HomeMy WebLinkAboutLand Use Case.610 S West End St.0045.2004.ASLU
CASE NUMBER
PARCEL ID#
CASE NAME
PROJECT ADDRESS
PLANNER
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City of Aspen Community Development Dept.
0045.2004.ASLU
2737-182-67-001
Insubstantial PUD
610 S West End
James Lindt
CASE DESCRIPTION Insubstantial PUD Amendment
REPRESENTATIVE Alan Richman
DATE OF FINAL ACTION 08/21/2004
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
Development Order
08/18/04
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CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Al!reement for Pavment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafterCITYland C,..~\ c.o....QQ_~""'''''_ ~\o(.,..-+,...._
(hereinafter APPLICANT) AGREE AS FOLLOWS:
I.
APPLICANT has submitted to CITY an application for G"> \ \
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(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeoess.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred. CITY agrees it will be beoefited 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 $ 5~ ~ which is for ") . "5 hours of Community Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00
per plaoner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date.
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and
in no case will building permits be issued until all costs associated with c e processing have been paid.
Julie Ann Woods
Community Development Director
By:
CITY OF ASPEN
By:
Date:
Mailing Address:
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RETAIN FOR PERIIANEIIT ICI.C<lIID
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 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date ofthis Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Gant Condominium Association, 6]0 S. West End Street. Aspen, CO 8]61]
Property Owner's Name, Mailing Address and telephone number
Buirdings D.H, Gant Condominiums
Legar Description and Street Address of Subject Property
PUD Amendment to arter randscaping and to construct wa]kwav on Building E
Written Description of the Site Specific pran and/or Attachment Describing Plan
Administrative Decision Notice, Approved 8/9/04
Land Use Approvar(s) Received and Dates (Attach Fina] Ordinances or Resorutions)
August 2 r, 2004
Effective Date of Development Order (Same as date of pubrication of notice of approval.)
August 22, 2007
Expiration Date of Deveropment Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipar Code.)
Issued this 21 st day of August, 2004, by the City of Aspen Community
D lopmaE:J~
Ann Woods, Community Development Director
PUBLIC NOTICE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: Buildings D-H, Gant Condominiums, by administrative
decision of the Community Development Director on August 9, 2004. The Applicant
received approval of a PUD amendment to construct a new walkway on Building E and
landscaping alterations around Buildings D-H. For further information contact Julie Ann
Woods, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen,
Colorado (970) 920-5090.
sf City of Aspen
Publish in The Aspen Times on August 21,2004
RECEIVED
AUG I 0 2004
MEMORANDUM
FROM:
Julie Ann Woods, Community Development Director
James Lindt, Planner~ L.
ASPEN
BUILDING DEPARTMENT
TO:
RE:
Gant Condominiums Insubstantial PUD Amendment
DATE:
August 3, 2004
ApPLICANTS:
Gant Condominium Association
LOCATION:
610 West End Street
ZONING:
R-15 with a PUD Overlay
REVIEW PROCEDURE:
Insubstantial amendments to an approved PUD may be approved, approved with conditions,
or denied by the Community Development Director, pursuant to Section 26.445. IOO(A),
PUD Insubstantial Amendments.
REQUEST:
The Gant Condominium Association ("Applicant") has applied for an insubstantial PUD
amendment to I) add a new walkway around the elevator of Building E; and 2) to make
landscaping improvements around Buildings D-H of the Condominium Complex.
AUTHORITY TO ApPLY:
The Condominium Association has represented to Staff in the application that they have
the ability to represent the individual owners within the condominium complex pursuant
to the Gant's condominium documentation. The Applicant has also represented in the
application that a majority of the unit owners within the Gant Complex voted in favor of
making the improvements proposed in this application. Therefore, pursuant to Land Use
Code Section 26.304.040, Initiation olapplicationfor development order, the Applicant
has the authority to apply for a PUD amendment given that persons owning more than
fifty (50) percent of the property subject to the application have consented to making the
improvements requested herein.
BACKGROUND:
The Gant received an amendment to their original approvals in 1989 that provided them an
allowance to expand "non-unit" space by 2,500 square feet over what existed pursuant to
City Council Ordinance No. 41, Series of 1989. According to the application and supporting
documentation, there have been three (3) expansions of "non-unit" space in the Gant since
Ordinance No. 41, Series of 1989, was enacted. These above three (3) expansions totaled
I
2,118 square feet, leaving 382 square feet of floor area still available for "non-unit"
expansIOn.
STAFF COMMENTS:
In reviewing the request to add the covered walkway around the elevator of Building E, Staff
believes that the covered walkway is not to be enclosed and would not count against the 382
square feet of avairable floor area referenced above. Moreover, Staff agrees with the
Applicant's statement that the proposed walkway will improve pedestrian circulation around
the building elevator and will provide additional snow and ice protection for residents and
guests. The Community Development Engineer has been consulted on the request and is
requiring that the Applicant provide a drainage plan prepared by a licensed engineer at the
time of building permit submittal.
In rooking at the landscaping improvements request incorporated in this application, Staff
consulted with the City of Aspen Parks Department, Water Department and the Aspen
Consolidated Sanitation District (please see referral agency comments attached as Exhibit
"C"). The Parks Department has indicated that they are concerned about the proposed
planting of Aspen trees in the courtyard area given the lack of natural light that is anticipated.
The Parks Department has also indicated that they are concerned about adding trees to the
existing native stands and has requested that the Appricant revise the proposed planting
schedule to reduce the number of conifers proposed in close proximity to the native stands.
Thus, Staff has included a condition of approval requiring the Applicant to submit a revised
landscaping plan for review by the Parks Department prior to initiating any of the
landscaping improvements.
However, it should be noted that the Parks Department has issued a tree removal permit for
the trees to be removed as proposed. It was the opinion of the Parks Department that the
trees met the municipal code requirements for removal and that some ofthe trees endangered
the structural integrity of the railroad tie retaining walls. The Water Department and Aspen
Sanitation District's comments are also reflected in the conditions of approvar contained
herein.
Staff also feels that proposed landscaping and water features will enhance the aesthetics of
the property. The gas fire pit that is proposed just north of the pool area is required to be
accessible; therefore, Staff has proposed a condition of approval requiring the Applicant to
reprace the proposed stairs from the pool area to the fire pit with a ramp that meets the
Building Department's requirements. Also, pursuant to the City's air quality regulations the
proposed barbecue facilities may not be charbroilers. This requirement is reinforced by a
proposed condition of approval. In total, Staff believes that the proposal meets the review
standards for approving an insubstantial amendment to a PUD as long as the conditions of
approval proposed herein are complied with.
RECOMMENDA nON:
Despite the objections provided by severar of the unit owners (see letters from the public
attached as Exhibit "D") at the Gant, Staff believes that the proposed application meets the
review standards for approving an insubstantial PUD amendment pursuant to Land use Code
Section 26.445.1 OO(A), PUD Insubstantial Amendments. Therefore, Staff recommends that
2
the Community Deveropment Director approve the proposed amendment to allow for 1) the
addition of the covered walkway around the elevator of Building E; and 2) the proposed
randscaping and site improvements, with the conditions proposed herein.
ApPROVAL:
I hereby approve this insubstantial PUD amendment to allow for I) the addition of the
covered walkway around the elevator of Building E; and 2) the proposed landscaping and
site improvements to the Gant Condominiums at 610 S. West End Street, with the
following conditions:
I. The Applicant shall provide a handicap accessible ramp to the uppermost level
of the barbeque patio indicated as "S" on the site plan attached hereto as part
of Exhibit "B". A retaining wall needed to create the ramp to the upper patio
level may be slightly more than 30" above grade as is established in the site-
specific development plan being considered herein.
2. The Applicant shall provide a site drainage plan prepared by a licensed
engineer as part of the building permit submittal.
3. No outdoor charbroiling shall be allowed.
4. The Applicant shall submit a revised landscaping plan to the Parks
Department for review and approval prior to initiating any of the landscaping
improvements proposed. The revised landscaping plan shall indicate that a
tree species needing less natural light than Aspen trees will be planted in the
courtyard areas or shall satisfactorily prove to the Parks Department that the
proposed Aspen trees will survive. The revised landscaping plan shall also
indicate a scaled back planting schedule of Conifers in close proximity to the
native stands that exist along the north and south sides of the pool and
barbeque areas.
5. The Applicant shall erect a vegetation protection fence around the drip line of
each individual tree and grouping of trees to be protected prior to commencing
the construction or planting activities. Once the fencing is installed, the
Applicant shall contact the City Parks Department to have the fencing
inspected. The vegetation protection fencing shall remain in place throughout
construction on the site.
6. No excavation, storage of materials, storage of construction backfill, storage
of equipment, foot or vehicle traffic shall be allowed within the drip line of
any tree to be preserved on the site.
7. Prior to installing landscaping around the pool and barbeque area and making
the proposed improvements to the barbeque area, the Applicant shall obtain a
letter of consent to make said improvements from the neighboring property
3
owners (1118 Waters Avenue, 35 Ute Place, and 37 Ute Place) that would be
affected by said improvements.
8. The Applicant shall apply for and obtain building permits prior to making any
improvements to buildings or retaining walls.
9. All outdoor lighting shall meet the City of Aspen Lighting Code pursuant to
Land Use Code Section 26.575.150, Outdoor Lighting. The Applicant shall
submit a detailed lighting plan including cut sheets of the proposed fixtures
for review and approval by the City of Aspen Zoning Officer in conjunction
with building permit submittal.
