HomeMy WebLinkAboutLand Use Case.777 Ute Ave.A044-03
t"""',
CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
o
A044-03
2737-182-56004
Aspen Alps PUD AmendmentlGMQS Exemption
700 Ute Avenue
James Lindt
PUD Amendment/GMQS Exemption
Aspen Alps Homeowners Assoc
Alan Richman Planning Services
08/21/03
NO ACTION TAKEN-
09/02/03
D DRISCOLL
,.-"
n
l!(1c.,~L1 ~
1;0 1 fVlJo:~
RETNN FOR PERMANENT RECORD
r\
(')
'P~ s~
,,4~ ;e~
15'<1$ 3613 ?i<J/teH. ~ B'1612
f'~/7eu: (970)920-1125
~~.1Ut
August 21,2003
Mr. James Lindt, Planner
City of Aspen Connnunity Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: ASPEN ALPS HEALTH CLUB ANI) SPA PUD AMENDMENT APPLICATION
Dear James,
As we discussed on the phone today, the Aspen Alps Condominium Association hereby withdraws the
PUD Amendment application it recently submitted for an addition to its health club and spa. It is my
understanding that the City will refund the application fee to the Aspen Alps. Please send the refund to
the following address.
Pamela Cunningham, Manager
Aspen Alps Condominium Association
700 Ute Avenue
Aspen, Colorado 81611
Thank you,
~;;;: PLANNING SER'(lCES
Alan Richman, AICP
r-.
')'
n
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
A!!reement for Pavment of Citv of ASDen DeveloDment ADDlication Fees
CITY OF ASPEN (hereinafter CITY) and ~~ f's.\~S ~~'LOw",t."-'" ~So L~"'-\"":'"
(hereinafter APPLICANT) AGREE AS FOLLOWS:
1.
APPLICANT has submitted to CITY an application for ~ u 0 C\ ~~ l) ....::A \ ~\M.IS.. s ~~W....
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000)
establishes a fee structnre for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeness.
3. APPLICANT and CITY agree that because of the size, natnre or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incorred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission and/or City Council to make legally required findings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of$ \ ,"'100 which is for _UJ hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimbnrse
the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00
per plauner honr over the initial deposit. Such periodic payments shall be made within 30 days of the billing date.
APPLICANT further agrees that failnre to pay such accrued costs shall be grounds for suspension of processing, and
in no case will building permits be issued until all costs associated with case processing have been paid.
CITY OF ASPEN
APPLICANT
Julie Ann Woods
Community Development Director
By: P {vt ~U(l (\; ntJvL<vv
Date: t/~6 Irxz.
f
By:
Mailing Address:
'''0 \t\n 1\.
;-..... l"\V ~ V ~
~~, c...,~k.'O" ~\\. \l
g: \supportlforms\agrpayas.doc
1/10/01
RETAIN FOR PERMANENT RECORD
LIST OF O~ERS WITHIN; 300' ..OF SUBJECT rPPERTY
?
\SPEN CLUB LODGE PROPERTIES LLC
000 POTOMAC ST NW STE 350
VASHINGTON, DC 20007
SILVERSTEIN SAMUEL C & JO ANN
110 RIVERSIDE DR9B
NEW YORK, NY 10024
FELLA HENRY J
1174TH ST
MANHATTAN BEACH, CA 90266
ATTERMAN EARL M & MARILYN S
230 SQUIRREL HILL AVE
'ITTSBURGH, PA 15217
MCINTOSH HENRY P IV
124 VIA BETHESDA
PALM BEACH, FL 33480
RIGGS SUSAN
124 VOA BETHESDA
PALM BEACH, FL 33480
;ITY OF ASPEN
30 S GALENA ST
\SPEN, CO 81611
HONIG DANIEL A & DIANE C
13094 REDON DR
PALM BEACH GARDENS, FL 33410
WISE JOSEPH
1320 HODGES ST
RALEIGH, NC 27604-1414
3MC JENNIFER F TRUSTEE
3461 APPLE RD
VIL TON, CA 95693
BLACK SWAN UNIT D LLC
13619 ABINGER
LITTLE ROCK, AR 72212
WRIGHT TRUST
1412 ANTIQUA WAY
NEW2PORTBEACH, CA 92660-4914
IALGLENN CORPORATION
428 BRICKELL AVE
1IAMI, FL 33131
WAMPLER FAMILY TRUST
1501 LINCOLN LN
NEWPORT BEACH, CA 92660
WEISS KATHY D
1609 COUNTY RD 112
CARBONDALE, CO 81623
.sPEN ALPS 105
650 E FT LOWELL RD #202
UCSON, AZ 85719
SHODEEN KENT W TRUST NO 1
17 N 1ST ST
GENEVA, IL 60134.2220
LODESTAR WEST LLC
175 BELLEVUE DR
BOULDER, CO 80302
:HAPIN ANZLE FAMILY TRUST
887 STILLWATER ST
VHITE BEAR LAKE, MN 55110
EPSTEIN JEROME P & DEBORAH R
1900 RITTENHOUSE SQ #SA
PHILADELPHIA, PA 19103
LUPOW SCOTT
1907 COUNTRY CLUB DR
CHERRY HILL, NJ 08003
;RABB WILLlAMC DR
961 BOULDER DR
NN ARBOR, MI 48104
BILLINGS PRENTICE BOYD
20 ASPEN MOUNTAIN RD
ASPEN, CO 81611
WHITE ROYAL 0 & JOANNE M
2000 SOUTH BAY SHORE DR #7
COCONUT GROVE, FL 33133
:AKAR GERSON TRUST
01 FILBERT ST
;AN FRANCISCO, CA 94133
PISTOL PEARL L1NNIE LLC
207 EAKIN ST SW
BLACKSBURG, VA 24060
JUDD ENTERPRISES INC
21 S CLARK ST#3140
CHICAGO, IL 60603
:OLPITTS DR R VERNON M D
202 STANMORE
IOUSTON, TX 77019
FODOR PETER B MD
2280 CENTURY HL
LOS ANGELES, CA 90067
ABRAMSON RUTH RES TRST 1
2315 ESPANA REAL
WEST PALM BEACH, FL 33415
lOWERS ANN S TRUST
37 COLERIDGE AVE
'ALO ALTO, CA 94301-3522
,BRAHAM EDWARD A & LISE L
500 BAYSHOREDRIVE
IEWPORT BEACH, CA 92663
:CHNEIDER ROBERT C
003 SONG ST
,MARILLO, TX 79109
:ABANISS WILLIAM J
812 FOREST GLEN DR
:IRMINGHAM, AL 35213
EIBEL ELEANOR
4 BURTON RD
ORONTO ONTARIO CANADA, M5P
V2
IANZMAN MICHAEL
910SW74THTERR
1IAMI, FL 33143
YNOTT MANAGEMENT LLC 50% INT
15 URSULlNES ST'
IEW ORLEANS, LA 70116
1AUTNER RICHARD & MARIANNE
544 JACQUELINE
JEW ORLEANS, LA 70124
1ARCUS LOUIS
01 OLD CROSSING DR
:ALTIMORE, MD 21208
ORD SIMON JOHN HUBIRD & JULIE
lERKS
00 L YNCOTT
IORTH MUSKEGON, MI 49445
I""',
CARMAN PETER CIO
237 FOXWOOD RD
STAMFORD, CT 06903
WHITMAN JONATHAN C JRV TRST
256 30TH AVE
SAN FRANCISCO, CA 94121
CHAMBERLAIN BEVERLY M TRST
3548 N BROOKHAVEN LN
TUCSON, AZ 85712-5456
PHELPS MARGARET T
389 CALIFORNIA TERR
PASADENA, CA 91105
DORSEY THOMAS F 111
4524 S ALTON ST
ENGLEWOOD, CO 80110
HELLER STEVEN B
4916 ROCKWOOD PKWY
WASHINGTON, DC 20016
SMITH PEGGY TRUST INDENTURE
525 HIGHLAND TERRACE
BRICK, NJ 08723
SPAULDING MICHAEL R
5714 MARSHALL RD
CHEYENNE, WY 82009
PORTER ROBERT A & CHARL YNN M
611 PARKWAY STE F-13
GATLINBURG, TN 37738
ASPEN ALPS CONDOMINIUM
ASSOCIATION'
700 UTE AVE
ASPEN, CO 81611
f'l
FRYE MARTIN C
240 ZENITH AVE
LAFAYETTE, CO 80026
COX CONSTANCE C TRUST
2999 PACIFIC AVE #5
SAN FRANCISCO, CA 94115
PUGH JAMES H JR
359 CAROLINA AVE
WINTER PARK, FL 32789
JACOBSEN CHRIS
40 ASPEN MOUNTAIN DR
ASPEN, CO 81611
LEENEY JACK W
45590 RANCHO PALMERAS DR
INDIAN WELLS, CA 92210
DAVIS HAROLD M & ELEANOR L 50% INT
515 URSULlNES ST
NEW ORLEANS, LA 70116
SOLHEIM J MICHAEL
525 S ORIGINAL UNIT A
ASPEN, CO 81611
KEATING MICHAEL
60.ASPEN MOUNTAIN RD
ASPEN, CO 81611
FITZPATRICK JOHN T
65 E 76TH ST
NEW YORK, NY 10021
DIMLlNG TASHA S
700 UTE AVE #502
ASPEN, CO 81611
VALDRON K BRENT & CONSTANCE K
'20 E HYMAN AVE
,SPEN, CO 81611
:ARICK LLC
'30 E DURANT AVE
,SPEN, CO 81611
)E CONINGH EDWARD H JR
'0 PHEASANT RUN DR
;HAGRIN FALLS, OH 44022
IELSKY PETER .
