of the Guidelines which states that roofing materials should be used
that are "similar in appearance to those seen historically." It is evident that the ridgelines
of buildings on the Main Street corridor do not historically or currently include
belvederes. '
However, it is not certainly clear what architectural style perfectly defines the Christmas
fun as it maintains characteristics from a variety of periods and styles. In this light, it
appears that belvederes offer an interesting architectural detail to an othelWise simple
roofline and adds an architectural element that breaks down the mass created by a solid
uninterrupted roofline. Staff recommends the Applicant remove the belvederes from the
proposed design.
This request for minor review approval will allow the Christmas fun to conduct a "face-
lift" in order to update the lodge's fas;ade with new materials that will, in effect, make no
changes to the structure's current mass, scale, and volume, and site plan. Staff finds the
proposed minor development meets this standard.
b. The proposed development reflects and is consistent with the character of the
neighborhood of the parcel proposed for development, and
Staff Findinl!
The proposed minor changes mentioned above are consistent with the current structure in
virtually all of its existing architectural elements including general design, scale, site plan,
massing and volume. Due to these minor changes, there are effectively, no changes to the
character of the Main Street as a result of this minor development.' On the contrary, this
renovation will enhance the streetscape rather than detract from it. Staff finds this
standard is met.
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed for
development or adjacent parcels, and
4
r\
ra
;. 'j:
Staff Findin!!
Staff finds there are no other historically designated structures on the same parcel as the
Christmas Inn. In addition, none of the adjacent structures on the same block within the
Main Street Historic District are historically designated. If anything, the requested actions
will allow the Christmas Inn to enhance its exterior appearance adding to the pedestrian
experience and better contribute to the Main Street corridor. Staff finds this criterion is
met.
d. The proposed development enhances or does not diminish or detract from the
architectural character and integrity of a designated historic structure or part
thereof.
Staff Findin!!
The Christmas Inn has remained virtually unchanged since it was constructed in 1950.
These proposed changes are intended to improve the aesthetic value of the lodge as a
contributing member of the Main Street streetscape. Staff finds that this proposed minor
development is consistent with the primary goal as stated in Chapter 12 of the guidelines
regarding design in the Main Street Historic District that is "to preserve the character
while accommodating compatible changes. " Staff finds this standard is met.
Conceptual Review Standar,c:I.s.J!::Ir PI1~!>,~I,1
a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels whim the sUb/eel site is in an "B,"
Historic Overlay District, or is adjacent to an historic landmark.
Staff Finding
The Christmas Inn is not designated as a historic landmark nor is the Applicant seeking
any variances through the HPC such as the 500 sq. ft. bonus, setback, or site coverage
variances. However, the structure is in the Main Street Historic Overlay. And as such, the
standard above applies to this request. (The variances requested, to the dimensional
requirements are incorporated in the Planned Unit Development (PUD) request.)
Phase II involves I) enclosing the current covered car pull-in / unloading area off Main
Street, eliminating the curb cut, and adding an entry vestibule for the fi:ontdoor, and 2)
demolition and replacement of the rear portion of the structure in order to add a new 3-
story section in the rear of the structure to accommodate 8 new lodge rooms and 3
affordable housing units as well as remodeling the interior courtyard to produce a two
level atrium.
This proposal will clearly affect general design, scale, site plan, massing and volume with
development on adjacent parcels. As mentioned earlier, the current scale and massing of
5
f)
the Christmas Inn is defined as a one and two-story lodge structure configured with an
inner courtyard. This section will outline and discuss each of the major proposed changes
including the third story addition, lobby expansion, and courtyard reconfiguration.
A, Lobbv Expansion
The Applicant proposes to remodel the existing lobby area by enclosing the current
covered car pull-in / unloading area off Main Street and adding an entry vestibule for the
front door indicated by the image below.
Enclosed Carport
I
,
,,-.
<;::'~
The entry is discussed in the Guidelines (p. 95) as follows:
Entries are clearly defined on most structures in the neighborhood. Porches, porticos
and stoops are elements that typically define entries, These features add a one-story
element to the fronts of buildings, helping to establish a uniform sense of human scale
along the block. They are essential elements of the neighborhood that should be
maintained, Other architectural details also contribute to the sense o/character of the
street, adding visual interest for pedestrians. Their continued use is strongly
encouraged.
Staff finds the entry element better defines the current entrance but finds the proposed
stone material for the support columns to be out of character with the existing wood and
stucco materials and do not maintain a visual continuity with the texture of the existing
and proposed materials for the Main Street fas;ade. Moreover, this is in direct conflict
with Section 12.17 of the Guidelines that indicates, "when selecting materials, reflect the
simple modest character of historic materials in their placement." Staff recommends the
Applicant, restudy the stone columns in order to achieve a ~ore "simple modest
character." Lastly, Staff finds the carport enclosure and curb cut elimination to be
consistent with the overall character of the structure and Section 12,6 of the Guidelines
that states the importance of"minimize[ing] the use of curb cuts along the street."
B. Third StOry Addition
The Applicant proposes to demolish the rear portion of the structure and replace it with a
three-story element adjacent to the alley, which is currently one story high to
accommodate an additional 8 lodge units. Clearly, this will increase the mass and volume
of the structure.
6
,,,.....,,
,-,
Staff raised several issues pertaining to the appropriate placement of mass along the Main
Street corridor. It should be stated that while this strUcture is not oil the Inventory, it is in
the Main Street Historic District. As such, scale and massing are certainly important
issues in this context. Section 12,]4 states that:
the designs of new buildings sh, ould, appear. simil. a, r in sC"ale to t.h"ose,. se. en
. . ..... ........... ...... ............................. ......,:.. .......:'.....-................................-...............
traditionally in the district during the mining era. Generally, a new building
should be one to two stories in height.
The proposed structure is three stories and placed along the rear and east portions of the
site. This third story will rise to about 30 feet to the ridge of the roofline from finished
grade. As a result of this proposed massing, Staff raised the following points for
discussion regarding the proposed structure's massing.
1) Mass located on the Allev: As proposed, the three st9ries along the alley represent a
substantial change in the relationship between the Christmas Irin on Main Street and
how it relates or transitions to the adjacent residential (R-6) zone across the alley to
the north. In addition, the proposed massing on the rear and east side of the site
represent an unbalanced massing away from the corner of Second and Main Streets
where buildings of this size are able to celebrate their structure and massing. In this
case, the massing is reduced as one reads the Second Street eh;vation from North to
South toward the corner with Main Street: a prominent corner.
Conversely, the massing located on the alley may preserve and further define the
distinct two-story Christmas Inn Main Street fa9ade that is its defining feature. A third
story on Main Street might further dwarf the pedestrian experience due to the
structure's sheer size; again, the structure rests on 3.5 city lots spanning 106 feet of
street frontage (39% of the block) which equates to approximately 30,000 of fa9ade
area three stories high. In addition, the Applicant has worked with a neighbor behind
the lodge which resulted in the separating of the massing on the alley into two
sections. Lastly, it should be noted that none of the lodges on Main Street have three
stories located on Main Street if at all on their sites. In fact, there are very few (if
any) buildings which are three full stories in the Main Street Historic District.
7
"
n
2) Mass proposed on front: Proposing the three story mass on the front of the structure
may favorable contribute to further defining the Main Street comdor similar to the 7th
and Main Structure. Appropriately placed massing on the Street can better define the
corridor as one looks down Main Street, rather that having buildings that step up and
away from the street which do little to define the corridor. In this sense, maintaining
the rear of the site to two stories continues to preserve the transition to the adjacent
residential zones.