APPj.Q..O' ~pplicant shall obt~in a sign perm!t for any new signage that is to be
H V~d III conjunctIOn With the proposed Improvements.
AUG
9 2004
Date 8/9/01-
u e Ann Woods, Community Development Director
CQMMUNfl'/ DEYELOPt.\i:tIl Uit1I:lIT()l
C\lY Of ASPEN
ACCEPTANCE:
r, as a person being or representinr the licant 6nereby agree to the conditions of this
approval and certify the informati n pr vid d' this application is correct to the best of my
knowledge. I J
I I /
I Date ~ 1 /~ f
o ly Campbell, ene al Manager
Gant Condomin um A ociation, Inc.
ATTACHMENTS:
Exhibit A --Review Criteria and Staff Findings
Exhibit B --Application
Exhibit C nReferral Comments
Exhibit D --Letters from Public
4
Exhibit A
Review Criteria and Staff Findings
Insubstantial PUD Amendment.
I. A change in the use or character of the development.
Staff Finding:
Staff does not believe that the proposal will significantly change the character of the
development. In fact, Staff feels that the proposal will beautifY the aesthetics of the site
by providing considerably more landscaping than is being removed from the site, in the
form of bushes, shrubs, and trees to replace areas of grass sod. Moreover, the Parks
Department has reviewed the proposed landscaping plan and believes that it is
appropriate so long as the Applicant amends it per the concerns that were outlined in the
decision notice. Staff finds this criterion to be met.
2. An increase by greater than three (3) percent in the overall coverage of structures on
the land.
Staff Finding:
The proposed covered walkway would add approximately 74 square feet to the footprint
of structures on the property. Given that the land area of the property is so large, John
Baker of Baker Fallin Architects calculated that the coverage of structures would remain
at 24.3%. Staff finds this criterion to be met.
3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demandfor publicfacilities.
Staff Finding:
Trip generation and demand for public infrastructure are not affected by this amendment.
Staff finds this criterion not to be applicable to this request.
4. A reduction by greater than three (3) percent of the approved open space.
Staff Finding:
The amount of open space will not be reduced by the proposal. The area in which
Building E is being expanded into does not qualify as open space under the Land Use
Code's current definition of open space. Staff finds this criterion to be met.
5. A reduction by greater than one (1) percent of the off-street parking and loading
,Ipace.
Staff Finding:
The Applicant is not requesting an amendment to the existing or required number of
parking spaces. Staff finds this criterion not to be applicable to this application.
6. A reduction in required pavement widths or rights-of-way for streets and easements.
Staff Finding:
The Applicant is not proposing changes to right-of-way widths. Staff finds this criterion
not to be applicable to this application.
7. An increase of greater than two (2) percent in the approved gross leasablefloor area
of commercial buildings.
Staff Finding:
The Applicant is not proposing to increase the gross leasable floor area of a commercial
building. Staff finds this criterion not to be applicable to this application.
8. An increase by greater than one (1) percent in the approved residential density of the
development.
Staff Finding:
The Applicant is not proposing a change in the residential density. Staff finds this
criterion not to be applicable to this application.
9. Any change which is inconsistent with a condition or representation of the project's
original approval or which requires granting a further variationfrom the project's
approved use or dimensional requirements.
Staff Finding:
Staff does not believe that the proposed amendments are inconsistent with a condition of
approval or representation made in the property's original approval. Moreover, the
Applicant is not proposed to vary the project's approved use or dimensional requirements.
Staff finds this criterion to be met.
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Design Workshop, Inc.
Landscape Architecture
Land Planning
Urban Design
Tourism Planning
July 27, 2004
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The City of Aspen Parks Office
C/o Aaron Reed
Re: The Gant - Phase I Improv=ents
Dear Aaron:
The Gant is a unique resort property located in a peaceful enclave at the base of Aspen
Mountain. It is defined by its mature trees, generous open space, and magnificent
mountain views. The property exudes a certain charm and character lacking at more
recently developed properties. It has the highest caliber service found in Aspen and
provides the home away from home that many vacation travelers desire. However, the
constructed elements of the property have seen some decline since its construction in
the early 1970's. . Regular property maintenance has helped maintain The Gant's status
as a successful resort property over the decades, but certain elements have become
dated and fallen into disrepair.
Through direct communication with the Gant Board of Directors, the City of Aspen,
and other consultants, Design Workshop has developed a plan that will strengthen The
Gant's position as a unique resort property. Our strategy is to add value with
landscape modifications. The modifications will enrich the inherent natural qualities
found at the Gant while providing the level of detail often found at a newer resort of its
caliber. The designed landscape will provide a clean, easily maintained, and
m=orable place that may be enjoyed by all owners and guests.
Schematic level plans have been developed to renovate the entire property. A detailed
phasing plan has been developed to effectively manage The Gant's daily operations
and provide a high level of comfort for owners and guests during the project's
impl=entation. The intent is to implement the improvement plan beginning at the far
east corner of the property (buildings E, F, G, and H, the upper pool, and building D)
and work outward to the property entry. This strategy is used to avoid damaging any
improvements constructed during the earlier phases. Detailed plans have been
developed for Phase I Improvements. The specific areas to be addressed as part of the
Phase I Improvements are the following:
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.:. Renovation at buildings E, F, G, & H
Background
Buildings E, F, G, and H are the location for the fall 2004 Phase I Improvements.
The interior space created by the buildings is characterized by its original railroad
tie retaining system, suffering under story plant material, large spruce and pine
trees, and badly stained and cracked gray concrete paving. We have found that
during the sunniest outside conditions, the space is often dark and uninviting due to
the canopy of the spruce and pines. The view from the entry, (between buildings E
and H) presents a dark cavern for a new guest to navigate their way to their room.
The perimeter landscaping around the buildings also suffers from inadequate
positive drainage from the buildings as well as a number of diseased, dead, or
dying trees.
The Plan
The implementation of the Phase I Improvement plan will bring light and life to a
dark and cold interior space. It will add mature trees and shrubs at the interior and
perimeter of the buildings, while providing site sensitive perennIal plantings to
punctuate color in the ground plane. Functional issues such as site lighting,
irrigation, and drainage will also be addressed.
Entry to E, F, G, and H Buildings
The intent is the clarify way fmding to guest units as well as create an elegant
arrival experience. The existing walk will be removed and replaced with a modular
paving system. Mature aspen trees will be planted along with flowering shrubs to
provide the backdrop for a new sculptural entry sign. The existing Gant signage
program is incorporated into a monolithic piece of sandstone. A cut sandstone
bench will provide a resting area for waiting guests. In addition, flush mounted
lights set in the paving will illuminate the walls ofE and H buildings and bounce
light off of custom designed wrought iron art panels. Deteriorated railroad ties will
be removed around the existing electrical transformer and replaced with flowering
shrubs. A concrete curb will replace the existing railroad tie curb found to the west
ofH building.
South Courtyard (buildings G and H)
The intent is to create an elegant and memorable courtyard space at the interior of
G and H buildings. Deteriorated railroad tie retaining walls and decliIring concrete
paving will be replaced with wann and elegant construction materials which
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carefully integrate with The Gant's original design and charaetl'!r. Natural sandstone
will grace the walls and provide the backdrop for accent lighting from perennial
filled planters below. Concrete modular pavers will replace worn and broken
concrete with a decorative trench drain providing adequate drainage and easy
maintenance throughout the space. A custom water feature with four granite
spillways and illuminated lower pool will provide much needed interest as well as
pleasant sounds in the south courtyard (between buildings G and H) between April
and October. Views from the upper levels down into the space will be improved as
well. Moreover, the existing laundry enclosure will be reconstructed with a rooftop
platform as the highlight. Large planters will provide ornament for the newly
constructed deck space at the second level with excellent views of the courtyard
below.
North Courtyard (buildings E, F, and GJ
A new space will be created in the north courtyard. Where once stood declining
railroad tie retaining walls will live an aspen forest set in natural stone planters and
wrought iron tree grates. A variety of shade tolerant perennials will fill the lower
and upper stone planters providing punctuation of color during the spring, summer,
and fall. A water feature will nestle between the natural stone walls with a pool
below. Water will spill from eye level over a carved granite weir to a shimmering
pool below. Wrought iron art panels are recessed in a stone wall with a zinc
cladded backdrop. The shadows provided from the accent light below will provide
visual interest throughout the year. Moreover, circulation through the space has
been clarified. Guests will have the ability to pass directly through the elevator
lobby into the north courtyard as they proceed to their guest rooms in building E
through the white aspen trunks.
Upper Pool Renovations
The upper pool area is characterized by its remote and peaceful location. Major
upgrades will include the addition of mature aspen and spruce trees as well as a
hearty and colorful perennial under story. At the north and south entries,
decorative steel and wood gates create the threshold to the newly renovated area.
Heated deck space will be added to the east side of the deck to provide for
additional space for lounge chairs around the pool with views of Aspen Mountain.
A structural concrete wall with stone veneer will create the formal terraced seating
area above the pool. A monolithic sandstone staircase slices through the wall.
leading the way to the upper terrace. Modular pavers create the ground plane while
a functional stainless steel grill with soap stone counter top help form the outdoor
room. Perennials and trees overflow the rebuilt stone wall along the fence line at
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.he south edge of the property. Moreover, a built-in fire pit With wrought iron patio
furniture will create the intimate setting for viewing the sunset.