'955 KATY FRWY
lOUSTON, TX 77024
'ROTTER WM E II FAM TRUST NO 5
7.1664%
,RONSON RACHEL PRISK TRUSTEE
03 VENDANGE
~ANDEVILLE, LA 70471
,RNOLD ISAAC JR
,TTN ROYANN BECKHAM
'01 JEFFERSON #4000
lOUSTON, TX 77002
'RIEDMAN RICHARD L
;/0 CARPENTER & cO
:0 UNIVERSITY RD
;AMBRIDGE, MA 02138
;QRDUROY CRUISERS LLC
;/0 GROP SHOP
'10 E DURANT
,SPEN, CO 81611
~EL TZER-BRENNAN PARTNERSHIP
;/0 LANE M MELTZER
:28 ST CHARLES ST STE 1305
JEW ORLEANS, LA 70130
,LPS PARTNERS
;/0 PETER G MCGUIRE
'502 GREENVILLE AVE STE 500
)ALLAS, TX 75231-3812
~
n
GLADSTONE FAMILY LP
720 N FRAN KLI N STE 300
CHICAGO,IL 60610
KENNER JEFFREY L
720 PARK AVE #6-B
NEW YORK, NY 10021
WHEELER KIPPERT R
730 E DURANT AVE
ASPEN, CO 81611
SIMECHECK FAMILY LP
741 W CREEKSIDE DR
HOUSTON, TX 77024
OTTO GERDEAU CO
82 WALL ST
NEW YORK, NY 10005
WINKLER REV TRST
840 LOMA VISTA DR
BEVERLY HILLS, CA 90210
CHANDLER CLARISSA H
902 N GREEN BAY RD
LAKE FOREST, IL 60045
PARI MAR LIMITED A JERSEY ISLAND CO
ABACUS LONDON LIMITED C/O
32 LANCASTER MEWS
LONDON ENGLAND, W2
GLORY HOLE CONDOMINIUM ASSOC
ASPEN CLUB C/O
730 E DURANT AVE
ASPEN, CO 81611
LITTLE NELL HOTEL
ASPEN SKIING CO
675 E DURANT
ASPEN, CO 81611
RONLlM INC
C/O ALICE NORTON
446 PEARL ST
BOULDER, CO 80302
ROCK ARTHUR TRUST
C/O ARTHUR ROCK
1 MARITIME PLAZA #1220
SAN FRANCISCO, CA 94111
CHANG C C & ILlNG S
C/O CHRIS SIEH
2775 GLENDOWER AVE
LOS ANGELES, CA 90027
SPENCER MARGARET R
C/O DAVID B SPENCER
1217 ROYAL ST
NEW ORLEANS, LA 70116-2515
CORDUROY CRUISERS LLC
C/O HOLLAND & HART
600 E MAIN ST
ASPEN, CO 81611
IL REAL CO
C/O JULIE B RACHLlS
2292 DRURY LN
NORTHFIELD, IL 60093
RUL Y HOLDINGS PTY L TD
C/O LANG WALKER
POBOX 2964
ASPEN, CO 81612
SKEGBY HOLDINGS L TD
C/O OATES KNEZEVICH &
GARDENSWARTZ
533 E HOPKINS AVE
ASPEN, CO 81611
HERBST CLARENCE A JR
C/O RESINOID ENGINEERING CORP
7557 N ST LOUIS AVE
SKOKIE, IL 60076
HURT FAMILY LP
CAPITAL GROUP INC
50TH FL 333 SHOPE ST
LOS ANGELES, CA 90071
~ITCHELL GEORGE P & CYNTHIA W
,PMINC
0077 GROGANS MIL RD STE 475
'HE WOODLANDS, TX 77380
IEIHL FREDERICK
)NE KANSAS CITY PL 1200 MAIN ST
:ANSAS CITY, MO 64112
lODGE RON
'0 BOX 1496
,SPEN, CO 81612
IAVIS FAMILY TRUST
'0 BOX 1909
tANCHO SANTA FE, CA 92067
;OONEY THOMAS E
'0 BOX 4517
,SPEN, CO 81612
~EYER SUSANNA TAYLOR 20.593%
'0 BOX 595
lUSBY, MT 59016
'AYLOR WALTER & SHIRLEY 36.296%
'0 BOX 595
lUSBY, MT 59016
:ELLER KURT E
'0 BOX 840
,SPEN, CO 81612
AMBERTI PAULA
'0 BOX 8685
,SPEN, CO 81612
,SPEN VALLEY LAND TRUST
'0 BOX 940
,SPEN, CO 81612
(')
JEFFRIES JANET ODLE TRUSTEE OF
THE
JEFFRIES JANET ODLE TRUST
500 HUNTINGTON OR
ANN ARBOR, MI 48104
NEWSOM JAMES T
ONE KANSAS CITY PL 1200 MAIN ST
KANSAS CITY, MO 64105
SHIRK JAMES A & LINDA S
PO BOX 1549
BLOOMINGTON,IL 61702
SILVESTER JULIE P
PO BOX 2267
HAMILTON BERMUDA, HMJX
SIMUNOVICH JOHN & BRIGID COLETT-
PO BOX 47
DROGHEDA IRELAND CO LOUTH,
TAYLOR JAMES HOPKINS 20.593%
PO BOX 595
BUSBY, MT 59016
KLEIN MICHAEL S
PO BOX 626
CORTE MADERA, CA 94976
BAILEY LEAH S TRUST
PO BOX 851
BEREA,OH 44017
BARROW MICHAEL E TRST
PO BOX 9199
NORTH LITTLE ROCK, AR 72119
PECKHAM THOMAS C
PO BOX 9766
ASPEN, CO 81612
~
:"
OHERRON EDWARD M JR OPT
OHERRON EDWARD M JR TRSTE
6827-C FAIRVIEW RD
CHARLOTTE, NC 28210
ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
HYDE MARY ANN REV TRUST
PO BOX 1557
ASPEN, CO 81612
STANTON ROSAMOND L TRUSTEE
PO BOX 280
SANTA FE, NM 87504-0280
SLATER ALEXANDER B
PO BOX 491 LOCUST VALLEY
LONG ISLAND, NY 11560
TAYLOR MARGARET JENNINGS 20.593%
PO BOX 595
BUSBY, MT 59016
SPAR CONSOLIDATED MINING &
DEVELOPMENT
PO BOX 799
ASPEN, CO 81612
EBRAHIMI SHAINE S
PO BOX 8590
ASPEN, CO 81612
TROTTER WILLIAM E II 12.3943%
PO BOX 92610
LAFAYETTE, LA 70509-2610
DEVORE KARINJO
PO BOX 03
ASPEN, CO 81612
:ANN RONALD
tUA ENGENHEIRO ROB ZUCCOL0255
;AO PAULO CEP 05307-190, BRAZIL
HOTTER GRETA R TRUST 17.2413%
HOTTER GRETA R TRUSTEE
553 HIGH AVE
A JOLLA, CA 92037
(')
SKILKEN STEVE
SKILKEN LYNNE
383 SOUTH 3RD
COLUMBUS,Oi-l 43215
TROTTER WM E II FAM TRUST NO 1
17.7322%
TROTTER GRETA RABALAIS & WM E III
600 JEFFERSON ST STE 1202
LAFAYETTE, LA 70501
A
;{/
LANDMARK AMERICA INC
THE STABLES LES CHASSES
LA RUE DE CHASSESS
ST JOHN JERSEY, JE3-4EE
MCCLUSKEY DARLENE M
TWO COVENTRY CT
PRAIRIE VILLAGE, KS 66208
r:
.l.."
~
,.,.
c
,..
.,~ ~~
,
C"'""",
11<:;",
f"!,
"L
,...
,
t:
f"'"
~. '''>-
,',,'f
-~/~
:""
."-';-
,.,;,
>
, c~,
..,.,..
-!,-.
."""
,
I.
......
II.
....
,
"
J
....
III.
- IV.
.
V.
,...
VI.
....
'i
,....
#1.
,
#2.
'1 #3.
#4.
#5.
.-,
--
,....
~,
:-
I"'"
" !
.' 1
-
("]
~
d
TABLE OF CONTENTS
PAGE
APPLICATION REQUEST. . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
BACKGROUND INFORMATION .... , . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
A. Property Background . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . .. . . . . .. 2
B. Description of Proposed Development . . . . . . . . . . . . . . . . . . . . . . . . .. 3
PUD AMENDMENT ........,...,.............................. 5
GMQS EXEMPTION FOR EXPANSION OF A COMMERCIAL USE .... 16
VESTED RIGHTS ..........,......,.......................... 18
CONCLUSION .... . . . . . , . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . .. 18
EXHIBITS
Letter From Attorney Demonstrating Ownership
Letter Authorizing Submission of Application
Pre-Application Conference Summary
Ordinance 28, Series of 2001
Ust of Owners Within 300' of Subject Property (submitted separately)
MAPSIDRAWINGS
Aspen Alps Vicinity Map
Existing Conditions F100r Plan
Proposed Conditions F100r Plan
Site Survey (5 sheets)
'""
""'
ft'-,
;:.,
r-'"
1-,
,..
.~
;;;.
f*'"
~
1",]
~
::;1
...,
"...
l
....
iP'l
~
r""
i'""""",
...,
I"""
,., ,J
11"'\
I. APPLICATION REQUEST
The Aspen Alps has maintained a health Chlb and spa in the 200 Building virtually since the
inception of the Aspen Alps Condominiums. The health club and spa has been an amenity
for the owners of condominium units and tl:1eir guests, and has also historically been
available for use by other residents of and'visitors to Aspen.
The Aspen Alps intends to renovate the h~alth c!ubapd spa and lliso proposes to make a
small addition to the facility. In order to make this addition, the Aspen Alps Condominium
Association, (hereinafter, "the applicant") is hereby submitting this application to the City
of Aspen. Proof that the applicant is the owner of the subject property is provided by
Exhibit #1, a letter from Mr. Tom Todd of Holland and Hart, LLP, the attorney for the
Condominium Association. Authorization for Alan Richman Plal1njng Services to represent
the property owner for this application is provided by Exhibit #2.
A pre-applicll.tion conference to 2JIscussthis' project with City staff was held with
representatives of the Community Development Department on 7/17/03, and several follow-
up discussions were held thereafter (see Exhibit #3, Pre-Application Conference Summary).
Based on these discussions, staff confirmed that this application would be subject to the
following development review procedures:
pun Amendment, pursuant to Section 26.445.100 of the Aspen Land Use Code, to make
a substantial change to the Aspen Alps PUD; and
GMQS Exemption, pursuant to Section 26.470.070 E of the Aspen Land Use Code, to add
more than 250 sq. ft., but less than 500 sq. ft" of net leasable commercial space to the health
club and spa.
Sections III and IV of this application are organized to respond to the standards of the Land
Use Code for these review procedures. However, before addressing these standards, Section
II of this application provides some background information.with respect to the Aspen Alps
and this application request.
Aspen Alps Health Clnb and Spa PUD Amendment and GMQS Exemption
Page 1
,~
~
II. BACKGROUND INFORMATION
A. Property Background
The Aspen Alps is an 83 unit condominium complex located at the base of Aspen Mountain.
Seven of the eight buildings in the complex were built in the 1960's. 777 Ute Avenue was
built in 1990 and became part of the Aspen Alps soon thereafter. A new parking structure,
including three affordable housing units, a maintenance shop, and a laundry, was completed
beneath the tennis courts in 2003. A vicinity map that shows the location of the Aspen Alps
buildings is included in this application.
...........
Until recently, the Aspen Alps was subject to several different zoning designations, including
both lodging and residential designations. However, in 2001, the City Council adopted
Ordinance 28, Series of 2001, rezoning those portions of the Aspen Alps that were zoned
R-15 or Conservation to LodgeITourist Residential, with a PUD Overlay (see Exhibit #4).
This means that the entire Aspen Alps property is now zoned LITR. Therefore, the
condominiums and all of the associated uses on the property are conforming uses.
"'"
The Aspen Alps Condominium Association is actually comprised of several individual
homeowners associations. The associations that make up the Aspen Alps, the buildings they
encompass, and the dates of their establishment are as follows:
· Aspen Alps Homeowners Association (100 Building, established in 1963);
· Aspen Alps West Homeowners Association (200 Building, established in 1964);
· Aspen Alps South Homeowners Association (300, 400, and 500 Buildings, established
in 1965; 700 Building established on a second parcel in 1967);
· Aspen Alps North Homeowners Association (800 Building, established in 1970); and
. 777 Ute at the Aspen Alps (established in 1990).
Given the manner in which the Condominium Association is constituted, this application is
being submitted solely with respect to the parcel of land on which the 200 Building. The
Plat which established this separate parcel can be found in Plat Book 3, Page 26 of the
records of the Pitkin County Clerk and Recorder. However, since the health club and spa
is designated as a common element on that plant and since the Aspen Alps Condominium
Association is responsible for managing all of the common facilities in the Aspen Alps, the
actual applicant for this project is the Aspen Alps Condominium Association.
--
The applicant has completed a detailed analysis of the improvements within the 200
Building, to determine its existing floor area ratio. A site survey prepared to summarize this
analysis is included in this application. These drawings demonstrate that the lot on which
the 200 Building is located is 32,955 sq. ft. in size.
,-
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 2
-
:"""
-.
~
,.,
""
,-.
.....
,,...
~
,...
,
'""
A
~,. ,.1
,
''1
,...
~
~'
Lj
f'
fI"*_'
~
-
r-.
F ~
n
~ V
The site survey also shows that the floor-by-floor summary of the 200 Building's square
footage that counts as floor area under the Land Use Code is as follows:
Basement:
First Floor:
Second Floor:
Third Floor:
Total:
774 sq. ft.
11,097 sq. ft.
11,125 sq. ft
2.990 sq. ft.
25,986 sq. ft.
Since the LfTR zone district establishes an allowable external floor area ratio of 1:1, it can
be seen that there is nearly 7,000 sq. ft. of floor area that could be added to this lot.
B. Description of Proposed Development
The applicant proposes to make a small addition to the health club and spa. This will be
accomplished by enclosing the below-grade patio area in front of the club, which currently
is open to the sky. This area will be enclosed, except for the staiIway, which will remain
open. The roof of the enclosure will be built at ground level, meaning that the entire
expansion area will be built below grade and will not be visible to the public.
The~I1closure \\Till increlise th~ gross size of the health club and spa by approximately 760
square feet. The proposed conditions floor plan, which is included in this application, shows
the areas within the addition that count as net leasable area. There will be four such small
areas added to the health club and spa, as follows:
Changing Room: 160 sq. ft.
Health Club Offic.e: ?O sq. ft.
Reception Area: 75 sq. ft.
Spa Office: 115 sq. ft.