Given the pros and cons of the massing, Staff contends that the massing, as proposed,
allows the distinct two-story Main Street fayade to remain the prominent defining feature.
b. The proposed development reflects and is consistent wit~ the character of the
neighborhood of the parcel proposed for development, and
Staff Finding
None of the structures on this particular block are historic landmarks. An eclectic mix of
building types, sizes, and uses characterizes Main Street. Clearly, the Christmas Inn itself
is a mix of architectural styles that adds to the eclectic mix of the neighborhood and of
the District. The Guidelines recognize that lodges are unique anomalies in the District and
should not be remodeled to resemble more Victorian-style structures nor should they be
expanded in a way that detracts from the 19th century characteristics of the District.
The addition of the third story addition on the rear of the structure increases the mass of
the building, but is set back 85 feet from Main Street, so the two-story look will remain in
place; Staff feels this standard has been met and the proposed development maintains a
consistent neighborhood character.
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed for
development or adjacent parcels; and
Staff Finding
The parcel is not identified as a historic resource and therefore the proposed development
will not detract from historic resources on the subject parcel proposed for development.
The massing along the alley was purposefully broken up to minimize its impact on the
adjacent historic house across the alley. Staff finds this standard is met.
d. The proposed development enhances or does not diminish or detract from the
architectural character and integrity of a designated historic structure or part
thereof.
Staff Finding
The parcel is not listed as a historic resource, but the proposal maintains the character
defining front fayade that is of value to the community. and the proposed development
will not detract from historic resources. Staff finds this standard is met.
8
r,
n
Exemption from Partial D~m<:)li!,i(m
The demolition, partial demolition, off-site relocation, on-site relocation, or temporary
relocation of a structure located within an "H," Historic Overlay bistrict, may be exempt
from meeting the applicable standards in Section 26.4l5.020(B), (C),(D), (E) or (F) if the
Historic Preservation Commission finds that the following conditions have been met:
a. The structure is not identified on the Inventory of Historic Sites and Structures.
Staff Finding
The property is not listed on the inventory.
b. The structure is considered to be non-contributing to the historic district.
c. The structure does not contribute to the overall character of the historic district,
and its demolition, partial demolition, off-site relocation, on-site relocation, or
temporary relocation does not impact the character of the historic district.
Staff Finding
The Christmas Inn is a prominent building and contributes to the identity of Main Street.
The building is not listed on the inventory of Historic Sites and S.tructures. The portion
proposed to be demolished and rebuilt as part of the three story addition is located in the
rear of the site adjacent to the alley and not visible from Main Street. As it currently
exists, it does not contribute to the Main Street Historic District and its demolition will
not impact the character of the historic district. Staff believes this standard to be met.
d. The demolition, partial demolition, off-site relocation, on-site relocation or
temporary relocation is necessary for the redevelopment of the parcel.
Staff Finding
The partial demolition is necessary to accommodate the redevelopment proposal.
e. The redevelopment or new development is reviewed by the Historic Preservation
Commission pursuant to Section 26.415.010.
Staff Finding
The Applicant has applied for Significant Review by the Historic Preservation
Commission.
Staff Recommendation for Phase I (Minor Review)
Staff finds the proposed Phase I portion of the Christmas Inn. expansion generally
complies with the review standards for Minor Review with the exception of the proposed
belvederes. Staff recommends the Historic Preservation Commission approve the Minor
;',;''''''',,,.b,;
9
f"".
('"'\
~+
Review request for Phase 1 for the expansion of the Christmas Inn with conditions as set
forth in the resolution.
Staff Recommendation for Phase II (ConceDtual Review)
Staff finds the proposed Phase IT portion of the Christmas Inn expansion generally
complies with the review standards for Conceptual Review. Specifically, Staff
recommends the Historic Preservation Commission approve the Conceptual Review
request for Phase II for the expansion of the Christmas Inn, with the condition that the
Applicant can address the expanded vestibule materials to create a "simple modest
character" at Final Review.
Recommended Motion for Phase I (Minor Review)
"I move to approve Resolution No. _ approving the Minor Revi~w for Phase 1 for the
Christmas Inn expansion, with the conditions."
't~1
Recommend d Motion for Phase II Conce tual Review
"I move to. the Christmas fun review for Conceptual Development for Phase II
for the Christmas Inn, with the conditions."
Attachments:
Exhibit A - Resolution NO.~, Series of 2001 (Phase I)
Exhibit B - Resolution No.~, Series of 2001 (Phase II)
Exhibit C - Application for Minor Review (Phase I)
Exhibit D - Application for Conceptual Review (Phase II)
Exhibit E - Architectural Inventory Form
Exhibit F - Letters From Neighbors
H:\My Documents\Current Cases\PUO and LP Projects\Christmas Inn\Chrlstmas Inn Conceptual Memo.doc
10
f)
Il _ I I "C
a x~;b; r C-
-,
APPLICATION
Christmas Inn
HPC Minor Development Review
1 7 September 2001
Applicant:
Seven Seas Investment, LLC
Location:
232 West Main Street (Lots K, L, M, and the
westerly one-half of Lot N, Block #51)
Zone District: Office, Main Street Historic District Overlay,
Lodge Preservation Overlay
An application for Historic Development Commission Minor
Development Review
Represented by: Stan Clauson Associates, LLC
200 E. Main Street
Aspen, CO 81611
970-925-2323
o
~
OSIAN CLAUSON ASSOCIATES, LLC
Planning. Urban Design
Transportation Studies
Project Management
17 September 2001
200 EAST MAIN STREET
ASPEN, COlORADO 81611
TELEPHONE: 970.925.2323
FAX: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: www.$caplanning.com
MI. Fred Jarman, Planner
Ms. Amy Guthrie, Historic Preservation Officer
City of Aspen
Community Development Department
130 S. Galena Street
Aspen, Colorado 81611
Re: Christmas Inn-HPC Minor Development Review
Dear Community Development Staff:
On behalf of Seven Seas Investment, LLC, owners of the Christmas Inn, I am writing to
request that the City of Aspen schedule an HPC Minor Development Review for the
Christmas Inn, located at 232 West Main Street in Aspen.
This application is intended to provide a Minor Development Review that will allow for
the immediate re-finishing of the exterior ofthe Christmas Inn, along with the addition Of
lobby and entry areas to the building. The owners believe that immediate improvements
are necessary for the current season, while undergoing oth~r development reviews as part
of their comprehensive application for a PUD and Lodge Preservation unit allocations.
This would constitute a three-step process that to improve the appearance and economic
viability of the Inn. The three steps in the process are:
I. Non-FAR related improvements to the exterior of the structure, as described below;
2. Lobby and entry addition, requiring both HPC and P&Z approval as part of a POO;
3. Demolition and replacement ofthe rear section of the Inn, providing a remodeled
courtyard and new two-story element with eight (8) additional lodge rooms, subject
to the Lodge Preservation lodging unit allocation process.
Our review before the HPC is intended to provide Minor Development Review for the Step
I activities, as well as review and recommendations to the Planning & Zoning Commission
for the Step 2 activities, which involve an addition of approximately 205 square feet to the
lobby and the enclosure of a portion of the main floor porte cochere. In addition to general
painting and trim replacement, Step I activities are noted on the attached plans, and
include:
· New stucco finish for the lower fuyades on Main Street and Second Street;
· Replacement I" x 6" tongue and groove cedar siding for the upper facades;
· New railings for the porch facing onto Main Street;
· New decorative belvederes along the Main Street roof ridge; and
· New clad awning windows along the Second Street fayade. As the first step in this
process, it is the owners' intention to renew the exterior of the Christmas Inn.