Design Workshop, Inc. looks forward to working with The Gant Condominium
Association and the City of Aspen to implement a one of a kind landscape
improvement proj ect. Please do not hesitate to call with any questions or
comments.
Thank you,
f4~(~
Richard Shaw
Principal In Charge
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July 7, 2004
Mr. James Lindt, Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: INSUBSTANTIAL PUD AMENDMENT FOR THE GANT CONDOMINIUMS
Dear James,
This is an application for an insubstantial amendment to the PUD approvals previously
granted to the Gant Condominiums, The Gant Condominiums is located at 610 West End
Street in Aspen. The property consists of approximately 5,5 acres of land, and is improved
with 143 multi-family residential dwelling units (305 bedrooms).
The purpose of this application is to (1) add a new walkway to improve circulation around
the elevator at the E Building; and (2) improve the landscaping features around. the D, E,
F, G, ad H Buildings at the Gant. The locations of these proposed improvements are shown
on the floor plans and landscape plan that accompany this application,
This application is being submitted by the Gant Condominium Association, the owner of the
property (hereinafter, "the applicant"), Proof of the ownership of the property is provided
by Exhibit #1, a letter from Oates, Knezevich & Gardenswartz, P.c., counsel to the
Association. Authorization for Alan Richman Planning Services to represent the Gant
Condominium Association for this application is provided by Exhibit #2, This letter also
provides certification from the Association that the proposed improvements have been voted
on and approved by a majority of the owners.
I held a pre-application conference with you on June 29, 2004 (see Exhibit #3, Pre-
Application Conference Summary). At that time, you confirmed that these activities would
be processed administratively as an Insubstantial PUD Amendment, pursuant to Section
26.445.100 A. of the Aspen Land Use Regulations.
The following sections of this application identify the standards of the Aspen Land Use Code
that apply to these procedures and provide a response to each standard. First, however, a
brief overview of past approvals given to the Gant Condominiums is provided, which help
to provide a context for this proposal.
~....
Mr. James Lindt
July 7, 2004
Page Two
History of Prior Approvals
The Gant Condominiums was originally approved as a PUD by the Aspen City Council in
the early 1970's. The project was developed in three phases and the original plats for the
property document these phases, The plat for phase I (Buildings A, B, C, and D) is
recorded at Plat Book 4, Page 431 of the records of the Pitkin County Clerk and Recorder.
The plat for phase II (Buildings E, F, J, and K) is recorded at Plat Book 4, Page 499 of the
records of the Pitkin County Clerk and Recorder. The plat for phase III (Buildings G, and
H) is recorded at Plat Book 5, Page 22 of the records of the Pitkin County Clerk and
Recorder.
When the property was originally developed, it was zoned for accommodations and
recreation (AR-l) pursuant to the then existing Aspen Zoning Code, Shortly thereafter the
City implemented a major revision to its Zoning Code and Zoning Map and the property
was down zoned to R-15 PUD, making the condominiums a nonconforming use.
In 1989, the applicant submitted an application to the City of Aspen to remove the stigma
of nonconformity from the property and to make minor improvements to the office/reception
area and the entry to the complex. This application was approved pursuant to Ordinance
41, Series of 1989 (see Exhibit #4), which rezoned the property to R-15 (L) PUD. This
rezoning meant that the condominiums were no longer a nonconforming use, but were still
subject to the nonconforming structure regulations, Therefore, Ordinance 41 also made an
amendment to the nonconforming provisions of the Code, This amendment permitted
expansions to the facility's "non-unit space" by the lesser of 10% of the existing floor area
or 2,500 sq. ft. In the case of the Gant, 2,500 sq, ft. was the applicable limit, since the
existing improvements to the property were in excess of 150,000 sq. ft. in size.
Following receipt of these approvals, a 480 sq. ft. expansion of the office/reception area was
accomplished, Subsequently, in 1996, the City approved an expansion of the conference
center by 1,578 sq. ft. A letter from Nick McGrath to the Planning Office and a response
from Bob Nevins, City Planner, authorizing this expansion are attached as Exhibit #5,
In 2002, the applicant proposed another minor expansion of the non-unit space on the
property. The purpose of this 60 sq. ft. addition was to build an elevator to serve the D
Building. The City approved an insubstantial PUD amendment authorizing this project and
it was subsequently constructed.
Considering the above, to date the applicant has utilized 2,118 sq. ft. of the 2,500 sq. ft. of
non-unit space available to this property, leaving 382 sq. ft. of floor area still to be
developed,
,^,"''''''
Mr. James Lindt
July 7, 2004
Page Three
On July 1, 2004, the applicant met with Ms, Sarah Oates, the City's Zoning Officer, to review
the building changes proposed at this time, as well as future changes the applicant may
propose. Ms. Oates determined that since these proposals are unenclosed areas, they will
be exempt from the City's floor area regulations and will not count against the 382 sq. ft.
non-unit space "reserve", A letter confirming this determination is attached as Exhibit #6.
Insubstantial PUD Amendment
An insubstantial amendment to the Gant Condominiums PUD is requested to add a new
walkway to improve circulation around the elevator at the E Building and to improve the
landscape features around the D, E, F, G, ad H Buildings at the Gant.
The proposed addition to the E Building is depicted on the attached floor plans and building
elevations, These drawings illustrate that the addition will encompass 74 sq. ft. of area and
will occur on all four levels of the building, The addition will be covered, but will not be
enclosed.
The proposed improvements to the landscape features around the D, E, F, G, ad H
Buildings are shown on the proposed landscape plan, An existing conditions drawing has
also been provided, since there is not a landscape plan recorded with the other plat drawings
documenting the original Gant Condominiums PUD,
The landscape plan shows that there are three types of landscape improvements proposed
as part of this application. First, the surface of the interior courtyafd between the E,F, G,
and H Buildings will be upgraded, to include new paving, stone walls, and water features.
Second, the sod cover in front of several of the buildings will be removed and replaced with
a more attractive mix of shrubs, bushes, ground cover, and trees, Finally, the area around
the existing pool will be enhanced, to include a new barbecue area and fire pit and an
improved seating area for pool users,
It should be pointed out that this Insubstantial PUD Amendment does not address the issue
of tree removal and replacement. Instead, a separate tree removal and replacement permit
is being applied for through the Parks Department, allowing that issue to be addressed at
the proper level of detail and not become confused with the more basic issues addressed
herein,
Following are the applicant's responses to the standards by which the Community
Development Director may authorize these insubstantial amendments to the Gant
Condominiums PUD, as found in Section 26.445.090 A of the Land Use Code.
Mr. James Lindt
July 7, 2004
Page Four
The following shall not be considered an insubstantial amendment:
1. A change in the use or character of the development.
Response: The Gant is a multi-family accommodations development. No change to the
existing character of this development will occur as a result of the proposed improvements.
Instead, these improvements will simply enhance the existing character of the development
and help to modernize this important part of Aspen's visitor accommodations inventory.
2. An increase by greater than three (3) percent in the overall coverage of strnctures on the
land,
Response: John Baker of Baker Fallin Architects has calculated the existing footprint of all
of the buildings at the Gant and found the site coverage to be approximately 58,499 sq, ft.
Since the total land area of the Gant is 240,588 sq, ft., approximately 24.3% of the site is
presently covered with buildings, The proposed walkways would add approximately 74 sq,
ft, to this footprint. The total site coverage after the walkways are built would be 58,573 sq.
ft., which still comprises approximately 24.3% of the site,
3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demand for public facilities,
Response: The minor addition to Building E and the proposed landscaping improvements
will have no effect on traffic generation, or create any demands for public facilities.
4. A reduction by greater than three (3) percent of the approved open space.
Response: Baker Fallin has also calculated the existing amount of open space at the Gant
and has found that approximately 48.4% of the site (116,427 sq. ft.) is open space. The
proposed addition to Building E will not be built in an area that qualifies as open space
under the definition found in the Aspen Land Use Code.
5. A reduction by greater than one (1) percent of the off-street parking and loading space,
Response: There will be no decrease in parking on the property.
6. A reduction in required pavement widths or rights-of-way for streets and easements,
Response: No such reduction will occur as part of this project.
7. An increase of greater than two (2) percent in the approved gross leasable floor area of
commercial buildings.
""......,..,
Mr. James Lindt
July 7, 2004
Page Five
Response: No such increase will be caused by this project.
8. An increase by greater than one (1) percent in the approved residential density of the
development.
Response: No change in density will occur as part of this project,
9. Any change which is inconsistent with a condition or representation of the project's
original approval or which requires granting a variation from the project's approved use
ordimen~onalrequvemen~,
Response: The applicant is not aware of any condition or representation associated with the
original approval which would be affected by this proposal.
Conclusion
I believe the above provides all of the information you require to process this application.
If there is anything else you need, please do not hesitate to contact me,
Very truly yours,
ALAN RICHMAN PlANNING SERVICES
At *' L.P
Alan Richman, AICP
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EXHIBITS
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EXHmlT #1
LAW OFFICES OF
OATES, KNEZEVICH & GARDENSWARTZ, P,C.