Total: 4~Osq. ft.
The remainder of the expansion area (approximately 330 sq. ft.) will be used for circulation,
to provide a proper entry area into the health club, and a corridor to access the two offices.
The intent of this development project is not to increase the overall capacity of the health
club or spa, nor to change the clients that these businesses serve. Rather, the project is
being designed to modernize a space that has become outdated, and to re-organize the space
to provide for more efficient circulation and an improved layout. This can be demonstrated
by comparing the contents of the existing conditions floor plan to that of the proposed
conditions floor plan, both of which are included in this application.
The existing conditions floor plan shows that the existing spa facilities on-site include a
dressing room, steam room, sauna, bathroom, sink, and sitting room for men, with a
Aspen Alps Health Club aud Spa PUD Amendment and GMQS Exemption
Page 3
~
~
-,
duplicate set of facilities provided for women. The spa also offers 2 men's and 2 women's
massage/treatment rooms. As shown on the proposed conditions floor plan, following the
remodel there will still be just 4 massage/treatment rooms. All of the other facilities will also
be replaced, with the exception that the saunas will be removed and hot tubs will be installed
in their place. There is also a very small area shown as an office (which is actually just an
appointment desk) for the spa director at the entrance to the spa; the spa director would
be provided her own office as part of the expansion.
~.->
The health club is operated by Charisse Layne, who is a pilate's instructor and athletic
trainer. Currently, the club offers a pilates area and an equipment/weight training area
within a single space (labeled "fitness gym" on the existing conditions floor plan). The ~.
proposed floor plan will offer all of the same equipment as today, but separates the pilates
area into its own private space, to make more room for the other equipment. Today, the
reception area and office for the health club is a small desk in the corner of the club, with
an office behind it. The proposed expansion will create an appropriate reception area for
both the health club and spa, and an office for Ms. Layne.
"""
~:
In summary, the functions that will be housed in the expansion area are all presently found
in the existing health club and spa. The office, reception, and changing areas will simply be
made more spacious and better organized by the proposed expansion and remodeling plan.
Moreover, following the remodel and expansion, the health club and spa will remain a
facility that primarily serves the owners of Aspen Alps condominium units and their guests.
Commercial use of the facilities by other clients will continue, but this will remain the
secondary use of the health club and spa.
.-
The opportunity to accomplish this project was provided by the recent completion of the
Aspen Alps parking structure. Included in that structure is a new maintenance area and a
new laundry to serve the Aspen Alps Condominiums. The creation of these areas has freed
up some existing areas in the lower level of the 200 Building, (particularly the laundry area
and the employee kitchen) allowing some additional space for the health club and spa to be
remodeled. This has also allowed the area shown on the existing conditions plan as the
maintenance shop to be remodeled into storage lockers for the 200 Building unit owners.
-
.:;;;;;.
^-
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 4
~
"""
--
",.
>
"'"
!
f""o
,....
<""<
,...,
~
-
4
r
-
.....
{.:<.
,..,
r
...,
('l
n,
,
'I. ..,.
III. PUD AMENDMENT
Although the Aspen Alps is designated as a PUD, there is not an adopted PUD Plan for this
property. Section 26.445.100 C. of the Land Use Code states that in the absence of an
approved final development plan for a site designated PUD, an accurate improvements
survey of existing conditions may be substituted to determine whether the proposal is a
substantial or an insubstantial amendment. Such a survey has been submitted with this
application, and staff has determined that the proposal will be classified as a substantial
amendment. Therefore, this application' is subject to final review by the Planning and
Zoning Commission.
The standards for final PUD review are found in Section 26.445.040 of the Code. The
applicant's response to each of these standards follows below.
A
General Requirements.
1.
The proposed development shall be consistent with the Aspen Area Community Plan.
Response: The economic sustainability section of the AACP establishes the following
statement of intent:
"Maintain a healthy, vibrant and diversified year round economy that supports
the Aspen area community; to maintain and enhance existing business and
cultllfal entities; and to support and promote the Aspen Idea of mind, body
and spirit." '
The proposed development is consistent with this statement. It will maintain and enhance
a long term local business, the health club and spa at the Aspen Alps. Moreover, the health
club and spa facilities are precisely the type of use that fits with the concept of renewing the
mind, body and spirit, as described above.
The development will modernize these facilities, helping to better serve the needs of the
owners and guests who stay at the Alps. These facilities have also served residents of the
community for many years, and will be better able to do so following this proposed remodel
. and small expansion.
2.
The proposed development shall be consistent with the character of existing land uses in
the surrounding area.
Response: The 200 Building sits in the middle of a number of other tourist-oriented
developments, including the Sky Hotel and the Little Nell Hotel. It has been a stabilizing
influence on this neighborhood for more tha.n 30 years, and its use and character is entirely
compatible with the surrounding developments.
Aspen Alps Health Clnb and Spa PUD Amendment and GMQS Exemption
Page 5
~
.~
The health club and spa has been an amenity to the Aspen Alps condominium owners and
their guests for many years. No change in the character of this use is planned. It will
continue to serve primarily the people staying at the Aspen Alps. It will also continue to be
used by members of the public, providing a service to local residents.
-
3. The proposed development shall not adversely affect the future development of the
surrounding area.
.:-
,
Response: This development will have not have a negative affect on the future development
of the surrounding area. The applicant has taken great care to design a project that will be
virtually invisible to surrounding residences, due to its subgrade location. The project has
been designed to fit within the existing outline of the stairway and patio outside of the health
club and spa, so there will be no impact on existing landscaping or on the existing pedestrian
way in front of the building.
...-
'~-,
4.
The proposed development has either been granted GMQS allotments, is exempt from
GMQS, or GMQS allotments are available to accommodate the proposed development
and will be considered prior to, or in combination with, final development plan review.
~.
Response: An application for a growth management exemption is included in this
consolidated land use application.
B. Establishment of Dimensional Requirements: The final PUD development plan shall
establish the dimensional requirements for all properties within the PUD, as described in General
Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone
district shall be used as a guide in determining the appropriate dimensions for the PUD. During
the review of the proposed dimensional requirements, compatibility with surrounding land uses
and existing development patterns shall be emphasized. The proposed development requirements
shall comply with the following:
/"....
1. The proposed dimensional requirements for the subject property are appropriate and
compatible with the following influences on the property:
a. The character of, and compatibility with, existing and expected future land uses
in the surrounding area.
b.
Natural or man-made hazards.
c.
Existing natural characteristics of the property and surrounding area, such as
steep slopes, waterways, shade, and significant vegetation and landforms.
-
Aspen Alps Health Clnb and Spa PUD Amendment and GMQS Exemption
Page 6
~.
.,.....,
rJ
U
"I' .....,.
-
d.
Existing and proposed man-made characteristics of the property and the
sUlTounding area, such as noise, traffic, transit, pedestrian circulation, parking,
and historical resources.
,~
Response: The project's proposed dimensional requirements are shown in Table 1, on the
.... following page. The proposed dimensions essentially reflect the existing conditions on the
site, since the subgrade addition will have no effect on setbacks, height, or open space. The
floor area ratio for this property will actually decrease as a result of this project, since the
"'" patio enclosure will virtually eliminate the exposed surface area for the subgrade level.
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 areas.
f"';
~
Response: No changes are proposed to the scale and massing of the structures on the
property, nor to the quantity of open space that is present. The only proposed development
activity is the enclosure of an existing stairway and patio area in front of the 200 Building.
This will occur entirely below grade, with the roof of the enclosure being at the same grade
as the grass in front of the building.
~
I""
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.
,.l;O:l
b. The varying time periods of use, when joint use of common parking is proposed.
"'"
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 theproposed development to the commercial core and general
. activity centers in the City.
F
c.
~
Response: As shown in Table 1, there are currently 20 parking spaces behind the building
and another 7 spaces in front of the office. The proposed addition of 430 sq. ft. of net
A leasable square footage should not require additional parking to be provided on-site. This
is due to the fact that the project will not increase the number of employees at the health
club and spa, nor will it increase the number of clients who can use the space. Instead, the
f" intent of this project is to improve the quality of the existing health club and spa space and
to make it function more effectively. Overall, the planned remodel and expansion project
will simply replace the existing facilities with new facilities that are more functional and
,-. modern, but are used in the same manner as before.
"'"
Aspen Alps Health Club and Spa PUD Amendment and GMQSExemption
Page 7
,..,.
~
~.
~
TABLE 1
L/TR ZONE DISTRICT DIMENSIONAL REQUIREMENTS
.;;.;"
6,000 sq. ft.
1 bedroom per 1,000
sq. ft.
60 feet
10 feet
32,955 sq. ft.
36 bedrooms (existing)!
'-
10 feet
285 feet
17 feet
20 feet (west)
17 feet (east)
11 feet
Addition will be built
subgrade
15 feet
.,,:-
c::..
10 feet
1:1
(32,955 sq. ft.)
2 spaces per two or
three bedroom unit
10%2
0.77:1
(25,500 sq. ft.)3
27 spaces4
;;..;>
Notes:
1. There are 16 separate units in the 200 Building. 4 units are three bedroom
units; 12 are two bedroom units.
2.
Open space is an estimate, as scaled from the site survey. No changes to
existing open space are planned.
~
3.
The floor area ratio for this property will actually decrease as a result of this
project, since the patio enclosure will nearly eliminate the exposed surface area
for the subgrade level.
.:;::;,
4. There are twenty existing parking spaces in the lot behind the building and
seven spaces in front of the office. Owners also have the opportunity to
purchase a space in the new Aspen Alps parking structure.
Aspen Alps Health Clnb and Spa PUD Amendment and GMQS Exemption
Page 8
.,...,
/
....
r-.
~,
"11
Today, there is not a functional reception area for the health club or the spa, nor are there
adequate offices for the two employees who manage each of these facilities. These
deficiencies will be rectified with new offices and a reception space in the expansion area.
The remainder of the expansion area will be used for a women's changing room and for
circulation. None of these areas will incre~se the demand for parking at the health club or
the spa,
,.,
\
...
I
It should also be pointed out that the majority of the users of the health club and spa are
the owners of Aspen Alps units and their guests. These patrons do not require parking
spaces to use these facilities.
The maximum density within a PUD maybe reduced if there exists insufficient
infrastructure capabilities, Specifically, the maximum density of a PUD may be reduced
if:
.-,
iiiliOit
4,
"'"
a.
~
b.
"'"
There is not sufficient water pressure, drainage capabilities, or other utilities to
service the proposed development.
There are not adequate roads to ensure fire protection, snow removal, and road
maintenance to the proposed development.
,..
Response: The applicant is not proposing any change to the existing density on the property.
5.
~
a.
-
b.
~
c.
""'-
..",. d.
'"""
p
The maximum allowable density within a PUD may be reduced if there exists natural
hazards or critical natural site features, Specifically, the maximum density may be
reduced if:
The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rock falls, and avalanche dangers.
The effects of the proposed development are detrimental to the natural watershed
due to nmoff, drainage, soil erosion and consequent water pollution
The proposed development will have a pernicious effect on air quality in the
surrounding area and the City.
The design and location of any proposed structure, road, driveway, or trail in the
proposed development is not compatible with the terrain or causes disturbance
to critical natural features of the site.
Response: There are no natural hazards or critical natural site features that should cause
the density of the PUD to be reduced.
~
/
""
Page 9
Aspen Alps Health Club and Spa puD Amendment and GMQS Exemption
F,
,""
~
"-
6, The maximum density within a PUD may be increased if there exists a significant
community goal to be achieved through such increase and the development pattem is
compatible with surrounding development pattems and with the site's physical
constraints, Specifically, the maximum density of a PUD may be increased if:
a.
The increase in density serves one or more goals of the community, as expressed
in the Aspen Area Community Plan (AA CP) or a specific area plan to which the
property is subject.
,-~..
b. The site's physical capabilities can accommodate additional density and there
exists no negative physical characteristics of the site, as identified in
subparagraphs 4 and 5 above, those areas can be avoided, or those characteristics
mitigated.
c. The increase in maximum density results in a development pattem compatible
with, and complimentary to, the surrounding existing and expected development
pattern, land uses, and characteristics.
Response: The applicant does not propose to increase the project's density through the
PUD.
~.-
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.