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
f"l
r"\
<".}
City of Aspen Community Development Department
17 September 2001
Page 2
This would be undertaken in a respectful and conservative way, consistent with the historic
guidelines for this district. Please see the attached drawings for an accurate description of
the materials and forms proposed for the :fa9ade work.
Step 2 activities, submitted for review include:
. Lobby and entry addition of 205 square feet, with new clad casement windows;
. New stone columns with wood truss; and
. Removal of the curb cut, restoration of the landscape parkway, and planting areas
on the Inn property.
All ofthe elements in this application are reflected in the comprehensive application
submitted on 19 June 2001. The activities requested as Step 1 represent a set ofactivities
that do not require an increase in floor area or lodging units, and can therefore be permitted
by the HPC acting through its Minor review process. The activities represented as Step 2
involve less than 250 s.f. of additional floor area, but will require additional review by t4e
Planning & Zoning Commission as part ofthe PUD application. Fees for this application
have already been paid under the deposit provided with our application of 19 June 2001.
The earlier application also provided the required application attachments, which are not
included here.
We look forward to an opportunity to present this application for the preservation and
enhancement of the Christmas Inn to the Historic Preservation Commission, and remain
ready to answer any questions that you or may have regarding the application.
Very truly yours,
+-
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Attachments:
1. Land Use Application Form
2. Plans and Elevations
AJ.l South Exterior Elevation
AJ.2 West Exterior Elevation
Casement Window cut sheets
Cc: Owners
Reno-Smith Architects, LLC
1'""\
n
ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name Christmas Inn Lodae Preservation Proiect
2. Project location 232 West Main Street (Lots K,L,M, and the Westerly Half
onot N. Block 51)
(indicate street address, lot and block number or metes and bounds description)
3, Present zoning 0, Main Street Historic Overlav District. and Lodae
Preservation Overlav
4. Lot size 10,600 sa. ft.
5. Applicant's name, address and phone number Seven Seas Investment. LLC
1017 Elmwood Avenue Wilmette. Illinois 60091 925-5267.
6. Representative's name, address, and phone number
Stan Clauson Associates, LLC '
200 East Main Street Aspen, Co 81611 925-2323
7. Type of application (check all that apply):
Conditional Use .
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD -L
Final PUD
TexUMap Amend.
GMQS exemption
Condominiumization_
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Description of existing uses (number and type of existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property) Existina lodae, consistina of 27 rooms in a structure arranaed in a
courtyard formation. The structure consists of 1, 2, and three stOry elements.
9. Description of development application An application for the re-finishina
of the exterior skin of the buildina. See the attached drawinas for proposed
areas of work and materials.
10. Have you completed and attached the following?
..::L Attachment 1- Land use application form
..::L Attachment 2- Dimensional requirements form
--.:.. Response to Attachment 3
* Response to Attachment 4 *Included as part of Full Application
I""'\.
r'1
'i.j
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Applicant:
Address:
Zone district:
Christmas Inn
232 West Main Street. Aspen. Co
Office. Main Street Historic Overlav District. and Lodoe
Preservation Overlav
Lot size: 10.600 s. f.
Existing FAR: 8.778 sJ.
Allowable FAR: 7.966 sJ.
Proposed FAR: 8.983 sJ.
Existing net leasable (commercial):
Proposed net leasable (commercial):
Existing % of site coverage: N/A
Proposed % of site coverage: N/A
Existing % of open space: N/A
Proposed % of open space: N/A
Existing maximum height: Principal bldo:28.25' Accesorv bldo:
Proposed max. height: Principal bldo:28.25' Accessorv bldo:
Proposed % of demolition: Step 1: 0%: Step 2: aoprox. 5%: Step 3: approx. 25%
Existing number of bedrooms: 28 lodoe rooms
Proposed number of bedrooms: Step 3: 35 lodoe rooms + 3 AH studios
Existing on-site parking spaces: 11
On-site parking spaces required: 20
-0-
-0-
Setbacks
Existing:
Front: 4.7'
Rear: 1-2'
Combined
Frontlrear:N/A
Side: 3.4'
Side: 0'
Sides: N/A
Proposed:
Front: 4.7'
Rear: 1-2'
Combined
Frontlrear:_
Side: 3.4'
Side: !L.-
Sides:
Minimum required:
Front: 10'
Rear: 15'
Combined
Frontlrear:_
Side: 5'
Side: 5'
Sides:
Existing nonconformities or encroachments: Parkino. setback, floor area. and
heiQht nonconformities are currentlv existino
Variations requested: Parkino. setback. floor area. and heioht variances to be
reouested as part of PUDlLodoe Preservation review .
(HPC has the ability to vary the following requirements: setbacks, distance between buildings.
FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the
cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and 0
zone districts)
;,
A
.
AWninG
winDOWS
exterior aluminum clad finish
lever lock operators for wood & dad
" !~.,;.
-=-i-w~~
white
'---O:"'-""'~-""'--_ .
bronze
"_'::'^"_~_':_'':-~fu~~
champagne
<
,\'
] <,) 1""1
DEtAilS
VERTICAL
.'
'I'~
i
I
CLAD AWNINGS: STANDARD FEATURES
.:,:,
. Built using mortise-andwtenon joints for maximum strength
,
i'
and durability. Sash is 2-3/32" thick.
. Clear insulating glass with UltraEdge'" warm edge technology.
. Airtight weatherstripping system.
. E_GardT~ lever operator with heavy-gauge scissors arm design
and unison lock.
;.,,'
t:i;~
;,""
~>i
t:\'
~!)
~I!
. Factory-applied jamb extensions come in a variety of widths.
. Hardware is available in White, Bronze or Champagne.
. Vinyl nailing fin and aluminum drip cap.
. Exterior is low-maintenance aluminum cladding with a baked-on,
commercial grade 70% Kynar 50D€l resin system in six standard
colors: White, Bronze. Champagne, Cambridge White. Hunter
Green and Redwood.
CLAD AWNINGS: OPTIONAL FEATURES
. Thermal bar glazing offers a simulated divided lite look. See page 14.
. Full perimeter wood grilles in 3/4". I" and 1.1/2" bar widths.
. Exterior is low~maintenance aluminum cladding with a baked.on,
commercial grade 70% Kynar SOD<!l resin system available in 25
Designer Choice'" colors. Custom color matching is also available.
. Choose from a variety of glass options. See page 16.
. CoastGard'~ hardware for maximum corrosion resistance.
. Hardware available in Polished Brass.
. Round or folding handles.
. Extension arm operators or remote electric motors are available
for windows installed in a clerestory application.
. Exterior trim options are: extruded aluminum brickmould,
3~ 1/2" flat casing and 3- J/2" Adams casing.
.: Folding vinyl nailing fin:
. Builder Series awnings with sash thicknesses of 1-7/16" in standard
sizes and cladding colors only. See page 59.
(FOR AWNiNG SiZiNG SPECiFICATIONS, SEE PAGE 5 i)
HORIZONTAL
.
"......,
~,1
.if,
::~
f\
CASEmEnT
winDOWS
....
exterior aluminum dad finish
'~-'----"-'-"~--'--"--
..
operators for wood & clad
k'
~)<!~-,:y: }
'.: ."J"
,y
~
/./>
'c
polished
brass
white
champagne
bronze
c;
("
.,;' i (', ! I
;" ,.,
DEtAilS
VERTICAL
CLAD CASEMENTS: STANDARD FEATURES
. Buflt using mortise-and-tenon joints for maximum strength
and durability. Sash is 2~3/32" thick.
. Clear insulating glass with UltraEdge'. warm edge technology.
. Airtight weatherstripping system.