PROFESSIONAL CORPORATION
THIRD FLOOR, ASPEN PLAZA BUILDING
533 EAST HOPKINS AVENUE
ASPEN, COLORADO 81611
TELEPHONE (970) 920-1700
FACSIMILE (970) 920-1121
LEONARD M, OATES
RICHARD A. KNEZEVICH
TED D. GARDENSWARTZ
DAVID B. KELLY
ImoautQlokglaw.com
OF COUNSEL:
JOHN T. KELLY
MARIA TICSAY
July 2, 2004
VIA HAND DELIVERY
(WITH APPLICA nON FOR MINOR
AMENDMENT TO PLANNED UNIT
DEVELOPMENTfI'HE GANT CONDOMINIUMS)
Julie Ann Woods, Director
City of Aspen
Community Development Department
130 S. Garena
Aspen, CO 81611
Re: Application for Minor Amendment to Planned Unit Developmentffhe Cant
Condominiums
Dear Ms. Woods:
prease be advised that this firm of Attomeys acts as counsel for The Gant Condominium Association
("Association"). The Gant Condominiums ("Project") is a condominium project created under the Colorado
Condominium Act. The common elements of the Project are owned by all of the owners within the Project as tenants
in common. Pursuant to the governing documentation for the Project, the Association is charged with the
administration of the affairs of the Project, acting by and through its duly elected Board of Directors and Officers.
Pursuant to the provisions of the condominium documentation for the Project, the Association is constituted
as the attorney in fact for all of the owners of condominium units within the Project to make and process land use
applications.
The Board of Directors by its actions has authorized Molly Campbell to act for and on its behalf in connection
with the processing of the present land use application for minor amendmentto the planned unit development approval
for the Project.
If you should be in need of any further clarification or supplementation of this letter please give me a call.
Very Truly Yours,
OATES, KNEZEVICH & CARDENSWARTZ, P.c.
LMOlbab
Encl.
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EXHIBIT #2
Mr. James Lindt, Planner
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: INSUBSTANTIAL PUD AMENDMENT FOR THE GANT CONDOMINIUMS
Dear Mr. Lindt,
The Gant Condominium Association, Inc, hereby authorizes Alan Richman Planning Services
to act as its designated representative with respect to the application for an Insubstantial
PUD Amendment being submitted to your office for our property, located at 610 West End
Street in Aspen, Alan Richman is authorized to submit this application on our behalf, He
is also authorized to represent us in meetings with the City of Aspen staff,
I can also certify to you that the Condominium Association held a meeting to discuss the
improvements addressed in this application. A majority of the condominium unit owners
voted in favor of making these improvements.
Should you have any need to contact us during the course of your review of this application,
please do so through Mr. Richman, whose address and telephone number are included in
the and use applic 'on.
ant Condomi mm Association, Inc.
Molly Campbe I eneral Manager
610 West End Street
Aspen, Colorado 81611
920-6070
EXHIBIT #3
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
James Lindt, 920.5095 DATE: 6/29/04
Gant Insubstantial Planned Unit Development Amendment
Alan Richman
Gant Condominium Association
Insubstantial PUD Amendment
The Applicant would like to enclose a walkway and make some amendments to the landscaping,
patios, and walkways within the development.
Public Hearing:
Land Use Code Section(s)
26.445.100 Amendment of PUD development order.
Review by: Staff for complete application, referral agencies for technical considerations, Community
Development Director for final approval unless the Community Development Director does not feel
comfortable approving the proposal administratively.
No, unless the Community Development Director does not feel comfortable approving the proposal
administratively.
Parks, Building Department
Planning Deposit $546 for 2.5 hrs of staff time (additional hours will be billed at a rate of$210 per
hour)
Referral Agencies:
Planning Fees:
Referral Agency Fees:
. T otar Deposit: $546
To apply, submit the following information:
1. r otal 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 on behalf of the applicant.
3. Completed Application form.
4. Signed fee agreement.
5. Pre-application Conference Summary.
6. A letter from the homeowner's association saying that they have approved the amendment.
7. Letter of authorization for representative to act on owner's behalf
8. An 8 1/2" x 11" vicinity map locating the subject parcels within the City of Aspen.
9. A written description of the proposal and a written explanation of how a proposed development complies with the review slandsrds
relevant to the development application.
10. Existing and proposed floor plans for areas to be altered.
II. Existing and proposed elevations showing alterations to buildings.
12. Existing and proposed landscaping plans.
13. Existing and proposed site plan.
14. 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. rext format easily convertible to
Ward is acceptable.
15. ----1-Copies of the complete application packet (items 3-13)
Process:
Apply. Plarmer reviews case for completeness and sends to Parks for referral comments. Case Planner reviews application with remainder of Staff
and drafts a decision notice. Cormmmity Development Director reviews decision notice and signs if appropriate for approval.
Disclaimer:
The foregoing summaty is advisoty in nature only and is not binding on the City. The summary is based on CUITent zoning, which is
subject to change in the future, and upon factual representations that mayor may not be accurate. The summary does not create a
legal or vested right.
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EXHmIT #4
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AN ORDINANCE OF THE ASPEN CITY COUNCIL REZ~NG"THE GANT
CONDOMINIUMS TO R-15 eL) POD AND AMENDING SEC'l'ION 9-105 OF THE
ASPEN LAND USE REGUIATIONS TO PERMIT MINOR EXPANSIONS TO
NONCONFORMING HOTELS AND LODGES
ORDINANCE NO. ifl
(Series of 1989)
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WHEREAS, The Gant Condominiums (hereinafter,
"The
Applicant") is an existing multi-family/hotel development located
in the R-15 PUD zone district; and
WHEREAS, The Applicant submitted to the City of Aspen a land
use application requesting rezoning of its property and amendment
of the Aspen Land Use Regulations in order to make the project
conforming; and
WHEREAS, the Aspen Planning and Zoning commission
(hereinafter, "The Commission) held a duly noticed public hearing
on June 20, 1989, to consider the applicant's request; and
WHEREAS, The Commission recommends to the Aspen City Council
(hereinafter, "The Council") that The Applicant I s property be
rezoned to R-15 (L) PUD and that Section 9-105 of the Aspen Land
Use Regulations be amended to permit minor expansions of
nonconforming hotels and lodges; and
WHEREAS, The Council, having received the recommendations of
The Commission, wishes to rezone the Applicant's property to R-15
(L) PUD and to amend the Aspen Land Use Regulations to permit
minor expansions of nonconforming hotels and lodges.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ASPEN, COLORADO.
,0"'-"'"
,
BOOK 611 PAGE 61 9
section 1
That it does hereby rezone the property known as The Gant
Condominiums, more particularly described in Exhibit A, attached
hereto and incorporated by reference, to R-lS (L) PUD.
Section 2
That the Zone District Map be and hereby is amended to
reflect the zoning described in Section 1 and that the Planning
Director is hereby authorized and directed to amend said map to
reflect the new zoning.
Section 3
That the City Clerk be and hereby is directed, upon the
adoption of this ordinance, to record a copy of this ordinance in
the office of the Pitkin County Clerk and Recorder.
section 4
That Article 9, Section 9-105 B, Lodqe and Hotel
Preservation, of Chapter 24 of the Municipal Code of the city of
Aspen, Colorado is hereby amended to read as follows:
.section 9-105 B, Lodqe and Hotel Preservation.
B. Increase in units or size. There shall be no increase
in the number of units in the lodge or hotel, ~~-~he
~~a-l--e~ll~e--f~c~_-i-n-~-%OOqe-~-hote:q unless the
enlargement is for the purpose of constructing deed
restricted employee housing units accessory to the
principal use, consistent with the requirements of
Section 9-105 C.
,.,.."
BLJO~ 611. PAGt620
Enlargement of the square footage of a lodge or hotel
shall also be permitted if the expansion shall be for
the purpose of improving the facility's non-unit space.
The enlargement for the purpose of improving the
facility's non-unit space shall be reviewed and
considered as a Development Application for Special
Review, pursuant to Art. 7, Oi v 4. In determining
whether to approve, approve with conditions, or
disapprove the application, the Commission shall ensure
all the following standards and requirements are met.
1. The lodge or hotel shall not be expanded by more
than ten percent (lot) of its existing floor area
or two thousand-five hundred (2,500) square feet,
whichever is less. Enlargement which occurs in
phases shall not exceed these limits, measured on
a maximum cumulative basis.
2. The external floor area of the lodge or hotel
shall be equal to or less than 1: 1 following the
enlargement.
3. The expansion may be in rental rooms, provided an
equal amount of existing square footage is
converted from rental rooms to non-unit space.-
-.'......
BOOK 611. PA~E621
section 5
If any section, subsection, sentence, clause, phrase or.
portion of this ordinance is for any reason held invalid or
unconstitutional by any court of competent jurisdiction, such
portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the
remaining portions thereof.
Section 6
Nothing in this ordinance shall be construed to affect any
right, duty or liability under any ordinance in effect prior to
the effective date of this ordinance, and the same shall be
continued and concluded under such prior ordinances.
Section 7
A
c hearing on the Ordinance shall be held on the /~
, 1989 at 5:00 P.M. in the city Council
day of
Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days
prior to which hearing a public notice of the same shall be
published once in a newspaper of general circulation within the
City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the city Council of the city of Aspen on the /O~ day of
ry ,1989.
',' .Mil-yor .Pr.e Tern
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horn: JOM R. BaKer To: MoJly Campoe~,",",
DaCe: 3/30/99 Time: 9:.1,5:18 NIl
Page 5 of 7
/T.3.1996 1l:26AM.