Response: There are no natural features that will be affected by the proposed development.
All construction will be limited to the area within the existing stairway and patio. None of
the trees in front of the building will have to be removed or relocated, and none of the
landscaping is expected to be impacted.
,,-
--'+.
2.
Structures have been clustered to appropriately preserve significant open spaces and
vistas.
Response: The addition to the building will be subgrade and will have no affect on open
spaces and vistas.
~.
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 10
,....,
~
,
-
~
,...
-
t
r;.:;.
--
1'"
,..,.
,
~
~,
r-.
n
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.
Response: A principal purpose of the proposed enclosure is to provide a more appropriate
entrance into the. existing health club and spa that is oriented to the existing pedestrian
walkway through Ute Avenue. At the present time, the primary entrance is off the side of
the building, through a narrow corridor in the building. The enclosure will establish a much
more functional and attractive entrance th<it allows guests to enter the health club and spa
from the pedestrian walkway into a true reception area.
4.
Buildings and access ways are appropriately arranged to allow emergency and service
vehicle access.
Response: Emergency vehicles will be continue to be able to access the 200 Building from
Ute Avenue, as they do today.
5.
Adequate pedestrian and handicapped access is provided.
Response: Pedestrian access has been addressed elsewhere in this application.
Handicapped access will be provided using a small lift that will be installed in the stairway
that enters the building from the rear parking lot. This will provide a means of access for
disabled persons that is not present in the existing health club and spa.
6.
Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impact surrounding properties.
Response: There is an existing dryweJl on this lot, located beneath the approximate center
- of the health club facility. The applicant will route the roof drains for the new enclosure
into the existing down spouts that serve the 200 Building, from which runoff will be routed
to the drywell. Therefore, there will be no impact from drainage on surrounding properties.
-
,...
~
Ii""
~
f""
-fiiOiiII,
7.
For non-residential land uses, spaces between buildings are appropriately designed to
accommodate any programmatic functions associated with the use.
Response: There are no changes planned to the spaces between the buildings.
D. Landscape Plan. The purpose of this standard is to ensure the 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 development plan shall comply with
the following:
Aspen Alps Health CInb and Spa PUD Amendment and GMQS Exemption
Page 11
'"
,--...
1. The landscape plan exhibits a well designed 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.
Response: As described above, all construction will be limited to the area within the existing
patio area. None of the trees in front of the building will have to be removed or relocated,
and none of the landscaping is expected to be impacted. No new landscaping is planned at
this time.
E. Architectural Character. It is the purpose of this standard to encourage architectural
interest, variety, character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architectural character is based upon the suitability
of a building for its purposes, legibility of the building's use, the building's proposed massing,
proportion, scale, orientation to public spaces and other buildings, use of materials, and other
attributes which may significantly represent the character of the proposed development. There
shall be approved as part of the final development plan 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.
-
Response: Because the proposed construction will be subgrade, there will no change to
the architectural character of the 200 Building.
2. Incorporate, to the extent practica~ 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.
Response: Because the proposed construction will be subgrade, this standard does not
apply to this proposal.
c-
3. Accommodate the storage and shedding of snow, ice, and water in a safe and
appropriate manner that does not require significant maintenance.
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 12
'F'
,
,..
~
Response: Because the proposed construction will be subgrade, this standard does not
apply to this proposal.
F. Lighting. The purpose of this standard is to ensure the exterior of the development will
be lighted in an appropriate manner, considering both public safety and general aesthetic
,..,.,. concerns. The following standards shall be accomplished:
""
t
,..,
-
~,
t-'
..
~
"I'fiiIIli{
,...
r
';.;:iito
~
,-
I"'"'
"'"
-
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 be in compliance with the Outdoor Lighting Standards, unless
othe/Wise 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.
Response:
Any new lighting will comply with the City's new lighting standards.
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 natura/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
.PUDar ownership is proposed in a similar manner.
3.
There is proposed an adequate assurance through a legal instrument for the permanent
care and maintenance of open spaces, recreation areas, and shared facilities together
with a deed restriction against future residential, commercial, or industrial development.
Response: The open space on the property will remain under the ownership and
maintenance of the Aspen Alps Condominium Association.
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:
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 13
/~
~
,
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 where
the developer is reimbursed proportionately for the additional improvement.
~
Response: This building is already fully served by the range of necessary public facilities.
If any facility upgrades are found to be necessary to serve this small expansion, they will be
provided at the applicant's expense, meaning there will be no net cost to the public for _
providing these facilities.
L Access and Circulation. 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 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,
Response: Access to the project will be continue to be provided from Ute Avenue, a
public road.
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.
Response: The proposed development will not result in any significant increase in the
amount of traffic in the area. As described elsewhere in this application, no new employees
will be generated by this project, nor will it increase the number of clients who can use the
space. As a result, no road improvements are required to serve this development.
3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to,
the bicycle and pedestrian trail system, and adequate access to significant public lands
and the rivers are provided through dedicated public trail easements and are proposed
for appropriate improvements and maintenance.
Response: No new trail dedications are proposed as part of this project. The prior
pedestrian and open space dedications made by the Aspen Alps will all remain in effect.
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 14
....
1"'\
4.
1""
r:-)
~
>{ /
The recommendations of the Aspen Area Community Plan and adopted specific plans
regarding recreational trails, pedestrian and bicycle paths, and transportation are
proposed to be implemented in an appropriate manner.
...
,
Response:
No additional trail recom!TIt':!1c.1atioIlsfroIIl the MCP affect this property.
f""
Ii-
/I'i.l
r
1'"'
1""
,..
1.
~
2.
""
3.
r-
1-
,....
,...
""'
....
-
5.
Streets in the PUD which are proposed or recommended to be retained under private
ownership provide appropriate dedication to public use to ensure appropriate public and
emergency access,
Response:
There are no streets planned within the project.
6.
Security gates, guard posts, or other entryway expressions for the PUD, or for lots within
the PUD, are minimized to the exte/'(t practical.
Response:
No gates or other entryway expressions are planned as part of this project.
1. Phasing of Development Plan. The purpose of this criteria is to ensure partially
completed projects do not create an unnecessary burden on the public or surrounding property
own.ers 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:
All phases, including the initial phase, shall be designed to function as a complete
development and shall not be reliant on subsequent phases.
The phasing plan describes physical areas insulatin[jy to the extent practica~ occupants
of initial phases from the construction of later phases.
The proposed phasingplan ensures the necessary or proportionate improvements to public
facilities, payment of impact fees andfees-in-lieu, construction of any facilities to be used
jointly by residents of the PUD, construction of any required affordable housin[jy and any
mitigation measures are realized concurrent or prior to the respective impacts associated
with the phase.
Response:
A phased development is not proposed for this project.
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 15
".
~
--
IV. GMQS EXEMPTION FOR EXPANSION OF A COMMERCIAL USE
Section 26.470.070 E. of the Aspen Land Use Regulations provides an exemption from the
Growth Management Quota System (GMQS) for a small addition of net leasable area to an
existing commercial or office use, provided it is demonstrated that the expansion will have
minimal impact upon the City.
The applicant proposes to add approximately 430 sq. ft. of net leasable area. As shown on
the floor plans, there are four small spaces within the expansion area that count as net
leasable area. The size of each of the four spaces is shown on the floor plan, as follows:
Changing Room: 160 sq. ft.
Health Club Office: 80 sq. ft.
Reception Area: 75 sq. ft.
Spa Office: 115 sq. ft.
Total: 430 sq. ft.
~"
-
The remainder of the expansion area (330 sq. ft.) will be used for circulation, to provide a
proper entry area into the health club and spa and a corridor to access the two offices.
According to the Land Use Code, circulation corridors do not count as net leasable area.
Section 26.470.070 E. states that a determination of minimal impact shall require the
following to be demonstrated:
That a minimal number of additional employees will be generated by the expansion and that
employee housing will be provided for the additional employees generated;
Response: There will not be any additional employees generated by the proposed
addition. The purpose of the proposed remodel and small addition is to replace the existing
facilities with new facilities, and to improve the functioning of the health club and spa. It
will not provide new facilities to permit new employees to work out of this space. To
support this statement, following is an analysis of the current employment at the health club
and spa.
-'
The health club is operated by Charisse Layne, who is the only full time employee of the
club. Ms. Layne has 1 part time employee who acts as a receptionist when Ms. Layne is not
available. Clients who use the sports equipment may choose to have a personal trainer to
guide them through their workout. These trainers are available on an as-needed basis and
are not employees of the health club.
'-
The spa is operated by its manager, Ms. Jo King. It is open from 3 PM to 8 PM in the
winter and 2 PM to 7 PM in the summer. In the winter the spa has a part time receptionist
on staff; there is no receptionist in the summer. The spa has approximately 8 therapists who
Aspen Alps Health Clnb and Spa PUD Amendment and GMQS Exemption
Page 16
,....
"""
1""1
f""
,...
.t-
{I""
r"
"""
""
~
...
~
fIiO'.:
~
I'
.,..
~
p.
\Lil'i'l!.
r-.
(~
are on call to give massages to clients. These therapists are not employees of the health spa.
Since there are only 4 massage rooms on the premises, this is the maximum number of
clients that can be treated per hour. Guests of the Aspen Alps may also requests massages
be given in their apartments.
Since the health club and the spa operations will not change and additional facilities will not
be provided, the number of employees staffing these businesses will not increase. In fact,
because a single reception area is being created at the entry to the two operations, there will
be just one receptionist for both the health club and spa, thereby eliminating one part time
receptionist position.
That a minimal amount of additional parking spaces will be demanded by the expansion and
that parking will be provided;
Response: As shown in Table 1, there are currently 20 parking spaces behind the building
and another 7 spaces in front of the office. The small addition of net leasable square
footage wiII not require additional parking to be provided.
The intent of this project is to improve the quality of the existing health club and spa areas
and to make them function more effectively. As described above, the project wiII not
increase the number of employees at the health club or spa, nor will it increase the number
of clients who can use these spaces. Instead, the planned remodel and expansion simply
replace the existing areas with new areas that are more functional and modern.
Today, there is not a functional reception area for the health club or spa, nor are there
adequate offices for the two primary employees who run these facilities. These deficiencies
will be rectified in the expansion area. The remainder of the expansion area will be used
for a women's changing room and the circulation area. None of these areas will increase
the demand for parking at the health club.
It should also be pointed out that the majority of the users of the health club and spa are
the owners of Aspen Alps units and their guests. These patrons do not require parking
spaces to use these facilities.
That there will be minimal visual impact on the neighborhood. from the expansion; and
Response: The proposed enclosure will have no visual impact, since the resulting structure
wiII be built subgrade.
That minimal demand. will be placed on the City's public facilities from the expansion.
Response: This property is located in the heart of the lodge district, and is already served
by the full compliment of public facilities. The applicant anticipates that this small addition
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemption
Page 17
r\
n
will not create the demand for any new facilities, including water supply, sewage disposal and
similar public facilities.
V. VESTED RIGHTS
Pursuant to Section 26.52.080 of the Aspen Municipal Code, the applicant hereby requests
that this development be granted vested rights status.
VI. CONCLUSION
In summary, the applicant has submitted all of the materials requested during the pre-
application conference, Responses have been provided to the applicable standards of the
Aspen Land Use Code, demonstrating the project's compliance with said standards. Should
any reviewing agency request additional information, or need any of the statements made
herein to be clarified, the applicant will respond in a timely manner. Please feel free to
contact the applicant as the need arises.
Aspen Alps Health Club and Spa PUD Amendment and GMQS Exemptiou
Page 18
r-:
f"""',
EXHIBIT #1
(\
...
HOLLAND & HARTLLP
ATTORNEYS AT LAW
,....
DENVER. ASPEN
BOULDER. COLORADO SPRINGS
DENVER TECH CENTER
BilLINGS. BOISE
CHEYENNE. JACKSON HOLE
SALT lAKE CITY. SANTA FE
WASHINGTON, D.C.
600 EAST MAIN STREET
ASPEN, COLORADO 81611-1953
TELEPHONE (970) 925-3476
FACSIMILE (970) 925-9367
~
THOMAS]. TODD
ttodd@hollandhart.com
August 7, 2003
......
,
...