. E-Gard'. operator and single action unison lock.
. Hardware is available in White, Bronze or Champagne.
. Vinyl nailing fin and aluminum drip cap.
. Exterior is lowwmaintenance aluminum with a baked~on, commercial
grade 70% Kynar 500e resin system in six standard colors:White,
Bronze, Champagne. Cambridge White, Hunter Green and Redwood.
. Full 90~degree operation makes cleaning from the interior easy,
CLAD CASEMENTS: OPTIONAL FEATURES
. Thermal bar glazing offers a simulated divided lite look. See page 14.
. Full perimeter wood grilles in 3/4", I" and 1~1/2" bar widths.
. Exterior is low~maintenance aluminum cladding with a baked~on,
commercial grade 70% Kynar 500e resin system available in 25
Designer Choice" colors. Custom color matching is also available.
. Choose from a variety of glass options. See page 16.
. CoastGard'" hardware for maximum corrosion resistance.
. Hardware available in Polished Brass.
. Exterior trim options are: extruded aluminum brickmould.
3~1I2" flat casing and 3~1/2" Adams casing.
. Folding vinyl nailing fin.
. Builder Series casements with sash thicknesses of 1~7!16" in
standard sizes and cladding colors only. See page 72.
(FOR CASEMENT SIZING SPECIFICATIONS, SEE PAGE 60)
HORIZONTAL
..,..,
r-,
('), E X~,b; -1- F
@
Architecturallnvl;!ntory Form
(page 1 of 4)
Official eligibility determination
(OAHP use only)
Date Initials
Determined Eligible- NR
Determined Not Eligible- Nfl.
Determined Eligible- 'SR
Determined Not Eligible- SR
Need Data
_ Contributes to eligible NR District
_ Noncontnbuting to eligible NR District
,/'
OA'"'''14U3
Rev,9I98
COLORADO CULTURAL RESOURCE SURVEY
I. IDENTIFICATION
1. Resource number:
2. Temporary resource number:
3. County:
4. City:
5. Historic building name:
6, Current building name:
7, Building address:
8. Owner name and address:
5PT,1007
232.WMA
Pitkin
Asoen
Christmas Inn
232 West Main Street Asoen, Colorado 81611
Seven Seas Investment LLC
1017 Eimwood Ave, Wilmette IL 60091
h',-,
II. Geographic Information
9. P,M. 6 Township 10 South
1f. of SE
Range 85 West
'/. of SE 1f. of Section
12
52
1f. of NW
'<'-....;'-;....,
~,'i'
10. UTM reference
Zone -L....L: ....L~.2b,5,,5 "mE,...4 ....L} -L-L 8.,,~mN
11. USGS quad name: Asoen Quadran?le
Year: 1960, Photo Rev, 1987 Map scale: 7,5'-2L. 15'_ Attach photo copy of approoriate map section,
12. Lot(s): K, L. & M Block: 51
Addition:
Year of Addition:
13. Boundary Description and Justification: Site is comorised of Lots K. L & M' Block 51 of the City and
Townsite of Asoen, Assessors offic~ Record Number: 2735-124-40-007
ThiS descriotion was chosen as the most soecific and customary descriotion of the site,
III. Architectural Description
14. Building plan (footprint, shape): Irreoular
15. Dimensions in feet: Length x Width
16. Number of stories: Two StOry
17. Primary external wall material(s) (enter no more than two): Stucco and Wood
18. Roof configuration: (enter no more than one): Gable Roof
19. Primary extemal roof material (enter no more than one): Asohalt Roof
20. Special features (enter all that apply): Tower
r-.
)
Resource Number:
Temporary Resource Number:
, 5PT.1007
232WMA
Architectural Inventory Form
(page 3 of 3)
29, Construction history (inciudedesc:riptlciii and dates cifrnajcir aC:iC:iitions, alterations, or demolitions): No
soecific records of alterations are available
30. Originai location K-... Moved
Date of move(s):
V. Historical Associations
31. Original use(s): Domestic: Hotel
32. Intermediate use(s):
33. Current use(s):
34. Site type(s):
35. Historical background:
.
Domestic: Hotel
Main Street. mixed Small lodae, Office and Residential
resort The 1932 Winter Olvmnics in lake Placid. NYsoarked an enthusiasm for skiina and Euraoean
style in the US. and skiers as well as lcidaepwners came to Asoen and brauaht the characteristic
buildina style of the Tvrol to the area
36. Sources of information: Asoen's Architectural Context, Post \NWII Dart of the 200()Surv~v of Historic
Sites and Structures.
This structure is reoresentative of Asoen's earlv develooment as a ski
VI. Significance
37. local landmark designation: Yes
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our
history;
No --X- Date of designation:
6, Associated with the lives of persons significant in our past;
-L C, Embodies the distinctive characteristics of a type, oeriod, or method of construction, or
represents the work of a master, or that possess high artistic vaiues, or represents a significant
and distinguishable entity whose components may lack individual distinction: or
D. Has yielded, or may be likely to yield, information important in history or prehistory,
Qualifies under Criteria Considerations A through G (see Manual)
Does not meet any of the above National Register criteria
39, Area(s) of significance: Architecture
40. Period of significance: Mid 1900's Skiina Develooment
41. level of significance: National _ State _ Local ll.
. ~-"""'-
r)
232 W. Main St.
! -N
JDobbsl166@aol.com. 11:33 AM 10/17/01 -0400, Christmas Inn Expansion Page 1 of 1
~ I")E ,(~.{).+ F II
From: JDobbs 1166@aol.com
Date: Wed, 17 Oct 2001 11 :33:15 EDT
Subject: Christmas Inn Expansion
To: fredj@ci.aspen.co.us
X-Mailer: AOL 6,0 for Windows US sub 10535
X-ECS-MailScanner: Found to be clean
Aspen Historic Preservation Commission
Suzannah Reid, Chair
Today I received notice of the Christmas Inn proposed expansion, I am very opposed to their desire to expand to
three stories, I own a home on the corner of Second and Bleeker, 207 N, Second, The view of Aspen Mountain
was the main reason I bought the lot. If the city allows this expansion, my view will change significantly for the
worse, Anyone walking on Second Str(;!,ettoward Main will also have their view of Aspen Mountain restricted,
Please do not allow this three story e)(p~'Rsicin whether on Main Street or on the alley side, Do not open the door
to other three level expansion along Main Street. I would hate for Aspen to look like Vail.
Respectfully,
John C Dobbs
c~~~\)
~€ 'l.\'l\'l\
\'\
'iJ(,\ ,<~'f';.~R,*~
o'<.~ \ ,,\'<.\.\5
...<;'''~\)'t.'
,~\'l~
C<::l~'
'1ft
,~""
Printed for Fred Jarman <fredj@ci,aspen.co.us>
10/17/01
r';
r'l
'c>"k.>d
All SUr/ey Sites are included WIthin the City of Aspen limits.
See Skerc.'1 map for identification of spec:.fic location and bllilding conte.'<t
..
Aspen Quadrangle
Colorado-Pitkin County
1960, Photo Revised 1987
Scale: 1 : 24
7.5 Minure Survey
.....14,.,
i l
1"-. 1 I :2"
'~~ \ ,2l.:!. ....ILS
~o MIl.S \ !
I
,
SCAL':: ::'24 ceo
o
~ "lIt.:
,coo
1000
2:CO
~oco
""'"
5000
""'"
70c0 i"EET
-
,
i<ILOM€TE.'l
r:"":,\JT:""'.II~ ,N7=~V41
,.... -:-.-:-
...., ,-- _.
Resource Number:
Temporary Resource Number:
5PT,1007
232.wMA
t)
~
Architectural Inventory Form
(page 4 of 4)
42.