/
M:GRATH RSPEN CO
1'10.231
P.2
/{
EXHIBIT #S
/
J. NICHOLAS MCGRATH. P,C.
.. P_Cotpomt/on
AttotMo~ AI law
J. NlcIlclo. "'_-
:Susan W. I.oo=n
Diang L. G<xiwtn
.;.~.
600 east Hop.ItrJI AYeI")l.ld
SUlfe :203
_.C<lbrcdoa1611
r.""",on. 1970) <$-2612
Tolecopret [910' 9:2f5....4.40:2
October 3, 1996
nI:""'~.t
~rve 7A02<l.l50
I MEMORANDUM
To:
PlamUng Office, Cty oi A&pen
Nick McQath,. Esq.
From:
Re:
The G.mt - Proposed Renovation of Conference Ceru:er
The Gant is cons:idering" renovation and ped1aps explUlSion of its
Conference Center. We are submitting this Itl.e%n.Orandtun to you not asa fonnal
application. but sim.ply 10 fmUIlarjz., you with certam history of The Gant and the
possible ilItematives it is ~t1y reviewing,
The G.mt operateS as a caru::lominiwn hoteI.. 'It has 1~ units, 118 oi wlrlch
are rented short-l:em1. Historica.Uy, about 80 pem!nt or its Jnilil have been rented
as short-term Iourist accom.od.auons. The Gmt sits on approximately 5.1 acres,
In 1989, The Gant existed as a non-canfonniIlg use. To solve that problem-
The Gant petitioned the A3penOty Counci.llo rezone The Gmt property so that
it w9Ulcl be a pemtitb:d use. k a result,. ColUlcil adopted Ordlna.ace 41 on August
14,1989, rezoning The Gant from R-15 POD 10 R-15(L) roo. The enactment of
0rd1nance 41 made The Gant a conditional (pennitted) use instead of a IIDn-
conionning use, while rer:tL1inlng a IlO11all1f~ structure' as to FAR and
density,
In addition. at !be same time in 1989, The Gant desired to expand its of.fi.ce
and reception area. At that time, Section 9-105 of the kpen Land Use Code (the
6Code"J did not allow any illcrease in Iotal squ.ue footage in a lodge ~ hotel As
a part of Orditlance 4:1, 5ectton 9-1055 of the Code was amended 10 pennit
I A nonamiormmg atructure "xneans any slructure which was estahlioh.ed punuant
10 lhe.zcmir18 and building laW'llIn efrect at tile tlme 0[ its developmA!llt, but w.hJdl does not
confurm to lha dImer1siOl'l4\ requirements imposed by thi.o Cod.! for the zone district in
which it is located. N Code S3-10l. .
.~ eaa..n"rJ,Co&(JflttI, ClnCfClC.(IPMJbcB
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./ I
From: John R. 8aker To: Molly Campbe~,.--..,
Date: 3130/99 Time: 9:15<',8 AM
"
,
'/.3.t9%
I'l:GR~T1-I AS"EN CO
11 : 26AM
1'lJ.231
"
M&norandIIlI\
Planning Office, Oty of Aspen
Rs: The Gant
October 3, 1996
Fag.. 2
.;.~.
expansi.an for the purpose of improving the facilily' 8 non-unit space. In"
acronhnce With amended Section 9-1OSB, approval was gr.mb!d to The Glint to
expand im office llI1d lobby are.>. by 480 square tea
While Code Section 9oo1OSB does allow expansion of IlOIl-anit 5pilce, it also
limim that exp;msion to a 10 percent cumulative increaae in existing floor area, or
a cw:nulattve tnaease of 2,.500 square feet, whichever is less. Af:t1::r the 1989
expansion, The Cant has 158,243 9ql1lU1! feet; 10 per=t of that is 15,824 square
feet, so the 2,500 square foot limitation Is the appllcable standard. Aftet' ita 480
square foot e:xpansJon in 1989, The Cant still has 2))20 square feet available fox
expansion before rea~ the 2,.5(]0 square foot cap.
, Because The Ga.nt Wishes to contino,e to be one of Aapen's finest
candpmtnium properties, im Board wanted to consider a number of alternatives
for'refurbishing the Conference Center which would add long t:enn value to
homeowners. Cunentiy under consoideratian are the following:
1,
;
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.'
PlilIl tl - Cmnplete RefurbishmenL
UI1der tftl:l Optiorl. The Cant would use the existing floor plans with
no major construction improvements, aOO would complete very high qU<l!ity decor
and funrishing renovaticm,. mcluding carpet, furniture, remodeling of the bar and
fireplace in the lounge room,. replacement of woodwork and dooIll, and .
reiw-bishm.ent of the rest rooms and chessing rooms, In addition, necessary
repairs would be made to. the upper terrace of the builcIing. This work
coI}fr:tnplatea.no inc:r~ af.inrerior area, and. we believe, does not need approv.ol
for =pletion.
2. Plan #2 . Meeting Rnozn Addition.
In addition to the work contemplated In Plan #1, this proposal would
add a meeting room on the existing open toOt area of the laci.Iity at the level of the
parking lot ~ J-building. Further, there would be substantial renovation to an
existing toOlIl to provide for lobby 5paa!, the entire facility would be brought up
to the standards of the Americans With Disabill.ti.es Act,; rest rooms would be
!:mpro,ved including replacing the saunas with 5team rooms, and an elevator
e
Page 6 of 7
P.3
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from; John R. Baker To: MoUy CampoeU.,.,"
Date; 3/30/99 Time: 9:11\18 AM
h. 3.1996 1l:27RM MCGRATH ASPEN CO
//
NO. 231 . P.4
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Memo:andum.
Planning Office, City of Aspen
Re: The Cant
October J, 1996
Page 3
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would be added. The square footage increase under this proposal is
approximately 1,100 square feet,
3, PI= /13 - Meeting Room md Exercise Roo", Addition.
. In addition to an items contemplaied in p~ tr.z., a 450 square foot
exercise room would be added on the lower terrace. This addition would o.lso
a1.low for the expanslon of the upper l:errace by appwxima.lely the ssm.e square
footage lld the exerciae room. The kitchen would o.lso be enlarged and remodeled.
The square footage increase contemplated by this plan is approximately 1,550
square feet.
The GllI\t is in a competitive market. Cun-ently it has the largest meeting
facility of any Aspen condominium property but those facilities fall short of the
local. hotel competitors. While the addition of a meeting room and cOIlversion of
an existing room to lobby space will not signlfl""TltIy increase the total square
footage available far meetings, the redesign of the roain:s wpl,~ow the facility to
better meet the illcpectations or meeting plalU1eIl1 and wm:'Improved o'VeraU
ftmctionality, The enlargement of. the ~ area if Plan #3 is approved will
sig:nificantiy incrclIBe The Gant's sununer capabiIili<!!s ~ food and beverage,
meeting and specialty functions such as weddings and WniIy reunions. The fact
that the ~ facilities at an competitive properties are: either new or remodeled
places The Cant at an additional competitive disadvantage. Purther, aznong aU of
The Gant's competitors, only one lacks e'Ven a rudlment3:ry exercise Iacility.
As to employees, The Cant believes that any propoaed. expansion will not
Ilea!8Sitale hiring new employees. The board feels that my increased aervices can
be han.d.led by 1is =ent &taii ancl the el<piUlsion will a1Iow The Cant to employ
iU exi,sting staff more 1'egularly on a :Y='-rouru;! basis,
.' The board of dire<:tors of 'The Carlt would like to make a ilPrl.,;n." as to
which alternative to pursUe by early November. This would allow for a two phase
construction project, the first of which would be com.plet.ed in the spring of 1997
and the second in the fall of 1997.
Molly Campbell, John &leer (The Gant's architect) and I look forward to
working with you on devel.oping this new project.
"
Page 7 or 7
I 7
I,B7'!!; -<i.Y.l
~k.....< :
rrom: John R. Baker To: Mo~y Campbeij~
Date: 3130/99 Time: 9:1S:18M1
Page 3 afl
J:€C. 6.1996 11: 52F/'1
MCGRA11-I A5PEJ'l CO
r"J.110
P.3
11 No-#ri:i.ber 1996
i
.
Mr. Nicholas McGnuh, P.C.
Attorneys Ai. Law
600 East Hopkins A venue, Suite 203
Aspen; Colorado 81611
(970)925-2012
iii
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ASPEN . I'ml,.;
~rrY ~lLOr~Oa.\.mtL'it'
Ra: The Galle - ?reposed Con!ereac~ Center Renovation
DMr Mr. McGraIb.:
. Having reviewed your me:morondum of 2 October 1996, City files and applicl1bie
sectioas of the LllOd Use Regulations. r w.ould like to coaf=th.e following bas.><! upon
the approval or Ordinance 41, Series of 1996: .
. A. Current' zoning: R-15 (Lodge) PUD .
B, Density: No increase in the nnmber ofll11ilS in tb:e ledge or horefunless the
enlargement is !6r the purpose of constrUCting d.eedrestrlcted employee housing
units ==ory eo che principal use.
; .
C, Enlargement of square foomge: Lodge or hotel slui1!'i:\bt be expanded bv more
than len percent (10%) of ia exilring floor area or two tllousand -five hun~"
(2,.500) square feet, whichever is less, .Enlargement which ocCUfs ill phases sholl
!lot e.~=d these limits. m<:amred on a maximum cumulative basis.