Alan Richman
Richman Planning Services
200 East Main Street
Aspen, Colorado 81611
"...
r-'
Re: Land Use Application for Aspen Alps Condominium Association
for Health Spa and Sports Club Facilitv
Dear Alan:
-
You have asked me to advise you on the status of title to the basement area
located in the 200 Building of the Aspen Alps West Condominiums.
tioiii
,~
I am writing to confirm that the basement area is a general common element
of the Aspen Alps West Condominiums, and as such it is owned in common by the
17 individual condominium unit owners whose units comprise the Aspen Alps West
Condominiums. However, in accordance with the. current By-laws of Aspen Alps
Condominium Association, the Aspen Alps West Condominium Association was
merged into the Aspen Alps Condominium Association, and the Aspen Alps
Condominium Association, through its Board of Managers, is empowered and has
the duty to maintain and manage the common elements ofthe Aspen Alps West
Condominium Association, Therefore, the Aspen Alps Condominium Association
has legal authority to process the land use application concerning the Health Spa
and Sports Club Facility.
'-'.
,~
-
I trust this information serves your needs. Please call if you need additional
information.
;.;
!"""".
/ Si."rel> ~
ka:tJTodd
for Holland & Hart LLP
",...
TJT:sm
cc: Pamela Cunningham
,....
-
,~
~
EXHIBIT #2
August 6, 2003
Mr. James Lindt, Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: ASPEN ALPS HEALTH CLUB AND SPA PUD AMENDMENT APPLICATION
Dear James,
I hereby authorize Alan Richman Planning Services to act as our designated representative
with respect to the land use application being submitted to your office to renovate and
expand our health club and spa, located in the 200 Building at the Aspen Alps. Alan
Richman is authorized to submit an application to obtain a PUD Amendment and GMQS
Exemption for this project. He is also authorized to represent us in meetings with City of
Aspen staff and the Aspen Planning and Zoning Commission.
Should you have any need to contact us during the course of your review of this application,
please do so through Alan Richman Planning Services, whose address and telephone number
are included in the land development application.
Sincerely,
~t1 j}J..c (}t cCc ( iL-
Pamela Cunningham, Manager
Aspen Alps Condominium Association
700 Ute Avenue
Aspen, Colorado 81611
970-925-7820
.-......
,.....
~
,...., PLANNER:
PROJECT:
REPRESENTATIVE:
r-". OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
r-
~~
,...,
~
EXHIBIT #3
t""")
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
James Lindt, 920.5095 DATE: 7/24/03
Aspen Alps Building 200 SPA Addition
Alan Richman
Aspen Alps West HOA
PUD Amendment, GMQS Exemption for an addition of commercial space
The applicants would like to expand the existing Spa Area and Exercise Facility in
Building 200 of the Aspen Alps. Staff believes that because the facilities are open
to the public and are not entirely accessory to the on-site uses. Therefore, a
GMQS exemption for an expansion of connnercial space is required given that the
addition of net leasable space is anticipated to be less than 500 square feet. Any
addition of net leasable space over 500 square feet would require the Applicant to
obtain GMQS scoring approval.
Applicable Code Sections:
26.445.100(8) Planned Unit Development (PUD) Amendment
26.470.070(E) GMQS Exemption- Expansion of a Commercial Use
26.304.060(8)(1) Combined Reviews
To apply, submit the following information:
I. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the applicant stating
the name, address, and telephone number of the representative authorized to act onbehalf of the
applicant.
3. Signed fee agreement.
4. Pre-application Conference Sunnnary.
5. An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen.
6. Proof of ownership.
7. Letter of consent from Condo Association to apply.
8. Proposed site plan.
9. Proposed floor plans and elevation drawings that include the proposed dimensional requirements to be
established in the PUD.
10. A written description of the proposal and a written explanation of how a proposed development
complies with the review standards relevant to the development application.
12 Copies of the complete application packet (items 2-10)
1 I. Applications shall be provided in paper format (number of copies noted above) as well as the text only on either of
the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is
preferred. Text format easily convertible to Word is acceptable.
-
....
Review by:
-
Public Hearing:
Planning Fees:
Referral Fees:
Total Deposit:
r':
1""'"\.
....
!-.
...
,..
,...
-
Staff for complete application, referral agencies for technical considerations (DRC), Planning and
Zoning Commission for review of amendment and GMQS exemption.
YesatP&Z
$1260 Deposit for 6 hours of staff time (additional staff time required is billed at $210 per hour)
$185 (Housing)
$1445
,'"
r--,
EXHIBIT #4
ORDINANCE NO. 28, (SERIES OF 2001)
AN ORDINANCE OF THE ASPEN CITYCOONCI:LAPP'ROVlNG A'PROJECt v - ....
PRESENTED :eYTHE'ASPEN'ALPSt'ONtibMfNI:ll'lWA~S(jttAft(j~FOR'A- . '.
CONSOLIDATEDPtAAAED1J:NttDEVltLOPMENt;ro:ZONlNG;" ....
SUBDIVISION AMENDME:NT; ANDGRUWfiflWANXGEmNi"QUd'fA.
SYSTEM EXEMPTION FOR LOT'Z'n OFM'dSESLO':F'S:PUt"XNI)A" .
REZONING OF THE UNDS.WItrClt'I'NCLtrbltto-T2B;"T1'IJr300; 400; AND""
700 BUILDINGS OF THE ASPEN ALPS; AND SUi{R()tJNJ)IN"GLA:N'J)S OWNED '
. BY THE ASPEN ALPS CONtiOMlNIUM ASSOC1ATION;wmcltXRE"'" .......,.
CURRENTLY ZONED EITBER R~15PUDOlrCONsElt\lXTIONtO LODGE I
TOURIST RESIDENTIALPtm (:e/TR POO)'fiI1(ASP"EN--A:L'P;S"-'-' ".' ..
CONDOMINIUMS, CITY OF ASPEN, PrTKlNCOtJNfy;co1:.oR:A.DU:'"'''' .,. ..., .... '.
~
ParcelID: 2737-182-56-004
WHEREAS, the Community Development Department received an application
from the Aspen Alps CondominiUm Association (Applicant), represented by Alan
Richman, requesting land use approvals for a consolidated planned unit development;
rezoning, subdivision ameIldment, and growth management quota system exemption for
the construction of 3 employee-housing units and a two level sub-grade parking garage.
The property on which the construction is proposed to occur is described as LOt 2B of the
Moses Lot Split, City of Aspen, Pitkin County, Colorado of the Aspen Alps
Condominiums; and,
WHEREAS, the Cominunity Development Department received referral
comments from the Aspen Consolidated Waste District, City Engineering, Building, Fire,
Streets, Housing, Environmental Health, .Parks, and Water Departments; and,
WHEREAS, upon review of the application, referralconnnents, and the
applicable Land Use Code standards, the CoinmunityDevelopmen( Department
recommended approval for the proposed land use requests for Lot 2B of the Moses Lot
Split including a consolidated . planned - Uiiitdevelopmellt," subdiViSIon amendment, .
rezoning for the lands which inClude Lot2B, the 300, 400; and 700 buildings of the
Aspen Alps, and surrouilding lands o'Wnedby the Aspen Alps CondominiUm Association,
which are currently zoned. either R-15' PUD or Conservation to' Lodge / Tourist"
Residential PUD (UTRlPUD)from R-15 PUDto VIR Pun~andGMQSExemptioii;and
WHEREAS, the City of Aspen I Pitkin County 'Housing Authority forwarded a
recommendation of approviU, by an unanimous vote of six to zero (6 - 0), to the Planning
and 'Zoning Commission to approve the proposed three affordable housing units for the
employees of the Aspen Alps Condominium Associlition; and' .' ..
WHERfAS, the CitYofAspell Plannmg and Zonuig Commission forwardecl'a
recommendation of approval, by an unanirrious vote of five to zero (5 - 0), to the City
Council to approve the consolidated planned unit development, subdivision amendment,
rezoning for the lands which inClude Lot 2B, the 300, 400; and 100 . oUIldings of the
Aspen Alps, and surrounding lands owned by the Aspen Alps Condominium Association,
.J
. 1111111111111111111111111111111111111111111 11111111 ~~~~~;! il ;51~
SILVIA MVIS PITKIN CO~NTY CO R 35.00 D 0.00------,... '"
' -- -~". no _. -:~--:---.~""""-:'."---:---_.;:"~-:-_" ". .. .....
J
.;.. ," .' ~,,'
.... ;'-'. .....,.... '.
I . '", ~.'~ .;
'..,..'
".'"
. "'n '
. . ,. ~ - ,,'
.. .
. .
.. .
. .
. '. '. h'..~~ .....:.;.!.,., ~. ~,.'"'i: :";-.~~. .
. . .h,..~ ~ .:.
.....,..--...,.,;
... .J
-
....
r-;
,"""
r
......
,-,
..-
r-
....
,...
,...
,
-
,...,
~
~
~
~i
-
,
t"")
n
which are currently zoned eithe;rR-15 PUD or ConserVation to Lodge I Tourist
Residential P1.JD (LITRJPUD)froin R~15 PUD to utR PUD, and GMQS Exemption; arid
WHEREAS, the Aspen City Council has niviewed and 60n~idei'edthe development
proposal under the applicable provisions of the MUnicipal Code as identified herein, has
reviewed and considered the recommendation of the City of Aspen I Pitkin County Housing
Authority, the Aspen Planning and Zoning Connnission, the Community Development
Director, the applicable referral agencies, and has taken and considered public connnent at a
dilly noticed public hearing on August 27; 2001; and; .
. WHEREAS, the Aspen City CoUncil ackiiowledged Ordinance 31, Senesl992,
which placed certain conditions on the future development of Lot 2El including: .
a. The floor area, bedroom and density attribute" to Lots 2A and 2B shall not
be utilized by the Aspen Alps Condominium 'Uni'- Owners for' purposes' of
increasing the floor area, bedroom number or density of existing or future
. Aspen Alps Condominium Units; . . .
b. No further development or additional lot area for floor area, bedrooms and
additional density or major nttw'recreiltiontil/acilifles such as tennis courts
and swimming pools shtill OCCur on said Lots 2A and 2B. .
And after reviewing the proposal for the addition of three Affordable Housing' units on
Lot 2B, as part of this developineni,is ili. the l:>est interests offue City of' Aspen to modify
Ordinance 31, Series 1992 regarding the addition of the three Affordable Housing units
on specifically on Lot 2B; and,' . ..
. WHEREAS, Ordinance 28, Series 2001 shaI1 effectively modify Ordinance 31,
Series 1992, which placed certirin conditions on the future development of Lots 2A and 2B
and shall only apply to Lot 2B; and, . .
WHEREAS, the City of' Aspen City Council finds that the development proposai
meets or exceeds all applicable development standards and that the approva1 of. the
development proposal, with conditions, is consistent with the goals and elementS of the
Aspen Area Community PI.a1i.; and; . . ..' . . . .
WHEREAS, the Aspen City Council, by a vote of five to zero (5 - 0), hereby .
. approves a 'consolidated plani:J.ed unit development, rezoill:rig for the lands which include
Lot 2B, the 300, 400, and 700 buildings of the Aspen Alps, and surrounding lands owned
by the Aspen Alps Condominimn Association to UTR Pun, the subdivision amendment,
a:n,d growth management quota system eXemptions for the construction of 3 employee-
housing units and a two level sub-grade parking garage on Lot 2B of the Moses Lot Split,
. City of Aspen; and;' . . .
WHEMAS, the City of Aspen City Council finds that this Resolution ftiithers and
is necessary for the promotion of public health, safety, and welfare.
" IIIIIIIII~I "~IIIIII 1111111111111111/1/111111111I11 ~~:~J:;!; t : 51r.
,~:~ DAVIS PITKIN COUNTY CO. . .. . R 35,00 . D 0.00
. /':'~, ..~'
....-."...".......,... j
'. . . ':'":"".~.:~'.'_. .:. ........~.,..~~~-:...
r'-
r\
NOW, THEREFORE, BE IT ORDAINED llY TtiEASPEN CtrYCOUNCft'AS
FOLLOWS: .