Statement of significance: This structure is sienificant for its oosition in the context of Asoen's
develooment as an international skiine resort, It is Indi~~~iv: ott~.e:~~r~e~.~~s.~~~ca6~t~oarticmate
in the develooment of the ski resort, a~d broueht this Eurooean sMe with them, Durine thist!;"e many
_" ". .."..... . .' :-.-,.,._....'............ ',.........".'. .-.-:__...),w."."..',..'m..."',.'.'..,I,....:.., . .,..,.,....,:.:-.. ..'.:....:.<<:...-.:.<..::...,:.....,:...:....:.:-::.,::.:."....,......... .... ...
resorts were based on this stvle of buildine. and ultimatelv theso?rt ~n~t~~ architectu'ral stvle
became synonymous. This structure includes some unieue stvlistic elements that have been blended
with the more traditional Chal!!t S~I:el.:;11ent~.h~,,:,:~er. .it S~ill,.:O~rve~sth: Chalet stvle oualities.
Smalllodoes were inteoral to the d~veloo~llnt of skiino and t~u~i~~}2:~t~allev,
Assessment of historic physical integrity related to significance: Structure is intact
i
I
I
43.
VII. National Register Eligibility Assessment
44. National Register eligibility fieid assessment:
Eligible _ Not Eligible X Need Data
45. Is there National Register district potentiai? Yes ~ No-L
Discuss:
if there is Nationai Register district potential, is this building: Co~tnbuti~g
46. If the building is in existing Natienal Register district, is it: Contributing_
Noncontributing ______
Noncontributing _
VIII. Recording Information
47. Photograph numbers: R14: F8, 9 Negatives filed at: Aseen/Pitkin Community Develoement Deet.
48. Report title: City of Aseen Uedate of Survey of HistoricSites and Structures 2000
... ... ....,..,. .m,",.".",,', '.".__;...,.-'""..!'.....,'.,.,.."">,....." ... ~""",
49. Date(s): 6/29/2000 50, Recorder(s): Suzannan Reid and Patrick Duffield
51. Organization: Reid Architects
52, Address: 412 North Mill Street. PO Box 1303, Aseen CO 816;2
53. Phone number(s): 970 920 9225
NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and
photographs,
Colorado Historical Society - Office of Archaeology &. Hi'storic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
~
?
,. ~" ..
, .
'ii' ,."
,~.. ,.~. " .
f)
i)
I
Resource Number:
Temporary Resource Number:
5PT,1007
232,WMA
Architectural Inventory Form
(page 2 of 2)
21, General architectural description: A larae two storY volumes arranaed around a oaved courtyard. ooen
,
to the south, The bulk of the structure sits back from the edae of the street with a sideaaole roof. a verY
low-oitched hio roof extension runs to the street on the west side. A sauare olan tower sits on the end of
I .. '.' '....... ...,........,.,
the main structure at the east end with a sinale storY extension back to the street. The main volume has
stucco divided into numerous vertical oanels bv vertical wood elements imbedded in the surface, similar
,,;, "':'''' '-":':.';' i'!'" ,':,;,<".... ..........-: ....<,
to half timberina, on the UDoer level. This level is sUODorted bv white CMU oiers with alass Infillina
between the oiers at arade, A horizontal band of wood runs across the too 'of the oiers and seoarates the
UDoer voiume fror1l the base. ,Three ~hail?""" b~ys~ove;r;~, b~~rT1:i1e;~t:~SiO~~2f th..e;roof, oc~uovthe
lenath of the main volume with a oair of verticailv o~ooorti?~:d'"ind?~.~"",i~h~i,~rT1ond o~~e:~~>rT1untins,
One laraer bav with a shed roof sits on the west endith~st"",ola~a~~~:~ o,~n:s of diamondoattern alass
with an ooerable unit in the center, The hiD oed roof volu"1e at the west corner has a second level
.. '......."..,............. ........, ...-.-c'.:--.,..,..,.-....."...... '.-.....;--".,,':....,................,....
balconv with a cut-out rail runni,~a ar?und it a~dco~~~~;in~t? ;he:.rT1.~,i2.~01~m:,:vith slidinaa.laSSdoors
accessina the. balconv and the arade level. Theh,a,lf:tirT1benn,? su.rfac~.trea~rT1entexistsonboth Ievels
here and turns the corner alona the '"e~t ,~ide" At th~...?ooosite end Of,;h: court the tower inftils the
corner, it has a stucco base risina UD one and 1/2 levels and vertical sidina runnina uothe remainina
surface, iust above the ridae of the main volume, The tower has a shailow hiDOed roof with a tall sauare
,....:....:... .....'.:...... ,':. ...... ....:--...:,:..:.'''.'::....:...:....!:....::.-.:.....:.....'::..,,:,:.,.:.....,:...:....:.:.........:., .:.: ,:.':.
olan soire at the oeak. The sidina, has dec~,r,~tive, .c.~te:nds WhiCh. ov~rlav, t~e stucco"",~i1 be;IOW the
south facina face of the tower has a round clock in the center of the wood sidina area, A sinale storY
~, ..'" . .... . .... ..... ............ ." ....... _ . '.':". I..............:.,',.. :"<,,,c:,::/>::,::'i',"
aable roof voiume runs from the tower out to the street. with some cut-out rail, details and a sir1lilar
oattern as seen on the main level of the larae volume, Asinale storvside aable loa structure runs alona
the allev, with minimai aluminum windows, and returns to the rear of the tower structure,
. . ,. .,....... ....... ..' -.,........ .,......... "". . .... ".' ....... ..... ~. ."" "::"~.'."'~'
22. Architectur31 style/building type: Modern Movements' Noveltv ,
23. Landscaping or speciai setting features: Structure occuoies a corner ,lot with sianificant trees on either
side of the south facade. A series of vouna trees run the len,athof th;site in tvoi:al, street tree oattern,
24. Associated buiidings, features, or objects: none
IV. Architectural History
25. Date of Construction: Estimate
Actual 1957
Source of information: Asoen/Pitkin Communitv DeveloDment Deoartment Files
, ". ....... ....i;.:,;;,.;
26, Architect:
Source of information:
27. Builder/Contractor:
Source of information:
28. Original owner:
Source of information:
Unknown
Unknown
Unknown
~/
/'..
r'-.
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
232 \AJ' fi1ee/,/(S-f.
)2/1 ~/())
,200_
, Aspen, CO
SCHEDULED PUBLIC HEARlNG DATE:
STATE OF COLORADO )
) ss.