IJJS:tn'?tG.w.ot...SC1lm" /oJ1IfH,~l\aO!UiU.l915 . flUr:M: 91Q.nQ~ . FIoXm.91.a..5QJ
r.:....._~~~
CI
:rom: John R. Baker To: MoDy Campb'"
Date: 3130199 lime: r' '~'18 AM
Page 4 of 7
,OCC. 6.19'36 11:52FM
MCGR1'I~ ASPEN CO
1'0.110
P.4
I
.I
!
2. Pursuant to Ordinance 4-1-89 ~Chl1pter 26,64, Special Review, "".
2IMndment to the develop-l11CUl order slWl be submitted co the Community
Development Director for review and recommendation for a.pprovaf, approval
with conditions or disapproval by the Planning and Zoning Commission. It is a
ooe-step review before che Commission at 11 public meeting.
3. The development application shnll include existing and proposed floor plans
and elevations of the Conference weer in llddirion to the general .pplic:uion
information and respons~ to Section 26.64.090, Insubstantial umendmenc criteria.
t
4. The development appliclltion requires. bll.le fce deposit of S 1,050.00, M"mor
Review. A41y additional boun required by smffto process the development
.application shall be billed at .:, hourly r= of S 175.00.
5. Once a complete development application is recc::ved by Communfty
Development. the matter should be brought before Planning and Zoning
Commission within four to si~ weeks, ' .
Ba.sed upon 0\11' review and CUn-.nt undemaadialr. of tb.e Gant's returbishmenrlexpansion
plans. Community Development shall proces.:s the development application a.s an
Insubstantial Amendment subject to Special Review. The proposed non-unit .pace
expansion shall not require new employee mitigarioll.
, . .
If I ClUl provide further information or clarificwon reglll'ding the,tity' s requiIc:ments and
review procedure for the proposed expansion and refurbisbment'of the Gaot's non-unit
space, pLcnse coow:t me.
Sincerely,
~.
Robert Nevins
City Planner
.
EXHIBIT #6
ri~ if!~
p~s~
;$'"",3613 ;'/4fu-o, ~ K1612
'P~/'?= (970)920-1125
~.-
July 2, 2004
Ms, Sarah Oates, Zoning Officer
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: GANT CONDOMINIUMS
Dear Sarah,
Thank you for taking the time to meet with Molly Campbell and me yesterday to discuss the
Gant's plans for improvements to its buildings and grounds in the upcoming years.
During the meeting we explained to you that only minor changes are being proposed for the
buildings. This year the Gant plans to add a covered, unenclosed walkway next to the
elevator that serves the E Building. This addition would be approximately 74 sq. ft, in area,
and would occur on each of the four levels of the building.
In the future, the Gant proposes to modify the canopy that covers the entry to the
Office/Reception Building at the entry to the complex. The existing square canopy would
be replaced with a new half-circle canopy that would cover approximately 300 sq. ft. more
in area. The canopy would also be an unenclosed space,
During the meeting you indicated that both of these areas would qualify as porches as
defined by the Land Use Code. Therefore, both areas would be exempt from the City's
floor area calculations and would not count towards the Gant'sremaining reserve of 382 sq.
ft. of "non-unit space" that was originally approved by the City in 1989.
If I have accurately summarized our meeting, I would appreciate it if you would sign in the
space below and return a copy of this letter to me for my files,
Very truly yours,
~7:;SERVICES
Alan Richman, AICP
:,"...
Ms. Sarah Oates
July 2, 2004
Page Two
I concur that the two improvements proposed by the Gant (unenclosed walkway addition to
Building E and unenclosed canopy at the entry to the Office/Reception Building) qualify as
porches as defined by the Land Use Code and would therefore be exempt from floor area
calculations and would not count towards the Gant's remaining reserve of 382 sq. ft. of "non-
unit space" that was originally approved by the City in 1989,
~5 ~ "7/.2/0t-j
Sarah Oates, Zoning Enforcement Officer
MAPS AND DRAWINGS
,-...
,
1 Reception
Administrative Offices-
2 Fitness
Dressing Rooms
3 Bike/Ski Racks
4 Guest laundry
(basement level)
5 Guest Laundry
(2nd & 4th floors)
6 Guest Laundry
(ground level)
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PHASE ONE IMPROVEMENTS
THE GANT CONDOMINIUM
ASSOCIATION
610 S. WEST END STREET ASPEN, CO 81811
REF.DWG: EBUIl.DINGPLANS
mu: Fl.OOR PLANS
DATE: JOJUNE2004
SCALf; 1J16"=1~
FROM: J8LlCKNER
NOTE: FOR M1NOR PUO AMENDMENT
CiTY OF ASPEN
~ORTER~p:ECTS
SHEET:
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PHASE ONE IMPROVEMENTS
THE GANT CONDOMINIUM
ASSOCIATION
610 S. WEST END STREET ASPEN, co 81811
REf,DWG: EBUlLDING
mu: WALKWAYADOtTlONELEVM1ON
DATE: 3O.JUNE2Cf.U
SCAlE: 1/16" =I'.{I"
FROM: JBUCKNER
NOTE: FOR MINOR PUD AUENDNEWT
CtrfOFIISPEN
MORTER MCHITECTS
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SHEET:
A-02
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DRC
Gant Condominiums PUD Amendment
City Parks Department Comments and Requirements:
A vegetation protection fence shall be erected at the drip line of each individual tree or
groupings of trees on site. This fence must be inspected by the city forester or his/her
designee (920-5120) before any construction activities are to commence.
No excavation, storage of materials, storage of construction backfill, storage of
equipment, foot or vehicle traffic allowed within the drip line of any tree on site.
Must have written approval from all ditch owners to manipulate ditch. Permit is
contingent on written approval from Ditch owners. Ditch cannot be manipulated in any
manner that would change historic water flows.
The plantings proposed within the courtyard are of concern due to the lack of light
available within the courtyard. Aspens require a large amount of sunlight to guarantee
survivability. Current improvements to the property will reduce the available light and
makes the survivability of the Aspens questionable. Further review of this component
needs to be completed.
Parks is concerned with he idea of adding trees to the existing native stands. Parks is
requiring further review of this plan with a scaled back plan for plantings. Additional
plantings of conifers will cause competition between the Native stands and the landscape
plantings.
. Parks asks that the landscape architect or planner contact the City Forester for
further review and approvals of these to concerns. He can be reached at 920-
5126.
..,...,.",
0{11 :<JI-i "[)II
~
ECODE~N, Inc.
EAST: Flagship Wharf~h..-,d at 8th 51. Architecture
Charlestown Navy Yard Urban Design
Boston, MA 02129
Ph/Fx (617) 241-9006 Environmental Planning
Interior & Production Design
Film, Video & Illustration
Property Develop & Management
WEST: P.O. Box 11840
Aspen. CO 81612
Ph/Fx (970) 544-1066
August 3, 2004
To: City of Aspen -Pistoric Preservation Officer, Amy Guthrie
Re: SAVE OUR GANT TREES
Dear GANT and ASPEN Community,
The GANT is unique in downtown Aspen with it's naturalistic design integrating multi-
story residential buildings into a small in-town site....while still retaining the feeling of
the Colorado landscape. This is why many of us have chosen to buy homes here. To
achieve this feeling in a small, densely developed site is a tribute to the complex's
Architect, Fritz Benedict.
The GANTs full growth trees seem to immerse us in nature as we watch the snow fall on the
texture of the pine bark, even while standing in the narrow walkway court that links the
buildings together. The subtle screening of the tree trunks for privacy at your door, the
framing of views by the trees, even the smell of the pine as you walk out of your unit are all
part of the beautiful legacy of the GANTs original "Fritz Benedict design". It is also what
makes the Gant different from the Jerome or the Little Nell or the St. Regis (whose lifeless
court is feels like the inner courtyard of an 18th Century British asylum). These hotels, of
necessity, are of a purely urban character as there is no earth to support real landscaping.
We did not buy in an urban complex; we choose the natural charm of the GANT.
Our Gant trees belong to the Gant owners and, I believe, they are also protected by the City
of Aspen. They are our priceless community amenity that cannot be replaced. They are
viewed as our mountain town every time we climb up or ski down our mountains. Trees are
an emotional element as well and can inspire class action lawsuits in condo complexes lasting
for years to protect a single tree.
This emotion swells now within our community as schematic plans are developed revealing
some aspects of the plans that were too sketchy prior to a condo association vote. As an
Architect and Urban Designer familiar with the Design Workshop, the landscape architects for
this plan, it frankly didn't occur to me for a moment that their plan for the GANT would remove
her natural growth trees. When we reviewed plans, there were not complete sections, details
or planting plans that showed intended tree removal. Our intention in early the reviews was to
see if there had been any response to earlier letters stating that some of the biggest problems
at the GANT were noise control, view and light reduction by proposed balcony design,
equipment handling plan to reduce damage in units, etc. There was not.
Now. as the sketches evolve, we find that a plan that: 1) Strips our valuable trees including
those that frame the buildings entrances, provide shade to cool the inner courts in the
summer, and privacy in the narrow courts, 2) Greatly increases the problem of noise with
substantially increased paving for reverberation and gathering places, 3) Further blocks unit
views with the high maintenance balcony design and liability of balcony "windowboxes" (not
permitted in many communities), 4) Depends very heavily on plantings in costly maintenance
intense planters which are seldom successfur outside and an eyesore in the winter, 5) Does
not adequately consider handicap and "barrier free" design, etc. or the movement of
equipment, etc. within the complex.