Section 1
Pursuant to the procedures and standards set forth. in Title 26 of the Aspen Municipal Code,
the request for a consolidated planned unit development, rezoning, subdivision amendment,
and growth management quota system exemption, are approved for the construction of 3
employee-housing units and a two level sub-grade parking garage located on Lot 2B;the
300,400, and 700 buildings of the Aspen Alps, and surrounding lands owned by the Aspen
Alps Condominium Association; which are currently zoned either R-15 PUD or
Conservation to Lodge I Tourist Residential are hereby rezoned to UTR PUD, City of .
Aspen with the following conditionS:
I) That the Applicant shall provide full accessibility to the tennis courts located on
top of the garage and that all bathrooms and office and laundry rooms require full
accessibility as required by the City of Aspen Building Department;
2) That the Applicant shall designate. specific parking spaces in the garage for the
deed-restricted affordable housing units; .' ".
3) That the Applicant shall submit the following plans to the Engineering
Department for approval pnor to application for building permit:
~ Construction Traffic Maintenance Plan
~ Construction Erosion Control Plan
. ~ Drairiage and Dewatering Mitigation Plan.
~ Noise and Dust Control Plan
~ Soils report
~ Full set of construction plans
4) That the Applicant shall, prioi to excavation, conduct two bores on the Southeast
and Southwest comers of the proposed parking garage to determine the level of
groundwater. If groundwater is encountered within the proposed excavation, a
plan detailing how it will be diverted to the nearbY ininedriiinage ditch is to be
submitted to the City of Aspen Water Dipartiiient for approval; ... . . .
5) The Applicant shall agree that if seasonal water, groundwater, or dampness is
encountered during excavation, the applicant will need to employ extra measures
to make sure the proposed affordable housing uilits do not have mold or mildew
problems. The Applicant sh31l agree to consult an englneer if this is the case;
6) That the Applicant shall coIiformto the approved dimensional requirement s for
Lot 2B as stated in Table 1. below;
11("U('ItIII"~~1Ji:.;.""
..---1:,.. ;.;".,' ,_.,,-', '-'_"-,<,:!',".,O' ":'''''' ". .
,
.J
_.1.
:...;.,'.... ~~,
""":'...,
'.. .,..... ,.,..~ " "_""'H,.'.',"" ;,,:,':.:':J':,"_",-:~, '~.""~...'" ',.^,," '" "''' ".'." '....,.,,<.~..
.,.,.1
...
...
,-,
~
,.,.
Table 1. Dimensional Requirements Compillison
(units measu.red Infeet or square feet)
That the Applicant shall be required by the City or Aspen Environmental Health
Department to have the Aspen Alps management notify its contractors about City
ordinances prohibiting vehicle idling form.ore than five minutes, and not starting
construction work before 7 am;
That the Applicani shall be'required to' submit a Fugitive Dust Control Plan to the
Environmental Health Department prior to the application Of building jierinitli: 1n
addition, the Applicant is aware that there are no 'special regulations pertaining to
movement of mine tailings in any area of the Comity or City' of Aspen except
those within the Smuggler Mountain Superfund Site bouridary. However, these'
soils may contain more . lead or oilier heavy metals than other dirt in the area, and
nearby neighbors have aIteady expressed concein to the applicants, Therefore, the
. Applicant shall require their contractor to Keep all mine-related soils damp at all
times as a dust suppression measure to prohibit the release of particulates into the
air. The Applicant shall 'contact the' Pitkin County Solid Waste Center to
determine whether these soils can be taken to the landfill. If not, the Applicant
shall contact this office before moving soils off the site. The Applicant shall
consult with the Environniental Health Department once they have soils test
...
...
~.
...
."
r-
I"'"
-
~
... 7)
-
8)
~,
r-
~.
....
~,
...
.
60 feet
35,327
5 proposed bedrooms
on 35,327 s . ft.
197 feet
197 feet
1 0 feet
5 feet
10 feet
28 feet
10 feet 10 feet
N/A N/A
N/A N/A
17,5% 17,5%
N/A 0,20:1 (7,065 sq. ft.)
5 Spaces in the garage
N/A will be devoted to the
three units
.10 feet
25%
1 :1
2 spaces per two
bedroom unit; 1 space
er one bedroom unit
1111"1111""11111111111111111111111111 11111 'I'IIIII':~:!~~! r I . SIF
"'~"" DAVIS PITKIN COUNTY co R 33.011 D 9.09 ' '..
-" /.....',.
.'.. ,,' """. ',..,.", ...-,...... ."':':"-:'~'."..-". .
""""""'." ....
, /"~'\
/'\
resultS. Finally, the Applicant shall maintain constant dialogue with the
Environmental Health Department and include them as a monitor during the
excavation of the soils for the project.
9) That the Applicant shall be aware thatthe Director of the EiwlroimieritalHealth
Department my require. any person undertaking to conduct activity or
development within the site to test any soil or material to establish it's total lead
(Pb) content. All testing shall utilize and adhere to protocols established or .
approved by the United States:EnVironrnental Protection Agency (pursuant' to
.Ordinance 25, Series 1994). . '. .
10)That the Applicant agrees to provide the Aspen Parks Department with an
excavation plan that indicates how the proposed excavation will take place for the
project;
ll)That the Applicant shall provide the City Parks Department with an excavation
and landscaping plan for their approval prior to the application of building
permits that includes protection teChniques to be employed in the areas marked
"trees to be saved if possible" on the currentlandscape plan. If the sprUce trees on
the. adjacent property directly to the south (along the fence) that are not marked on
the site plan are damaged during excavation, the Applicant agrees to replace all
the trees damaged anhe Applicant's expense; . . .
12) That the Applicant shall file an appropriate deed restriction' agreed to by the City
. of Aspen Attorney with the' City of ASpen / Pitkfu CoUrity Housing Authority
prior to the issuance of building permits and the Applicant shall conduct a site
visit and tour of the three employee units with the City of Aspen J Pitkin County
Housing Authority Staff prior to the Certification of Occupancy;
13) That theApplicant shall draft a modified subdivision agreement that shan include
the decision by City Council to amend the current restrictions assoCiated With Lot
2B of the Moses LOt Split and the subject of this application and present it to the
C;ity of Aspen Attorney for approval and shall have this docim:ient recorded with.
the Pitkin County Clerk and recorders office;
14) That the Applicant understands that the existing restrictions on Lots 2A and 2B
continue after the rezoning occurs. The Applicant agrees' the deed restrictions will
not be dissolved by the rezoiring; .
15) That the Applicant amends the plan to provide better access from the employee
units to the parking spaces in the garage. Specifically, the Appliciuit shan add a
garage access door from the walk arOlind patio inn-ont of the employee units to
the top level of the garage where space 41 'is currently proposed. Parking spaces
for the employee units shall be reqUired to be dedicated as close to that access
door as possible; .
'111111111111 111111 1111111111111111 IIIU 11I1I11II11 ~~~~::! r 1 : 51~
R 35.00 D 0.00
...... ,-"" "-"-'-'-'._~-
../.. .
"
. , . "'~..,."'~ '"<'~;'. .,.. '.. ,:.. .' . ..... ...", .<,:.."..<.',~~.:", :--.,,, . ..', ,. .. .
~,
(""'\
n
I""
....
16) That the Applicant utilize a color treatment such as earth tones for the employee
units so that they are effectively blended into the hillside;
17) That the Applicant shall not operate a dry cleaning service' in the laundryfaciHty
proposed in the sub-grade garage;
r-.
.fl"'"
18) That no night time lighting be installed for the tennis courts located above the
sub-grade garage;
19) That the Applicant agrees that only Aspen Alps associated vehicles be permitted
to use the garage. Specifically, those would be vehicles of the umt oWners,
visitors, employee unit residents, for maintenance and Laundry, and Aspen Alps
fleet vehicles; and .'
,...
-
;,....
20) That the Applicant has agreed to begin and conduct the excavation for the project
only between October 1 and. May 30 of the year(s) of construction oftbe project;
21) That the Applicant agrees to file for recordation a Finall>lat / Plan 1'00 /
Subdivision Improvement Agreement to the Pitkin County Clerk aiJ.d RecOrder's
Office within 180 days of approval by the City Council indicating all current
improvements and conditions of approval for the entire Aspen Alps property as
described herein; .
~.
~:
,...
22) The Applicant shall convey an undivided fractional interest (one tenth of 0~01 %)
in the. ownership of deed restricted affordable housing uriits to the Aspeil/Pitkin
County Housing Authority for the' purposes of complying witr. the recent
Colorado Supreme Court Decision regarding rent control legislation, The
Applicant may submit an altemative option to satisfy the rent control issue
acceptable to the City Attorney.
23) The Applicant shall indemnify and hold' harmless the ASpentPitkinCounty
Housing Authority and City of Aspen from any claims, liability, fees or similar
charges related to ownership of the deed restricted affordabie housing units.
,...,
,.....
r--
Section 2: .
The Officiiu ZOne District Map oftlie City of Aspen shall be,'and is hereby ainendedby the
Connnunity Development Director to reflect rezoning of the lands whjch include Lot 2B,
the 300, 400, and 700buildil1gs ofilieASpeiiAJps,iiildsUIT<)iinOiiiglanas'.ownedbyfue. ..
Aspen Alps Condominium Association, which are currently zoned either R-JS PUO or
. Conservation to Lodge / Tourist Residential PUD (UTRlPUO). .. ..
,..
"..'
~.
Section 3:. .
All material representations and commitments made by the applicant pursuant to this .
appliCation, whether in public hearings or documentation presented before the Historic
Preservation Commission, Planning and Zoning Commission, or City Council, are hereby
--,
I IlllllllUlI I 1111111I III 111111111111 III ~~~~~;! i1:51~
. SILVIA DAVIS PITKIN COUNTY co R 35,00 D 0.00 ,
" .~. -. -.- ..-. -'--~'''--~'~'-'~-'' ~-~.- . - ..,~ .--' --._--_.__.~-_._. .- .... ---..,...--------:
"'"
/~\
~"
incorporated in such plan approvals arid the same shall be complied with as if fully set forth .
herein, tmless amended by an: authorized entity.
Section 4:
This Ordinance shall not effect any existing litigation and shall not' operate as an abatement.
of any action or proceeding now pending under or by virtue of the ordinances repealed or .
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 5: . .
If any section, subsection, sentence, Clause, phraSe, or portion: of this ordinance is for any
reason held invalid or unconstitutional in a court or competent jurisdiction, such portion .
shall be deemed a separate, distinct and independent provision: and' shall not affect the
validity of the remaining Portions thereof. .
INTRODUCED, READ AN1)ORl>1t.REDPUlJtlSHEDaS'proVidedbYIaw; hyfueCity .
, /t9.9iii11ci~~(~e City of Aspen on t:liis 23rd day ofJuiy, 2001,
:",' ",,"-'J.; "-;, "," .
.,.. <;.; Attest: .... . \ '~'.
~ " '. 'JJ'
" S' '..
':~'~..~t!i~.~.' \h, City Clerk
'.,'J"'~\~ if/
, "8fH_:~
FINALLY, adopted, passed and approved this 27th Day of August, 2001.
.': ".r.: Ii t
.' " '\~ttest;:~
. /:0 .
;~~ f:/ .
'~;i: i- .' , .
-"....'. .Kathryn g.: . o,ch, Ci
'. - ~.-\.., ;. .' "
. "...... . C'fJ' ......,~ ,...."
.' '~'" . . ( 0 ~" ,."
" .~f;;;; ....... ..~"~~',i' ..'
, ;'.t. "<., ~. "", . . .
. 4lf~~ astororm:
~f7"'~ ,4-:
n orces or, City Attorney
" """"..
"':"":"".
. I 11II IIIJIIIIIU 1I11111~ /11/11111111 :~~~~:! :I:m
.~.~_OAVIS PITKIn'COUNTY co' R 35.00 D 0.00 .,i,.,
.....:;;.,...-.
, _, _ h_
..':. .
. ..' .
'-;":.<:..;;'::..
j
J
]
,,1
.1
-,,-Ii
'.1
,j
,
...........;;.,:,..,.
J.
,n' .
"'.'
..~
. . ;' "., - ,._~."'-";:::..:.,.:.~.:~:(r"""',- .:;...)"'r"""'i,',L;'p<'-;;~J;".lI!~~!:,'.,.,~:.ol"",~.V,"""",";'~"~l-:..~~..,.....U"":
"...
tj
t-
t
"'"
,
r
-
,
~ ~.