County of Pitkin )
I, ~A lA A <0 c;- I } 11/\ rJ +-- (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) of the Aspen Land Use Code in the following manner:
~ublicatio~ of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City 9t:Aspen at least fifteen (15)
days prior to the public hearing. A ',copy of the publtcation 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)'ide
and twenty-six (26) inches high, and which was composed oflette~~mot
less than one inch in height. Said notice was posted at least ten (I d) days
prior to the public hearing and was continuously visible from the _ day of
,200_, 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 ofa notice obtained from the Community
Development Department, which contains the information dilscribed 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) mrys~or 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
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,
/:hAA1, tJ ~ ~~AA' tit-
S~
The fore~oing "Affidavit of Notice" was~owledged before ~e this.:2(., day
of i'J'.Jov. ,200.1., by -..') ~<, l.-.1~
WITNESS MY HAND AND OFFICIAL SEAL
,""",,''','' ':';-i:~~Q~'C~~i~:{;:W!~'l"O
.. -. ....:: ,'1, "',-;"; "- 'i\TION EX~
'RE:CHRlS~A5.I~N.' pplJF: .......','_v;,'<:':"~.;
-,P~.SIQ,N:::"",, BYG ,ubil~')l~lng'
NO'fiCE.} ;"~'tu'"S(r ,". "11 2001 at a
will beh~l~ {)n."t"ay. ',' ,,- re'ihe:Ai;{lf:iil,
meeting tobeginat3:30p'T,b#~;SISl~F>Citles
Plannlngartd Zl:ming_~ommls_slon. "', ;:;-;:'"
Rb,om.CIty Hall. :~OS" '~ir:lbi'~:~' ;~~;'
sider an appllcat on, su . .' - ";'..'" "l'tlSf" bin
vestrn~t .r"e<:j~estlng'tl)~aJ:ltlttie5;'''!''';'~~232'
by8 Lodge UnitS: Tile property Islocate1atK M
w.'Main~t'&ld._IS 1~~a11y described as ,,,Lots,..;,,
BlOckSr, CIty ant:1!o~~!~~;~~,~.~~nta: cl: FrEXl' Jar~
. . For further Infor~!1tlo,!!cJ~~,,",," .';"\
m~ at the'ASp&irl'i~Corti~unlty De\'elopo
ment'n'epvtin:erit, I3? 'J. t131~~:'~~:' ~p;~, ~
(970) 920::-5:l,02,Iredj@d.aspen.co.us:,.....'... -ChI
. .-'--",'sfJasmlne')l!ire, ar
",' '. "Aspen Plarinlngand~OIl~gC(l~JIl~IO.!l;
Published In, The Aspen TI,mes~ ?)1~~~mbe~ 21.
2001.(8122) " , ",', , " ",)PY OF THE PUBLICATION
,~,.,;,~~~~~~~;~~~
- PH OF THE POSTED NOTICE (SIGN)
My commission expires:
l..}/~/03
Notary Public
A TT ACHMENTS:
--liST OF THE 0 WNERS AND GO VERNlvIENT AL A GENCIES NOTICED
BY iYL4IL
" ~ ~ O<lVlJ:<YIOC> 'N3:dSV
" . ... ~ cil ~:EI'inlLs NIVW ZEZ
,."
I~~t ;~t:.!;1za~ 13:GOWffiIlNOIJlGav
.0. "" >< '" .. ~ @I Z
A" .: = <:1 " t:
. ~ ~ .. ~ .. El ~ ~
@~~fjj~~~ ~<I<J<I<I NNI SVWlSlliHJ
... ~ 0 '"
,-
~'
i\
.
I~
.~
-'-_..~_._._-.._-_..._-,,~-'-'---'---.-_,-- ~.~
/"'""'-'
~
:r:
1-'
- .
L"
t[l ~= j
0:
Z~
OJ,
It
~
"i~
~
, ~
"\\
~~
EB ;'
'EB :
- '",
~ 0 ~. 0 a a
9 : gJ .. 9 O!; * 8 12 ~
~gg~iiil:gl8 '&-:1
",3... I I. ~...S... I I. ~.i ~.a
~~8~ ~ ~l(l . ~e8~ ~ ~~ . ti ~~
. ;;; '" "'.. S~.. "" l\:.OOl 0 '"
Zz 0' S"" !jtCl 8' 0'. 6 ~ i ~
<:> I>l r- r- en '< ... ... iiO"l <<II
N~ee~~e.e ~e
<'1 ~
C"'l '" Z
("'f) oS
~ ,,~~
&lQel
"'""
HI
,,' '_~"~,=,--,-_..,~,,,,--,-,~~-----=.,,,,. ~
~~ m
~~ LIJ
U EB
~ Z
iIi 0
~ l-
~_..=- ,.--<(
.~ >
h ~
ill 2
I- :
\f) ~
~ ~
r
j!"""\,
rn
EB
EB
83
~'
fj
.
~~
~~
~~
H
rn
EB
EB
EB
!.
* ~cn:o;::> '.N:'Eld:sv
- .
~ . ~ ~ ~ .LElEn:I.Ls ~ Z'EZ
,B~~ :::ll:~ ~a 13:aO~ffiI/NOIlIaav
~ oj <0 ~ ~ @)
.~ ~ .. ~ ~
. . ~ ,~;;.
dd~~ i<J<J<J<J NNr SVWlSDIHJ
A A u~. <.>
~
-.,
n-,
,
~ ~
II11ID li
.
"
",......, b
h
II11ID
:r:
1--
-0
2:"
t.p ~=j
()~
Z~
ill,
~
o ~ 0 S S
~ 9 ~ ~ . 9 ~. ~ ~~
.;:; '" '" -"'I iil <0 0;; ~ tl':S
gS... '? 'f. ~...~... 'f 'f'!:!=a Q'~
~Ngo;: ~ ~l(l . ~:::o~ ~ ~l.'l . iillij ~8
L ... '" .c.<'" ...... Ql J>.,<:I> ~' ,
"".<0 . ...~<C . Il
li S' 0' ~ ~ ... S' .Il i'
o Po ..... "'..... _ <0
N~.ee~~ee ~~.
~ ~ S
,
~ ~i~
';Cfj
m",,,
!'IIIlI!
rr\
~,'~
l'"'\
,...
-
r"1
APPLICATION
. Christmas Inn
Lodge Preservation Proj ect
~ 19 June 2001
-
1"'\
"..,
-
,
~
....
-~
~
!'!"'"
J"'IIl
.....
-
"
Applicant:
Seven Seas Investment, LLC
Location:
232 West Main Street (Lots K, L, M, and the
westerly one-half of Lot N, Block #51)
Zone District: Office, Main Street Historic District Overlay,
Lodge Preservation Overlay
An applicationfor Minor PUD Designation, GMQS Exemption
and Lodge Preservation Expansion with an allocation of eight
(8) additional lodging units for The Christmas Inn
Represented by: Stan Clauson Associates, LLC
200 E. Main Street
Aspen, CO 81611
970-925-2323
...
STAN ClAUSON ASSOCIATES, LLC
19 June 2001
Planning. Urban Design
Transportation Studies
Project Management
...
...
Messrs. Fred Jarman and Chris Bendon, Planners
Ms. Amy Guthrie, Historic Preservation Officer
City of Aspen
Community Development Department
130 S. Galena Street
Aspen, Colorado 81611
200 EAST MAl:-J STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925,2323
FAX: 970.920.1628
E-MAIL: clauson@scaplanning.com
WEB: wv.rvv.scaplanning.com
~
,
...
...
Re: Request for Minor PUD Designation and Lodge Preservation-
Christmas Inn
~
Dear Community Development Staff:
"""
On behalf of Seven Seas Investment, LLC, owners of the Christmas Inn, I am writing to
request that the City of Aspen conduct the necessary reviews to provide for improvement
and expansion of this Lodge Preservation Overlay property, located at 232 West Main
Street in Aspen.
...
This application is intended to provide a Minor Planned Unit Development that will vary
some of the underlying zoning dimensional requirements, such as floor area, for
... improvement and expansion of some of the lobby facilities, while at the same time
providing eight (8) additiona110dge rooms and three (3) deed-restricted affordable housing
units. The owners believe that these improvements are necessary in order to restore the
... Christmas Inn to economic viability and have it continue to be a functioning part of the
City of Aspen lodging base.