The lack of response from the Gant on these issues has been difficult to understand and
there are many owners who are protesting but who are not responded to in good faith. As
Architect's, Landscape Architects, Urban Designers and Developers, we know that it is
possible to revise these plans to address these serious issues. These revisions are extremely
"do-able" in a manner that would retain and augment the original concept of the Fritz Benedict
design, the new proposed iron sculpture, create a more quiet environment, save a substantial
amount of money, recycles our beautiful river rocks and, most importantly, keeps the valuable
natural asset of our stately trees for the entire Aspen Community to enjoy.
We ask for you help.
Sincerely yours,
Sherrie S. Cutler, A.IA
From: Sherri S. Cutler, A.IA, President
ECODESIGN, Inc.
Architecture
Urban Design
Environmental Planning
Property Develop & Management
West: (970) 948-8822
East: (617) 241-9006
sscutler@ECODESIGN.com
Sooze50@aol.com. 10:34 AM 07/21/2004, Gant vote, green space, trees, handicap
Page 1 of2
From: Sooze50@aol.com
Date: Wed, 21 Jul2004 12:34:59 EDT
Subject: Gant vote, green space, trees, handicap
To: jamesl@ci.aspen.co.us
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7/20/2004
Tuesday
Dear Mr. Lindt,
The plan has changed since it was presented to the Gant homeowners for a vote
October 2003. The waterfalls will not fW1 in winter as promised to the April
board meeting. The back barbecue area will not be snow melted as promised to
the April 2004 board meeting. Gant owners were not given specific plans (I
sent Mayor Helen Klanderud a copy of what was sent to the owners in October)
nor have they as of this date.
In the plan presented in October (called the Gant Landscape Enhancement Plan)
there was
a ~no mention of possible historic value of the Gant as it is now
a ~no mention of cutting of mature trees
a ~no mention of provision for handicap access
a ~no mention of preservation of green spaces (that are now grass or gardens
but which will be paved; original plan filed in Aspen should designate green
space) .
a ~no amelioration of negative impact in winter or disproportionate damage to
be imposed on specific units
a ~no mention of impact of construction vehicles/sawing noise on the Gant's
Water Street or Ute Avenue neighbors
The Gant has about 140 units. The owners' list given to owners is
incomplete. I only had addresses for about 75 of the owners. The owners listed are
from 26 states. Phase one is for the EFGH building but was voted in by owners
including ABCDJK buildings whose trees will not be cut. 23 EFGH owners opposed
cutting trees, 3 were on the fence, two were for the saw.
Randy Tatem (my husband, on the board, against landscape aspects of the plan)
and I are the only Aspen full time Gant resident/voters year round for eight
years. Two other owners list part-time Aspen addresses.
Personally, I think the board should have contacted the city first, before
making plans.
Homeowners (Cutler, Tatem, Sanders, Davidson, Simpkins, Rose, Mehl, etc.)
begged to have input regarding the plans beginning last summer.
Printed for James Lindt <jamesl@ci.aspen.co.us>
07/2 1/2004
Sooze50@aol.com. 10:34 AfYl,07/21/2004, Gant vote, green space, trf'Ps, handicap
Page 2 of2
Even if) were the only owner against the plan 1 would be vocal because it is
insensitive to Aspen's goals to preserve trees and green space, Aspen's
history, and handicap access.
1 would be happy to give you a tour of the Gant. It's a great place, 1 love
it.
I do greatly appreciate the City's interest in the project. This is exactly
what our zoning and tree cutting and historic preservation are all about.
Thank you again,
Sue Binkley Tatem, Ph.D. (biology)
(back home in Aspen July 29)
P.O. Box 12373
Aspen, Co. 81612
970-544-0868 (now to July 28 at 808-661-3779)
sooze50@aol.com
Printed for James Lindt <jamesl@ci.aspen.co.us>
07/21/2004
Harriet Mehl, 11: 19 AM 8/1 /~'l04, FW: Delivery Status Notification (r"ilure)
Page I of2
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To: jamesl@ci.aspen.co.us
Subject: FW: Delivery Status Notification (Failure)
Date: Sun, 0 I Aug 2004 I3: 19:03 -0400
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Sorry I misaddressed this e-mail. Hope you receive it now. harriet
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Printed for James Lindt <jamesl@ci.aspen.co.us>
8/2/2004
Harriet Mehl, 11:19 AM 8/112004, FW: Delivery Status Notification (Failure)
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Subject: Gant development plans
Date: Thu, 22 Jul2004 20:46:36 -0400
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Dear Mr. Lindt,
As an owner of a Gant unit in the EFGH building, I am disturbed by the prospect of the loss of trees and
the addition of pavers in the development plans. We are concerned with the probability of increased
noise as well as the loss of mature and healthy trees. We hope that all possible trees be saved and that
the original design by Mr. Benedict be retained wherever possible.
Thank you for whatever assisstance you can provide. Harriet Mehl Unit E301
Express Y9lJr5.e!fjnst::mtly ~ith MSN Messenger! Download today-~ it's F&EEl
Printed for James Lindt <jamesl@ci.aspen.co.us>
8/2/2004
Sooze50@aol.com. 08:40 P~~ QI"?/2004 , Gant structures in EFGH
From: Sooze50@aol.com
Date: Mon, 2 Aug 2004 22:40:JO EDT
Subject: Gant structures in EFCiH
To: jamesl@ci.aspen.co.us, Tatcm205@aol.com
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Many thanks.
A question EFGH owners would like answered at some point is about the
legality of structures in the EFG H courtyard.
Between G and H a "laundry extension" was built to house the laundry carts.
It isn't attractive, it took away open space, and the soda machine hummed
2417. As far as I know it did not have board or city approval and I was told it
is probably not a "legal" structure.
The proposed railing project includes the building of new walkways in the EF
courtyard at all levels. Owners there have objected to that because the new
walkways will chop out a 4 story column of space in an already small open area.
There is no need for the new walkways above the first level.
It's my understanding that the Gant has used pretty much all of the space it
is allowed to build on.
I will be out of town on business during October/November but should still
have email.
Sue Binkley Tatem, Ph.D.
P.O. Box 12373
Aspen, Colorado
81612
970-544-0868
Printed for James Lindt <jamesJril)ci.aspen.co.us>
Page I of I
8/3/2004
,
",.../
"--. .....
James,
Below, I have listed comments on the proposed GANT Phase 1 project.
*The existing ditch flows on the property will not be altered or used for irrigation
purposes in the new design.
*Increases in landscaping square footage may incur additional tap fees.
*Water features in courtyards will incur additional tap fees.
The existing irrigation system at the GANT does not use raw water from ditches for
irrigation purposes. The irrigation system uses potable water, and no Raw Water
Agreement is in place between the City of Aspen and the GANT.
Keith Wester
For Phil Overeynder
~". ""
,"""",",
0j~,'tcJ)Y- \15 II
'",J
..,.;
THE GANT CONDOMINIUM ASSOCIATION, INC.
610 South West End Street
Aspen, Colorado 81611
July 26, 2004
James Lindt, Planner
City of Aspen Planning Department
130 S. Galena Street
Aspen, CO 81611
Dear Mr. Lindt:
The Gant Condominium Association wishes to proceed with a property-wide
improvement master plan. To begin the first phase of this plan, involving buildings D, E,
F, G, H, we have submitted, through Alan Richman, an application for a minor PUD
amendment. I am aware that your office has received letters from two Gant
homeowners (who own units in buildings G and H) concerning this matter, and I would
like to address the issues raised in those letters.
First, however, I would like to point out that the Gant Master Plan, some aspects of
which are the subject of the letters mentioned above, was approved overwhelmingly via
mail ballot last November. Eighty-five percent of the homeowners participated in the vote
and 61% approved the Plan as presented. In addition, at the annual homeowners
meeting in June, 2004, the dissenting owners raised concerns about the plan and the
members present and by proxy voted overwhelmingly not to delay the project, but to
proceed. Of those voting, 34 EFGH owners wished to proceed, while 12 wished to study
the issue further.
Following the annual meeting the board and architects met with several of these
individuals who wished to study the plan further in order to more specifically hear their
concerns. Many concerns were resolved during this discussion.