1il
"
~
In
~
'ii
0
J:
..
,
~ >- ii
;; :il ~
I" &.
:! m In
N :;:
:!! ~
C C
,.... ... ... ..
...
.. ~
C 0
... ...
r
."
Q
o
'"
"
a
~
~
~
a
~
"
~
"-
.'H.
,....
t, .
\
~ 0
" ..
~
..
o
~
N
..
~
."
a
o
'"
."-
~
"
o
'"
~
::
'"
c
~
...
.'H.
...
o
~
i
".;j.~...,..
'-"<;1,,~.
";'~'(l~I:.'
":~i\~:;',r:,'
I'"'
"...
~
..
~
~
.. ~
.. c
~ ~
;;
0
~ EB
<3 EB
."
2
~
,..
PDDIJ qinOS Sdl\f uodsv
"...
r
r-:
"...
()
_.,~.,
t: ').0
%~~
.n.."
.. ;;;
~
0 N
"!
:;
~ ~
~ ~
"!
:! ~
~
[G1 ~ "
"!
~ m
!!
--
:,aClo.l.ts IDU!2/JO q'J.nos
b~ -c
a~tE
"
~
"
.
>
..,
~
::>
"',
,. ,
,".f
d.,:..
:,. ,
'ueds'lt
OPVoIOtOO
sa1-'BloosS'B
lq:iJap'Bs
~'
-I.
- -j' ..
!
'0:
-~!
"
Ie"""\,
'0
.~
.-.r--'r- -_.
SUOISJAa.l
~, .
T
t-
J'
'~'.~
\
o-Itl
., '
F=r-n .
r:=-. i f- J
...- 0..:" -,_
u:. i -_J
r
,
"
--::-...
/
,
/
!==Jj
/
+...
,
I
L."~'::Q,
~'
~-
{n- ~
II- -- ~ ---u
6 ~l:-
II .1/
:1 ~
"
II
il
I.
il
,
I
I-
"
o.
f:=.:
D":!
'-I
-
~!:
.,.:,
J\I
"
cl
"
~l
o
-~:
i
!\ p, ,9T=--
I I, I, 1', ~I
I , I "-'" 'I 0
' I I' W "I
i I . " ~
LL-l-=J'm.~l ~i
I fl------ll-==f-=-jl : fl
' , '----t~-.., I _,.-..-,
I, i rt~I' __: r-II
II IIE=~W-III
'~~:Il 11,'-"
".on I -.' ,. r
;: I' i---=';' - - - 'I i i III
:!I'~I!;
~L_-=-~:--~l f
. i__
110'='____
Ii
I!
,
'0
.iJ
~,
~~i
~,
... s.
11"1
I
II
"
I'
,I
II
"
"
.,
."6;().,
'io.90'~ .
;>>"p
U.M.1!.Ip
uqof
o.,.t-
0'
Ei
"
~
!:!
~
~
~I
0'
0,
I
J
..'
_ L~o_iJ
- ,
nil- ,J
i
I,
il
II :
, !
I'
I
I L..____ .__,
._-=::::'=r
l
,
,
~I
..
o
"
."i
.,
<;nJOdS 9
O;][Il;)
')HI1<;IV.
n
I
II
.---"=:::=9
I.- _._- I
,
u
c
.",;.l~'I'
s
.., ,"';J H ;l
\idS l"i.:... v Q!
o;dl'<1 N-:Jd>;\;, i
,'-~
"c.--::;J
-t
I
I
(1
I
I
I
i
I
: !
"01
-~;
I
i
-.-i
I
,--~~_:-: I
,------ I
I
- I
I-i~-.---_ tl
I '~_:j /' I
~' :~l
"I I
u: I
~ i
, ;II 'I'
i ~ I
! ~, I
: ~! i
. "I' I ,
. I
. tt,
,.,,~-~,':.?,:..,- j
.n ..-..-----.--.-. -=i-','::;' [ .. '1
i~ I ~,I.!. ,_~_-,,-s\_'::_L_l~LJ~ i ~ L'i
: ~ ~ I~-- I, 1 - --p----r-jT --TJI~ ~ I
: ~ ~ II ~I ." Ii 1i . ~-I': . j! 0 1. ] ~ 'I' I~ I
~ II '-11' Ii ,I I I: I I: '
O[b db .~- +,dI" 2b ",", 0-_ - .
'~ ~.
:0' ~I
____.."'..'...__ y---"""'--__ n__.._
~ i I iI.'- /~~-- ~Jh-;ill~bt--r ~ []
~ I '~1.t _ . 1;.~II,f6 '
'" iyrl.1" " ;<;s.,. I~': I"~ i
; 1 I:: 3~4' .....:$.3.S ...._..._ ~~~,:~~_. 'I '
~ Il. "~'-:--...I. -. -.,~.~-
r _u'___ IN .. , _,___ _........ '
51' '-' '/"-1'."1' : T
~/ l:f-. !....-
,/ i ',a. :.1-.
I ~ f~~~: ,~: --:--"11,: it:-+
! I i: >\-;-1 10::,
II i~~
-0 II :~.
~Il -+~:--._, _______n.
~ f" ~_ -:: ...C"..
milo, I,,;
011 i
I
I
11
r: i
o I I.
o
'17:1 ,~I
~,
"0-' I
'1J' 'I ,
,- I +----.~
~! I I
Z)' ,
. i' i
;: I I
~ )
, I
o. I
,
,
I
I
, ,
, !
t
,
I~-
10
I"
I
,
I
I
t-
1
I
,
I
i
,
I
i
i
Ir.
IO~'
I
,
. i
! 1
I
I
i
,
1
, I
H---
~
I~
~
1.
iOo_
; o~
i
:o,)[
'N'
:' ~ I
IO:I~ I
, '
I"
. 'l~
,n
/
i
t~_. ;"
"
0,
;"~." ;1'""
.~. .G>. "~_". .'"
" c-~+~~~.
I
-'-
7~4 /161
.__._--j~'~
i~l_
i'On
1
..r-
, I
II
, I'E.
I
I
I
I
I
I i
I_ .
w
.-i
O_!
'0
w
:0,
i_
:'f.
,.
, .
!Q
i":
I~
~~~~
!<1'~
,
. .;o'~~':
;~.
i.
,- -I~
'.~ Y.
>-,
.
.
I
"
@~
I-
f.
.: Ooo~
, .
, .
1 1'-
I I~'
I
+ --t!
I i
t !
t "
~,J
I
/~.""
~IH:It~
-,1
"
.____::t ..
+--'-- .
,
1
I
1
1
1=-
f'o,
. ~.:-::' r;-~~,.,~ ~~'~.. '.'~"':<"'~" ,._" l:;~~:.
~ ~.':-'~,'T;t-._--;.:::..:.:;}
,. . I:!
"
I'
I':
'I:
:ri
1:1
i'l
,
i-I
li\
Ill. ,
--m:.--:';'::'.'
lil
,1'"'.
: 1 ~
,I :~
,',
({i ~
-!;I ~
~!il I'"
i:1
Ii!
!il
Iii
{9..
I }
! R ;
i----...~:~.._--.-..~.--
~:i
~ II
~I:I
iPI
, ,
-- --'C ":lL...L'--/~'-'- !i:
----- -- ~--
I'
o
~ d
ii ):111
'R ZI!I
t". ~' Ii
r' 21',
~ ~: !;;
5 ll,i, : --- 1'-f,~_Lt"" :f--:P;, ',";
I . .1-1-4' ~;...~... - --, -~-.!.~~~*,:-,.
II"-----~. .. -.-----, ,:
r.Jt-....-JI-l;--rr::-:J - ! J' 'I
--'---"j.--~ll U ,-.
1.L-. _.-lJ<,-- _Ji:..l ?:_o' --- _ I
' - ~1... Itl' 0"
....'-'-~~---- I. ,,'-c' ib . ---
..--,.---. ..>f'"._._- ..--.. ----- - - I E.~~;:;l;G P;TIO f RE.TAIIIl.I~'" W....tL..
. -4-,-4::~.,9.~. .."_n.....___. _. . ~ __ ~~_~~M~l~..! ~l'1EW_~~A.,op_~~
.~
i-
';'-
:0_
1 i
, I
"
N
,-
O.
->1"".....
..
".
ig
'0
. .
.X
".
$~
.0
;;
~
v
il!'_
!o~
Wi.
"
"
.'
0:
. .--,.,-.",!,-,.-.,;..
-r
.,;....
~
"
'"
Ii:
,:'
:!i
'"
,"
__X
.-*,
.~..,-'_..
( ASPE.N ALPS jobn revisions sadeghi
01."13
t:=:'J I-IE..ALTI-I 'SPA ~ 5POR.TS C.LU~ drawn associates
N.S,
~ date aspen? oolorado
A<:;1"!E.,N. COLOR.AP<> OlO_2i.OlS
"""""
r...l
" "
"-' ,
)...~.
"''':C f!.....
hS
Q~
Qh
'""0::
klr::r..a
~ai:::l
~ ~
1--..,,, ~
'-.)~~
O'E-.a
C/)?>-:i
.. ~:;' a
c.:;'-'C,J
~. a
~:::; lJ r-..
-, .......
~ ..C)
>-:i .--
~~
~kl~
Q,h
c:q\/)~
r^ ~ s--;
V! V)
~r::r..
~a
>-- ~
<E-.
~'-<
S)C,J
..~
~
~
~
~
C/)
::;
S ,6
~ ~
s '"
~ ,...,
,~ ~
< ~
'"
"
:";
t:Sl':">/fw 114.7.<3'
I-
I
--- .~,. ----T
j
I--
I
I
,
'.'
~~
15cC
Eig
<N
~~
~~~
~n..<(
/.-'..---
/
(
\ I
I II' I
\ , ::-=rr- ----1 [
<~- r-..-l____~L
li. ,1._."., r'''.J I ". .....
iI . i lJ. _'
. '-,~]l~ -\-~,=L-c--ll j'-
rl ,- 8~-=I , '\ / /
i -.! \ /'
\" "---..,..... //
'~
---.-
1-- -~r ~-
I =Lr-'l I
l_ ----- ...J-----1/ I
.,1----
8sS
NNN
"
9
<
,.
9
~
~
':3
'1
----.J
r\. '.
~ ,~, ~~
t~~
~ f ~\~
~ ~~?,-
u .......~
~ ~e5
f- (;:,"5
i::::; "'0:,,,;
~ ~~~ .
U fI]</l1'l'JS
~ ~~i?~
~ ~~;?,
[.l.l o<')Cl:o
;;> ~[@~
~ ,"O::;'IC
~ "':::'0:;':
en ,'''''''',J
:':"':;<0
~~:? .'5 \!J
:;;8ffi~
~<l:.. 0.. .~
,
7'
y;:'
,/
/'
"
.
~
~
~
z
~
"
;
.,
~
"
~~
,,:11
.~ 1\
<.,
zK
'!;:'~
"<
,"n
~1
.
I'
I
-- ..
,
~.~ i
~
.S _
:! ittttt.!.
~ 'I rJ:iJ;!l
Ill; oor--C1C
g 1 ~~:;
.,. -
"
.
.
~!a::a::!!
~I"''''~
~ r:nVHIl
~ j ~~~
1;;
;:
.,.
en
:ll
"'.
M
~
"
~
"'
3
]
o
...
l.'1a:u:.a::
;:; ~~.,.
.... I CIl fJ'H'1l
~l~~~
::::i~"t"N
fta::~~ I
.... C"C'tT',
~GIlr/l1Zl1
;t!::::~!
~t'-:2:21
-
o _
_ 0 g
=~.;:~
.i l! loi;, c:t 'C
~ COt:\ ~.=
!~~~~
,-
'\
>-
~
~
co
"'
~
E
"'
~
::>
g
o
~
~
.
.
"
~
1
,
~
-1
.
~
o
;;;
;.-
,
j
~ ~
1:; i
;, ,
~ !
.
~ I I
~
, i
~~.! '
, ,.
!ilt
!. .'j
a::n
; <-I
SiH J
~~ 'i
J..5!~ I;-.g
~"JI '. ~
~::g-lj h'e
6~~~]
0',."