1"" Because the improvements to the lobby areas and the addition of the eight lodging units
each require a somewhat different process, we are proposing a two-phase approach to the
permitting review. Our application, however, reflects the entire project as proposed. In the
,.. frrst phase, remodeling would occur to the existing lobby and the current covered vehicle
entry adjacent to the lobby. This phase would entail some minor expansion of the existing
floor area of the lodge, and would need to be permitted as part of a PUD review.
r'
~.. \
The second phase would entail the expansion ofthe Christmas by a requested eight lodging
units, as well as a remodeling of the interior courtyard to produce a two-level atrium and
the reconstruction of the rear (and oldest) section ofthe Inn. Because this allocation of
additiona110dging units requires more process steps, it is anticipated that construction
would not occur until the spring of2002. The initial lobby improvements, however, are
beirlg requested for approval with the hope of construction in the full of 200 1. As the
corrunissions and City Council can readily understand, the Christmas Inn is seeking to
schedule and phase construction activities so that a minimum of summer and winter high
season bookings will be lost.
,..
r"
1""
.,
, '
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS
-
...
,
..,..
City of Aspen Community Development Department
19 Jillle 2001
Page 2
L.
~
!"""!I
The result ofthese two project phases will be a lodge that the owners believe will have
long-term economic viability and which will continue to contribute to the economic
sustainability of Aspen as a resort venue. The historical form of the original Christmas Inn
will be maintained and enhanced as a part of the Main Street Historic District, and certain
other benefits identified in the Historic Preservation Design Guidelines of April 2000,
such as the removal of the existing Main Street curb cut, will also be provided. New
landscaping will complement the on-going efforts ofthe Parks Department to restore and
enhance the Main Street parkway areas.
...
-
On 18 April and 21 May 2001, we met with you to review the requirements for application
for Minor PUD Designation and for Lodge Preservation. This application is in response to
... those meetings and to the application requirements, as provided in the meetings and the
Pre.,application Conference summary, dated 21 May 2001.
... We look forward to an opportunity to present this application for the preservation and
enhancement of the Christmas Inn as a lodge preservation project in the hearing process,
and remain ready to answer any questions that you or the review boards may have
... regarding the application.
Very truly yours,
I!'l""!
...
'i
~~
~
...
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
Attachments 1-9:
...
...
1. Land Use Application Form
2. Applicant's name and address, and letter of authorization for representation
3. Written description ofthe proposal, providing a response as to how the proposal
complies with the review standards identified in the Pre-application Conference
Summary, dated 21 May 2001
4. Vicinity Map
5. Disclosure of Ownership
6. Pre-application Conference Summary, dated 21 May 2001
7. Improvement Survey (Draft Plat) i
...
~
lIIflII\
M
"'"
City of Aspen Community Development Department
19 June 2001
Page 3
1"'\
, ,
"""'!
8. Plans and Elevations
a. Main Street- (Front or North Elevation)
"'" b. Conceptual elevation of the rear addition (Second Street-East Elevation)
c. Conceptual elevation of the rear addition (South Elevation)
.... Enclosures:
1. Full size plans, elevations, and improvement survey
2. Signed fee agreement
!"". 3. Deposit for review of the application in the amount of$4,300.
I"'"
Cc:
Owners
Reno-Smith Architects, LLC
~
....
~
,!IIIIlllll!
...
.
-
-
....
I"'"
~
,...
-
LAND USE ApPLICATION -ATTACHMENT 1
PROJECT:
...
Name: Christmas Inn Lod e Preservation Pro'ect
Location:
I'"'
A!>PUCANT:
r
Name: Seven Seas Investment
Address: 1017 Elmwood Avenue Wilmette, llIinois 60091
Phone #: 847 778-2971
-
,..
REPRESENTATIVE:
Name: Stan Clauson Associates, LLC
Address: 200 E. Main Street Aspen, Colorado 81611
Phone #: 970 925-2323
...
r- TYPE OF ApPLICATION: lease check all that a ly):
D Conditional Use 0 Conceptual PUD ~ Conceptual Historic Devt.
D Special Review 0 Final PUD (& PUD Amendment) 0 Final Historic Development
D Design Review Appeal 0 Conceptnal SPA ~ Minor Historic Devt.
D GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
,.. ~ GMQS Exemption 0 Subdivision 0 Historic Designation
D ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes ~ Small Lodge Conversion!
... Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
D Lot Split 0 Temporary Use 0 Other:
,-, D Lot Line Adjustment 0 Text/Map Amendment
I'"'
Existing lodge, consisting on 27 rooms, in a structure arranged in a courtyard configuration, The structure consists
1,2, and 3-sto elements, totalin a roximatel 8417 s uare feet,
,...,
i
...
PROPOSAL: descri tion of ro osed buildin s uses, modifications, etc.
A phased project, with Phase One consisting of minor lobby renovations, additions and enclosures totaling approx.
250 s,f.; Phase Two consi' of a new 3-sto section addin 8 lod e rooms and 3 Affordable Hous' units,
...,
t Have you attached the following?
~ Pre-Application Conference Summary
... ~ Attaclunent #1, Signed Fee Agreement
~ Response to Attaclunent #2, Dimensional Requirements Form
~ Response to Attaclunent #3, Minimum Submission Contents
... ~ Response to Attaclunent #4, Specific Submission Contents
~ Response to Attaclunent #5, Review Standards for Your Application
FEES DUE: $ 4300,00
-
P"III\
~
ATTACHMENT 1
DIMENSIONAL REQUIREMENTS FORM
~
Project: Christmas Inn Lod2e Preservation Project
Applicant: Seven Seas Investment, LLC; represented by Stan Clauson Assoc., LLC
Location: 232 W. Main Street . ,
Zone District: Office (0) Zone; Main Street HistOlic District Overlay; Lodge
Preservation (LP) Overlay
Lot Size: 10,620 s.f :!:
Lot Area: 10,620 s.t :!:
(for the purposes of calculating FIO\l! 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.)
,...
,...
I!!""'l
~
Non-Unit Space (Lobby):
Number of residential units:
Number of bedrooms:
Existing: 1.087 s.r. Proposed: 1.292 s.r.
Existing: -0- Proposed: 3 AH
Existing: 2710dfle units Proposed: 351."-+ j AH
I"-'
Proposed % of demolition (Historic properties only): N/A
DIIIIIENSIONS:
Floor Area: Existing: 8.778 s.r. Allowable: 7.966 s.r. Proposed:14.124 s.r.
Principal bldg. height: Existing: 28.25' Allowable: 25' Proposed: 28.25'
Access. bldg. height: Existing: N/A Allowable: Proposed:
On-Site parking: Existing: 11 Required: 20 Proposed: 15
% Site coverage: Existing: N/A Required: proposed:
% Open Space: Existing: N/A Required: Proposed:
Front Setback: Existing: 4,7' Required: 10' Proposed: 4.7'
Rear Setback: Existing: 1-2' Required: 15' Proposed: 1-2'
Combined FIR: Existing: N/A Required: Proposed:
Side Setback: Existing: 3,4' Required: 5' Proposed: 3.4'
Side Setback: Existing: 0' Required: 5' Proposed: 0'
Combined Sides: Existing: N/A Required: Proposed:
~
,...
-
r--
~
~
,...
~..,
,...
Existing non-conformities or encroachments: See calculation notes on following page.
Existing non-conformities include height, setbacks (all), and floor area.
~
Variations requested: Height, vertical increase of existing setback non-conformity,
parking, floor area,
,,-.,
,...
,..,
,..
"...
Christmas Inn
Floor Area Calculation Sheet
ATTACHMENT 1.1
Existinl! Structure:
,..-
'""
De(:ks, Balconies, Stairways, etc.
Enclosed areas and carport space off Main Street*
T ota!
1,442
8.550
9,972
*lncludes non-unit space (lobby areas) of 1,087 s.f. and 27 lodging units
,....
Lot area: 10,620 s.f.