Some specific comments made in the recent letters from Mrs. Tatem and Ms. Cutler
should be addressed.
o We all believe that The Gant does have historic value and overall significance to the
Aspen community. Our study for the Master Plan took more than a year and involved
extensive consultation with owners, architects, and designers. We believe the
proposed renovations maintain the architectural integrity and character of The Gant
and will actually improve its historic value and significance to the community.
o The Master Plan as originally submitted to the homeowners in June 2003 and voted
on in the fall of 2003 has not changed substantially since inception. Some minor
changes were made as a result of 10 to 12 homeowner meetings held over the
course of the 2003 summer. Approximately 85% of the homeowners participated in
these discussions through weekly meetings, numerous e-mails, and many one-on-
one discussions. In general, the plan as submitted is the same plan that was
approved in 2003 and re-approved by the homeowners in June 2004. During the
homeowner meetings quite specific plans were presented. Substantially the same
Voice (970)925.5000 Fax (970)925-6891 www.gantaspen.com
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plans were posted on the private Gant homeowner's web site (where they remain)
and detailed plans were mailed to all owners along with ballots in the fall of 2003.
o There was never an intent or promise to operate the proposed fountains in the winter
(primarily for energy conservation reasons), nor was there any promise to snowmelt
the upper patio barbeque area (although this could be a relatively inexpensive add-
on). In particular, the minutes of the April 2004 Board meeting to which Mrs. Tatum
refers contain no mention of these issues.
o The building plans explicitly include a new handicap access to the upper pool area.
o There is no intent to "pave" The Gant. We all greatly value the overall high quality of
our landscaping and green space. Some areas of walkways or decks will be
expanded as a means of improving access, allowing for handicapped access or
adding guest amenities, but in general existing landscaped areas will remain as
green space and be enhanced with more appropriate plant materials. A small plot of
grass in the upper pool area will be replaced with paving to better accommodate
tables and usage near the barbeques as well as facilitate handicapped use. The only
other paving contemplated in the application will replace large river rocks filling areas
where substantially nothing grows and where maintenance is a problem.
o Randy Tatem is a member of the Board of Directors, but as the minutes reflect, at no
time did Dr. Tatem vote against the plan or any aspect of the plan. Mrs. Tatem's last
minute opposition in April 2004 came as a surprise to most everyone.
o At least two other Gant homeowners are residents/voters in Aspen, but almost all
Gant homeowners have a strong commitment to and respect for the Aspen
community. Many plan to retire here, and all wish to be good citizens of the
community.
o The Board and the entire ownership greatly value the trees on our site. The Master
Plan, far from deforesting the site, calls for an increase by more than 100 in the
number of trees on the site. We are currently working with the Parks Department
regarding the issue of the trees and believe we are in the process of resolving the
issues in a satisfactory manner.
We appreciate your attention to our application, and would be happy to be of assistance
should you have any questions or concerns.
Sincerely, -of ~~
~ns, President
Board of Directors
Gant Condominium Association
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MEMORANDUM
TO:
Plans were routed to those departments checked-off below:
o ........... City Engineer
X. .. . . . . .. Community Development Engineer
o ........... Zoning Officer
o ........... Housing
X ........... Parks Department
0........... Aspen Fire Marshal
X ........... City Water
X ........... Aspen Consolidated Sanitation District
X ........... Building Department
o ........... Environmental Health
o ........... Electric Department
o ........... Holy Cross Electric
o ........... City Attorney
o ........... Streets Department
o ........... Historic Preservation Officer
o ........... Pitkin County Planning
FROM:
James Lindt, Planner
Community Development Department
130 S. Galena St.; Aspen, CO 81611
Phone-920.5095 Fax-920.5439
RE:
Gant Condominiums Insubstantial PUD Amendment
DATE:
7/9/04
COMMENTS:
Please review the attached application for an insubstantial PUD
amendment from the Gant and return comments to me by July 16th.
The Gant is asking for the ability to add a new walkway and
improve the landscaping on the site that will include adding some
water features to the property. We will not be having a DRC on
this request because of the limited scope of the proposed
amendment.
Thanks,
James
]:20 East Main Sn'eet
A5p~n, Colorado
8161 ]
Telephone
970 925-:333-t
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Design Workshop, Inc,
Landscape Architecture
Land Planning
Urban Design
Tourism Planning
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July 27,2004
. .
The City of Aspen Parks Office
C/o Aaron Reed
Re: The Gant - Phase I Improvements
. .
Dear Aaron:
The Gant is a unique resort property located in a peaceful enclave at the base of Aspen
Mountain. It is defined by its mature trees, generous open space, and magnificent
mountain views. The property exudes a certain charm and character lacking at more
recently developed properties. It has the highest caliber service found in Aspen and
provides the home away from home that many vacation travelers desire. However, the
constructed elements of the property have seen some decline since its construction in
the early 1970's. .Regular property maintenance has helped maintain The Gant's status
as a successful resort property over the decades, but certain elements have become
dated and fallen into disrepair.
Through direct communication with the Gant Board of Directors, the City of Aspen,
and other consultants, Design Workshop has developed a plan that will strengthen The
Gant's position as a unique resort property. Our strategy is to add value with
landscape modifications. The modifications will enrich the inherent natural qualities
found at the Gant while providing the level of detail often found at a newer resort of its
caliber. The designed landscape will provide a clean, easily maintained, and
memorable place that may be enjoyed by all owners and guests.
Schematic level plans have been developed to renovate the entire property. A detailed
phasing plan has been developed to effectively manage The Gant's daily operations
and provide a high level of comfort for owners and guests during the project's
implementation. The intent is to implement the improvement plan beginning at the far
east corner of the property (buildings E, F, G, and H, the upper pool, and building D)
and work outward to the property entry. This strategy is used to avoid damaging any
improvements constructed during the earlier phases. Detailed plans have been
developed for Phase I Improvements. The specific areas to be addressed as part of the
Phase I Improvements are the following:
DESIGNWORKSHOP
F:\PROJECTS _A-L'J059-Gant\B-Documents\dw-phase I improvements-narrative.doc
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.:. Renovation at buildings E, F, G, & H
Background
Buildings E, F, G, and H are the location for the fall 2004 Phase I Improvements.
The interior space created by the buildings is characterized by its original railroad
tie retaining system, suffering under story plant material, large spruce and pine
trees, and badly stained and cracked gray concrete paving. We have found that
during the sunniest outside conditions, the space is often dark and uninviting due to
the canopy ofthe spruce and pines. The view from the entry, (between buildings E
and H) presents a dark cavern for a new guest to navigate their way to their room.
The perimeter landscaping around the buildings also suffers from inadequate
positive drainage from the buildings as well as a number of diseased, dead, or
dying trees.
The Plan
The implementation of the Phase I Improvement plan will bring light and life to a
dark and cold interior space. It will add mature trees and shrubs at the interior and
perimeter of the buildings, while providing site sensitive perennial plantings to
punctuate color in the ground plane. Functional issues such as site lighting,
irrigation, and drainage will also be addressed.
Entry to E, F, G, and H Buildings
The intent is the clarify way finding to guest units as well as create an elegant
arrival experience. The existing walk will be removed and replaced with a modular
paving system. Mature aspen trees will be planted along with flowering shrubs to
provide the backdrop for a new sculptural entry sign. The existing Gant signage
program is incorporated into a monolithic piece of sandstone. A cut sandstone
bench will provide a resting area for waiting guests. In addition, flush mounted
lights set in the paving will illuminate the walls of E and H buildings and bounce
light off of custom designed wrought iron art panels. Deteriorated railroad ties will
be removed around the existing electrical transformer and replaced with flowering
shrubs. A concrete curb will replace the existing railroad tie curb found to the west
ofH building..
South Courtyard (buildings G and H)
The intent is to create an elegant and memorable courtyard space at the interior of
G and H buildings. Deteriorated railroad tie retaining walls and declining concrete
paving will be replaced with warm and elegant construction materials which
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carefully integrate with The Gant's original design and charattcr. Natural sandstone
will grace the walls and provide the backdrop for accent lighting from perennial
filled planters below. Concrete modular pavers will replace worn and broken
concrete with a decorative trench drain providing adequate drainage and easy
maintenance throughout the space. A custom water feature with four granite
spillways and illwninated lower pool will provide much needed interest as well as
pleasant sounds in the south courtyard (between buildings G and H) between April
and October. Views from the upper levels down into the space will be improved as
well. Moreover, the existing laundry enclosure will be reconstructed with a roof top
platform as the highlight. Large planters will provide ornament for the newly
constructed deck space at the second level with excellent views of the courtyard
below.
North Courtyard (buildings E, F, and G)
A new space will be created in the north courtyard. Where once stood declining
railroad tie retaining walls will live an aspen forest set in natural stone planters and
wrought iron tree grates. A variety of shade tolerant perennials will fill the lower
and upper stone planters providing punctuation of color during the spring, summer,
and fall. A water feature will nestle between the natural stone walls with a pool
below. Water will spill from eye level over a carved granite weir to a shimmering
pool below. Wrought iron art panels are recessed in a stone wall with a zinc
cladded backdrop. The shadows provided from the accent light below will provide
visual interest throughout the year. Moreover, circulation through the space has
been clarified. Guests will have the ability to pass directly through the elevator
lobby into the north courtyard as they proceed to their guest rooms in building E
through the white aspen trunks.
Upper Pool Renovations
The upper pool area is characterized by its remote and peaceful location. Major
upgrades will include the addition of mature aspen and spruce trees as well as a
hearty and colorful perennial under story. At the north and south entries,
decorative steel and wood gates create the threshold to the newly renovated area.
Heated deck space will be added to the east side of the deck to provide for
additional space for lounge chairs around the pool with views of Aspen Mountain.
A structural concrete wall with stone veneer will create the formal terraced seating
area above the pool. A monolithic sandstone staircase slices through the wall.
leading the way to the upper terrace. Modular pavers create the ground plane while
a functional stainless steel grill with soap stone counter top help form the outdoor
room. Perennials and trees overflow the rebuilt stone wall along the fence line at
3
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;he south edge of the property. Moreover, a built-in fire pit With VvTOUght iron patio
furniture will create the intimate setting for viewing the sunset.
Design Workshop, Inc. looks forward to working with The Gant Condominium
Association and the City of Aspen to implement a one of a kind landscape
improvement project. Please do not hesitate to call with any questions or
comments.
Thank you,
~L-,( ~
Richard Shaw
Principal In Charge
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