~h~~
~H'i
'i~:,
~'g ~,~~
~}~] R
n ff~<f8
:< g, ~ -::J
'" - '" ~ "
~ ~;; g';;;
S.:~f~
~1~c.~.
~~~]~
~a'~ g Q
~ [';"c ~
~~~~~
~ ~ ~ ~,~
in. 5i~6
~ g' ~ ;;. c;
q,!,
= ~ ~ , ~
if, ",.,-
~ a.!:1 ~
'p~
,. ..
.,., "
Ii g,~.::
i I
..~~
..4.0
" . '.
(..., !:::,_u. ,.
~ m I~
"
" "
I
I
I
~~~~ I
~ ~~~
~~~~ I
:~~:;;
". I
:"'-.J"'lm
~~::;in
./ ~t>lE! I"
111111;;; CO
,/ ~ Z
'" )t{ ~t;;:'o'" !
" <r,:.." "II
~ .r :.:'" '" I
,// ~~ ~
, -, !
I ~~ ,
~ I
." I
I ". i
'.
,L ?f;'; i
.
,
"
....;
"S
.....-
J"-.
(r._
~r
,
~
~
........-'1
tJj
PJ
[I)
'"
"
~
>=:
>-'\
~-',..
([)
~
~
r-+
"
-',
W
r'
F'
W
(J1:::;
I-i
~:
~
IV
r-<
~-'
IX
t-:rj
;>-'.;
>-',
U)
,.-+
>d.
~,..,i
eo!
(Jc:.~
r-.... ;h.
'-'e--,
~: 1-
en ~. ;;S
'-3.
J;.... lJ':..
r;i~~
<, t'""~
a '" \:.~"'j
t-..J:'j ~~~
\J f;:;.:,;
a'"
(]\"""'t;')
a",
>r
~ ""; 1..1)
a'-'J.,(f;)
~ ...~, \""'"
~ 1~:
25~82
'\:J ":t-'
...,."
.....,a
~ C~
~~
~?: ~::...
c:
t<:
~
"
~.
I-
II
~ II
f->
!
1
(l)
:fJ
(-r
:~~
~-_...
.,
~
.
~
,
::J
iJO.
"-....:....-..-.....
44.0'_"
I.
I
14,0'
----1
\
\
o
.
"
r- -
I
I
]
,
"
c,'~
"',1
~~.
<;'
!
.--.,
.H
j;~ ~~cc~
;;;@;?~
. ; r:l;;; ?i';~r;:jZ In
0 z ~~~; c:
~ 0
? ~?' '"
',!l ~t < ,-,.
~ Ot;1''ia '"
~ -<
. i;)CI ~?:v,;Z 0
~ S " ~~ ':""'r '"
r " ~~~,~ "
I y.~@~ <'l
<;>-0 '"
~ ,!>",,.., '"
~r"1:t1 ...;
. ," :;;
" 2~:
~ g '" 0l'>.I:. ~
I ,0 ~~~ ;;l
!:! c: Vi l~-l
, ~ ,,<.;;r;
" 8~~
, 5
~ ~ '" 9,~:I,;
~ c: Ii! ~ ;I;
Z ,
~ ,
~ z g 0
~ ~ '"
'" '"
I ~ 0
~ c:
~
!:!
~ z
0
\..
""".
>->.:1
(J
;:r.?"
l"""1 ~.~
a'~
ah
k, ....,
Q.
~ C", a
'<:fai::::!
I_.~ I '~
~:-.,~
Vi E; a
~ r.. ~
;-~ S a
;tS')'-->
~\...)...
q ~
.........l>-..,C)
~<
...::;;kl~
Cr:ifl.,E-;
,~ iJ2 ~~
"n. ~ i::""'1
Q. 'Cr
"-' k, J
~~ a
>-~
rC::.1h
il..,::-<
CI) ~
~
r--.
H
011 0
..... 0
;...., F-<
.,...., rT.
ooC--'f-Y
T.i)
.,...., +.l
~<i IJ)
~ H
. e-<
~
Q.O
~
.,-<
t;;.......
p-
~
\fl
cd
W
Qj]
("
N
,,....
..
~
.4-'
'"
,,)
CI)
~~
~---
~
J
~I
__I
i-
I-I' ~
I' ,:
8""1
~~
1--'.1
j
>-1'
-"
j,~l
~~I
I~
I ~ I
l: I
~I
1
~
i ~ i
t".,
~ I
o '
f.) :
"
:1
,0,,,'1
,0
:0;:-, 1-
- ...
.," _.---1.
/..~z- I
l
c."
....:!
<
.
"
,0
2
,;
"
c
'!
I"
~
~- ._....!::..~
.(J'al'
I"
~
I
._---.-J
,~';i
I~
1'-
II l~
,"ov>
.~ :D
i .z o~
! /r-
I r---'/
I ~~ ,$
I ~I ~;J,
u,r:-.3 I
,.., )
/
I' I" f/
_J <; ~ I ",' ~
----'
"
"
/"
/'
/'"
'-'1
18
!
___ _, ----,:?'9>:
~
~
..
<
.
"
. i
.
.
.; I
I~
r~:l'-'" I
l.:~--:-==r.J
,8'"~:
g ~
~ ~G:
<:> ~.'"
tiil\;1
.
.
~;~
~ ~J~
<( ~~~:..
~ I~;.'. <'
~ :>-.;>~
1= ,~~o
Q::: ;:;:"!5
\l.l 'd~ (,j
u :--- ~
en ffi~"''';
~ eJ,...g;~
o :x:;fV>9
?; 51" ~5
_ I (le::U)
~ ~~ ~~
::l ..,,.::>~
CI) =~s0,
~'<( ::'iC
~g;~~
~,~~~- ,
2
,
~
"
;.. I !
~
;:l
'" * !5 0 ii
"'
~ . '" 0
i z ~
8 . ~ I
I "
"- ~
~ < g , ~
:. ~
g [.1 . .,
"' ~ i
.
.
"'
"
..
~ J
~~ " ~
"~ ;;, ~
.. c %
-iK .- I
~" ~ *
. ~
o. ~
t,;~
_..../
. i '
Ulj
ud
Pli'il~
lito.:!"'
; ~ g ~
~~! ~~
".>~
Jur.
'" ~t~~
Hd~
n~.~
;o.il"il ii'~
8.~.l:l ~!!
":jh'
gA..l~
![l}~
!~ il;
~~~~!
'~!iil
8.,~::i '" s
!; ~~ g
~~'~~~
~,4 ~ ~.~
'r..r3 ;;;.g
'I",
;: ~.q So
[d';g
IIHI
"''''if"
!ii.
, ~
,.
~ ~
!:i ~ ~
I ~ ~ ~
r . r
~ 5.
' c: 0
r z.
~ I ~
z ~
~ a
,.
till
~I
,
"
~
"
" ~
g ~
" ~
I ~ .
I . ~
I " ~
-t
f .
I
I
en
iO
c:
~
8
g
'"
en
c:
,.
<
"'
-<
O~
,..
P.l;?,
\4;
""-e,
~~
~
!/l
.
c
c
"
.'
'"
/
;:;
"
t'~'
;':'~.
"
.'"
1~ ~
""'
C'C"
~
...~
;j
i"
I
I
"'"'2'O:':i"-~'___10.~.
'><,
'"
o
o.
I
i
I
L,_
'j "
q
~
109 g~
0" eM
~~~~
~8 ~ ~ ~
~~ ~~ ~
~~'1g ~
F~"'~ 0
Q'~~g ~
~~ ,~~j ~
~ ~g'" m
~;:;r;1 ~
g:::~ ~
Q~t~ (=)
S~~ ~
~l"!i tn
d""!;:::;
"';iI..
~ ~~
1
M
'"
~
,
~
.~
i
~
it
.
'" . ~I
1"TCI'''C''''~
I .-
--/1 I"~.
r I I
~ ,
\[J"
(/...
~~~
W3~
.
"
,
oW
i'~
"
--
/
.,
,,:;~
X
j
,,/
\,
=
'-".
'"
~~
:!~.
"
o
~
411.0'
1
'-.'-.
, -1___
2S,Q'
28.,:
.. '--r::-___,
__--1--.-. -c:;1
:-':f:;-
X13
~S,S' ,."
,
~
'"
.
.
l
".
::55.~
('0
en
Ft-
_t:~:.~
<'f:::,
....,.
H
F--,I
(Jtj
,.
q
'"
"
t::r:l
PJ
Cil
<:+
~~
-r:'~'1
>-' .
..."
,....,
IJq
UJ
(!)
o
o
::J
p.,
[rJ
~.~
F''1
f-' .
UJ
(~
~.
"Tj::::J
~ iJ(~
o
o
..,
....-",
~,.
en --.,
c-,...,..
.:...:;~
'-3 '~,~
......... <.,
.,
a;l;;....
>,.., t-<
'0 "1:J
'J) ~ IJ)
~.
~V)b:J
~~<:::'
t:tj ',,~ ....:::
~ 1-.,'1
a-~ b
"':1 r-., >:
()i:::5~
' r-<
a >Cfl
t-<, _
a~,(()
'-Yr-<
~-.! "'-"<
~.,. ~";;'..
t::J~~
a j l'J
"tJ ...",
'-<c:5
~()
~~ ~
> ~>.,.
.'~ c;)
t"j
,/')
/--",
~
\..:)
...,~ ~~
~~
a~
a'''"
"~
'''-< ~"
~k,a
~aC;)
"-~, --
:::.::,~~
O>hC)
Ct)<~
h C)
~C3\,,)
?>
~\.jk,
r.;:;, ,C)
~...~ >
>-......; --~
."- i:>;l~
>-..)Cl..;h
Cl.:i Ct:i ;~
r~"~ ~
~'.2 ~/"J.
Q..i:>;
~;
....< C)
"-;
/.::?
,;;~
;w/
//
"
I-
I
:;,.., QIJ I
bJJ 0 ~
~ 0 I
...-4 .....
'F< ~ ~';z.-
+.,.) ~;;:;-
en i '6
I "
'.""'i -J...-' "
'lj
:xi ~ [[) I
~ 'F< CiJ I
r~ ~~
~ ,.,. ~"
~-",;
k ~
<0
,..,,~
-\~ ~
8-.. Cl
'J)
..~
"j
f'
"
,
~
j
I~'
i
I~
,
I
-I
i S"I:
, -
~[=-+
i
/
(
,~ ~
~g
.~
j-
o
,,'
,
,-
L. t;
""
","
:fSS?,
~ ~. VI!!
l-< :;:~;:::-
CS ,;~~
- >-8.3
!:!:l ~,. ""
l:-< ::r.wtl
0::: 'olC\;1n
u.J V<l:5
U G~~1?
ql 1:;!w~:z:
~ ~,r; ~"~
ti; @~~~
> ~~~~!l;l
'" ,.
;:;l "::~,:,bS
-:I.l z:~ww
'S;!":"o
~~i~
~~~ ~~
"
.~ .;r
20
"'''''
8
,
n. ;:;::
~ t:.$'
~~g
J
lIt/
;,1' /
~ ".-L..
I C __~
L-..."__",_~
g~
0"
,,-
moo
'.
1
I
I
1'0
g
I
. I
~
-Tim I
1lljl~ I
l1tl____J
\ \ 1 LO'
~;:;:: \
"<:'" .,.,.
t;(/) .6....
iilrJ ciiJr
"
.
"
.
It
~
.
oJ
~~
-6Vl
0-
"
~
~
~
~
.
iS~
~~
":K
z
~.;,;
p.:';f:
v.Q
><
~
"'
~
o
s:;
:;2
~
co
~
~
~
,
~
.
.
;
~
fi
;:
~
'"
if>
as
;::
z
~
><
'"
~
oj
,
I
.
.
~
oj
,
~
!
J
8 ~
g I
~ I
~ ~
i. !
~..q
I.." i,
! '!
,H],
? ~;J g
; <; 1<
q~ j
~~ ~ 11 e
1,~~ i:"~
'I..i.
,*1-ff~ ~
'; ; ~ ,g.,.
;,~~g'l;
!i~t~
<:130,; il.g
Cl" ~i
g ~ i~'"
9:H.s~