Allowable floor area@ 0.75:1- 7,966 s.f.
.... 15% exclusion for decks, balconies, etc.- 1,194 s.f.
Adjusted existing floor area after exclusion:
8,778 s.C.
"...
Proposed structure:
!""
"...
Decks, Balconies, Stairways, etc.
Enclosed areas and carport space off alley*
Total
3,060
12.258
15,318
*lndudes non-unit space (lobby areas and meeting rooms) of 1292 s.f. and 35 lodging
'"" units.
15% exclusion for decks, balconies, etc- 1,194 s.f.
....
Adjusted proposed floor area after exclusion:
14,124 s.C.
~.
I'"'
Increases:
Total floor area
Non-unit space (lobby)
Lodging units
AH units (sub-grade)
5,346 s.f.
205 s.f.
8 units
3 units
'""
Notes:
1.
,...
2.
Sub-grade areas are not included in floor area calculation as they are not
exposed in exterior perimeter wall. Sub-grade areas include additional non-unit
area (2 meeting rooms), storage and utility areas, and three affordable housing
units.
Total internal floor area for the three affordable housing units is 1,056 s.f. This
has not been counted toward an exclusion or increase in floor area as these units
are located in sub-grade areas not otherwise included in external floor area.
JIIIIIIl!
"'"
!""
~
~
r"
1"'1
,...
~
,...
,--'i
,...
,...
"
~
,...
~
~
...
~
,...
1""\
-
Christmas Inn
Employee Generation Calculations
ATTACHMENT 1.2
Excerpt from Section 26.270.070 (M) GMQS Exemptions for LP
3. Employee housing or cash-in-lieu will be provided to mitigate for additional
employees generated by the development. . .. 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 fromthe Aspen/Pitkin
County Housing Authority shall be considered for this standard.
Response: The Christmas Inn currently employs a staff offour (4) full-time equivalent
positions. These consist of two (2) on-site managers, who also perform maintenance
activities, and 2-3 maids, representing two (2) FTE positions. The owners estimate that,
following the physical expansion of the lodge, one (I) additional position would be added,
either as a manager or full-time maintenance position. This would bring the total number
of staff to five (5) full-time equivalent positions.
The "Small Lodge Employee Survey Results" prepared by the City of Aspen indicate that,
often small lodges surveyed, the average employee generation was 0.267 FTEs/unit. This
would suggest that 9. 345 FTE employees would be required to service the proposed 35-
unit lodge. However, the owners now have considerable experience operating their
existing 27-unitfacility with 4 FTEs, and strongly believe that the proposed additional
employee generation of one (I) FTE is correct. The 5 FTE employee generation number
corresponds well to the "low range" number for employee generation in the Survey
Results. That number is .129 FTE/unitfor a total of 4.515 employees in a 35-unit lodge.
The AH units proposed are three studio units, each intended to house one person. The side
of the units are 360 sf, 360 sf, and 336 sf respectively,
This additional incremental employee generation will be more than mitigated by the
provision of three deed-restricted employee housing units as part of this development
activity.
....
....
....
....
....
,.....
~
,..,
!"""l
....
...
~,
-
'"
-
;;
'"
!""IIi '"
c.::
;...
'"
~
::l
- 00
-
=
'"
e
;...
!"""l' -=:
c..
e
""
.. '"
- OJ)
..,
0
...l'
-
=
,.... e
j;, 00
"
,....
,
""
,; V") 00 V") - 0\ N 0 <C <C <C
- N N - V") 0 ~ ~
0 c: 0 0 0 0 0 - - -
'" 0 0 0 0 0 0 ;z: Z ;z:
r;... 0
,...
...
~
-=: t- V") 00 - ..". 0\ 00 00
'is.. N 0 00 0 V") ..". N <C <C N'
- - - - 0 0 0 - - -
- 0 0 0 0 0 0 0 ;z: ;z: 0
-'"
""
,...
...
-
-
00 - "" ~ "" N 00 :::s <C ""
- M N ": M - - 0 - ":
'" 0 0 0 0 0 0 0 ;z: ;z: 0
r;...
,...
...
-'"
"" 0 V") 0 0 "" 00 00 :::s <C 0
,... c: "l c: c: - '" "" - c:
... "" V") M 0\ N N <'i ;z: ;z: M
...: - N
0
,...
"" 00 V") 0 0 0 0 0 0 t- -<
,; 0 t- O 0 0 0 0 0 0\
..". -
= t- ~ ..". ..". 0 0 V") N 0\ ;z:
- - ..". - 7 ..". ..". t- V") ..".
0
,...
""
,;
- N t- O ~ 0 0 0 0 "" -<
'" - 00 0 t- V") 0 V") '0 '0 -
;;; V") - '" - '" '" '" N N ;z:
..
>
<C
'" N 0
~ 0 ~ 0\ 0\ 00 ..". - 00
~ 0 V") - 00 M 7 00 ..". "" 00
- -
c::
'" ~
- ..". V") t- V") 0 0 0 0\ ..".
'" "" '" '" - '" "" '" - V")
p
'" - '" M ..". V") '0 t- OO 0\ 0
OJ) -
..,
0
...l
0\ .... - t- V")
..". N ..". 0 M
- 0 0 0 0
0 0 0 0 0
- 00 t- 0\ ~
00 g 00 ..". ..".
r-: ..". 0 -
0 0 0 0
0 0
00 t- OO 0\ V")
M '0 t- '" 0
N M - 7
0 - 0 0
'" 0
'" "
OJ) ~
M '" ,: = '"
- '"
V") " '0::: 0:::
0 r-: 0 -
'0 :: ~
"'"
- 0
'" ..l :c
0
00
V")
""
V")
t-
'"
""
t-
'"
t- O
00 r-:
~ 00
\0
0 0
V") c:
'" V")
'"
'"
= OJ)
- e
0 '"
- >
'"
" " "
"
~ " =
ii = e
~ e ~
~ ~ -
- = is
is 0 "
" "
-d' ..,' "0'
'a '", '",
e e e
.2;> .2;> .2;>
"0 "0 "0 '" .;; .;;
- "0
'" ";; .;; ";; "'" "0
<E E e e "0' -d' "0'
-'" 0
'" .2;> .2;> .2;> 0 0 <8
" <8 <8
~ '" '" .;;
OJ "0
"'" "0 "'" "0 "0 .~
...: "0 "0 ,,' ",' of .~ "
= .;; 0 .-:: .5
0 " " " e ~
u e C- .;;: '[: '[:
-d' ~
"0' .2;> " '" " ,,' ,,' ~"'
.;; .;; .;; '" '" '"
E "0 "0 "0 .~ " -
:::E "0 0 0 0 C: 'E ;:;
.2;> " ,,' .2;> <.E: <.E: <.E: '" '" Cii
.", <.> .~ '" '" '" 1::
"'" 'E "0 "0 "0
'" > "'" B '" ..g = E 0
.", 0 ~
" " -' :g .-:: is 0 C-
.;;: ~' '" '" '" .5 .5 0 0 .::
0 "0 "0 <E 0::: 0::: -<
... 0 0 -'"
~ - <.E: <.E: ,,' ,,' ,,' ",' ',,' of
;:; '"
'" e e!' OJ) OJ) OJ) OJ) OJ)
'" Cii "'" "0 ~ ~ ~ ~ ~
<.> " " ..c " '" " " " "
"E = - .-:: ...: "" '" '" .~ 'u '"
~ 's E = = = = = -
'" 0 ::s ::s 0 0 0 0 is 0 is
00 ,... u u u u u u u
'" - '" M 7, V") \0 t- OO '" 0
OJ)
.",
0
...l